Any Questions


Building in Turkey €“ Buy to build

The rewards are great. Your own individually designed house under the Turkish sun. But here we go again, pouring cold water on your dreams and ambitions - be prepared and able to deal with plenty of exasperation and don't jump in with both feet and your eyes shut. If you intend to do this inland, you should exercise even more care and be prepared for even more exasperation.

New Vs Renovate

Before we start, it may be worth mentioning that new build usually works out cheaper, by about one third, than does renovation. Of course there are many things which influence price, among which is the standard you intend to renovate to. If patching the hole in the roof by throwing a plastic sheet over it is acceptable, then renovation will work out cheaper by far.

Take Your Time - Plan

If the build to your own requirements is the route you wish to take, then take your time and get it right. Some of the Turkish based property companies have considerable experience of this type of work and it may well be that you can enlist their advice services or both.

Don't assume for one moment that having given the builder a set of drawings prepared by your architect, a generous deposit and then set off for the UK that upon your return some months later what you so carefully documented is what you are going to get. Upon your return you may find that the builder hasn't placed it in the spot where you wanted it, the blue tiles you order for the bathroom are in fact dark green and the trees you were going to BBQ under have been felled.

It will take your personal supervision to get it done the way you want it. Your presence is definitely required or that of someone competent to represent your interests. With careful forethought, planning you certainly can have your dream house in Turkey.

Planning Controls

The Protected Status of the area meant a special town plan was drawn up, envisaging a small town of up to 15,000 inhabitants by 2015.
Planning controls were instigated, and the town was zoned into areas with higher or lower density building, to keep Dalyan green. No building over 2 storeys was permitted, and many areas declared off limits for construction.

A Growing Community

Dalyan is evolving as town. As more people move here they contribute to a growing community. All of us can bring something positive to Dalyan�€™s development, economically and culturally. The character of a town is derived from its residents, and Dalyan is benefiting from the love and care of those who choose to live here.

�€œafter drinking coffee together, our friendship will last for 40 years!�€�
Turkish proverb.


Is the conveyancing process in Turkey similar to that in England?

No. The Turkish legal system is very different from the English.
Generally speaking, however, provided that we make the necessary checks and enquiries, there is hardly any more need to worry about buying a house in Turkey than about buying one in England.

Unfortunately, very often people purchasing property in Turkey take little or no legal advice and are indeed quite "casual" about the purchase and about the signing of legal documents. They may then find there is no title to the property, that it was built without planning permission. . . or that it does not even exist!

You will, no doubt, have heard of cases where Buyers have suffered loss. There is no reason why this should happen to you provided that you take advice from someone who knows the system and has experience of the way it works.

IMPORTANT INFORMATION

This explains what to do when buying Land or Property in and around Dalyan.

Find your property, agree the price and check the exact Floor Area, permitted building size (if building) and ownership. Ask to see the deeds and take a reference copy. Also check at the Land Registry office and with the local Council that your proerty will be unaffected by road building etc. We arrange all of this for you as part of our service, and provide help and advice at every stage.

Upon agreeing to purchase, a 10% deposit is normally required and a "sozlesme" or agreement to purchase is signed by the purchaser, seller and agent. If the seller pulls out, the deposit is refundable, but if you do, it is not. This agreement prevents gazumping as the seller has agreed to sell only to you and at that price. A final payment date is also agreed within the agreement.

You will need to have your passport taken to be translated in Ortaca and the translation validated by a notary. We can do this for you.

Your dossier is then prepared containing all the necessary papers and sent to the Aegean Region Gendarmerie Commander whose office processes and stamps agreement before returning them to us. This process is standard and takes up to 120 days.

Upon receipt of this, the deeds to the land may be transferred to your name, a process that is normally same day and we arrange at your convenience. A Deeds Transfer charge is payable.

It is normal to effect the final payment or completion at this time, so when preparing the purchase agreement it is normal to set a date 45+ days later for signing.

These formalities are generally conducted by us on your behalf, although if you will be unable to be present, you may appoint your own lawyer and grant Power of Attorney. We are here to help your purchase go smoothly and securely in whatever way we can.

GENERAL INFORMATION

Some general points regarding purchasing land or property in Dalyan and nearby.

1- The law on property ownership in some villages adjacent to Dalyan has recently been changed, permitting purchase and ownership of land and houses for foreigners.

2- Dalyan benefits from official Protected Status under Turkish Law as an area of special environmental importance. As such, buildings are regulated, eg. No buildings over 2 storeys are allowed, and to prevent overcrowding housing density is restricted by only permitting a percentage of Floor Area per plot to be built on.

3- Land and homes outside the areas where foreigners can buy and own property may be bought through our company who can in effect purchase and keep the deeds in our company name on your behalf. This essentially gives you a secure leasehold arrangement, terms decided and agreed on together and all necessary legalities processed. A lawyer is on hand to explain the necessary formalities and your rights in these matters.
Note: This is the only safe way to purchase outside the above areas. There is no other way to securely own property in these areas as a foreigner.

Background

Turks have a famous tradition of hospitality towards all. This attribute is central to the design of their houses. They were designed for social living, family life and to accommodate the ebb and flow of visitors and guests that are a central feature of life, now as well as then. We value this greatly and wish to reflect these values in the houses we build.

Design

Looking at Turkish houses from outside and in, they are easy to read. They were not built higher than 3 storeys, had private walled gardens, often with a tree in the courtyard for additional shade. There was an open centre to the house designed to be cool and shady in summer, with living rooms leading off.

Locality

Local houses in this area were traditionally designed with an entrance hall, kitchen and living/dining room. Upstairs was a "sofa", an open space for greeting and entertaining guests with low seating and perhaps a balcony or projecting "cumba" overlooking the street. The men's, ladies', bedrooms and guest rooms led off from here depending on how grand the house was.

Layout

To maintain our heritage and at the same time build for modern living, we take these elements and adapt some features. Outside staircases are now inside for example,, materials are different, but the heart of the house remains the same. The layout also works well in comparison to European architecture. The hall, rooms leading off and stairs to the bedrooms are common features. The local houses were designed for local climate, to be cool in summer and cosy in winter.

What is happening?

All over Turkey there is a desire to modernise, with the result that former ideas are being abandoned in the rush to the cities and high apartment blocks. Village houses have become concrete boxes, unhealthy but cheap to build. In tourist areas builders and customers seeking common ground give rise to some unusual creations. We just ask "why"?

What are we doing?

Using the experience of centuries, new ideas and materials we like to build aesthetically pleasing, well built, high quality good-looking houses. These houses welcome their owners and guests with that same feeling of hospitality, providing warmth, security and a fine place to live. We warmly invite you to come and see for yourselves!