When choosing housing, a person first looks, of course, at the price, and then at the quality of construction and other characteristics. At the same time, each country has its own traditions, mentality and understanding of comfort, which can greatly influence pricing and market segmentation. If you miss these details, you can get something completely different from what you originally hoped for. So that no one takes advantage of your ignorance of local traditions and deceives you, I have compiled a small checklist with tips on the selection and evaluation of housing in Turkey.

I will tell you what it is by types and classes, how the economy segment differs from the premium one, what an aidat and a building certificate are, how the usable area differs from the general one, and much more. I will describe today what influences the price range the most in Turkey and how to determine really high-quality housing by external signs.

What you need to pay attention to when buying a home: 5 main signs

Understanding how the local market works will help you a lot not only in choosing the housing itself, but also show you which of the sellers and partners in Turkey you can trust. I note that an agency that respects itself and the client, with an established reputation, will never sell real estate at an inflated price. A responsible agent always strives to help, prompt, explain. Therefore, I hope that my advice will help you avoid mistakes and losses when choosing real estate.

The first thing you should pay attention to when buying a home is its geographical location – the region of the country, the climatic zone, etc. A key feature of Turkish real estate is that the closer the sea, the higher the price for it. This is everywhere in the country, regardless of the region.

The second point is the level of urban infrastructure around your future home. This includes not only roads and public transport, but in general everything that a resident may need for a comfortable life – from schools and pharmacies to banks and supermarkets. An important point is that all this should be within walking distance. The closer the city’s goods are to home and the better they are, the more expensive the housing will be.

I will add that in Turkey they do not build residential complexes without infrastructure, in an open field. Simultaneously with the construction of the house, the local municipality lays down a plan and creates, together with the developer, all the main systems, without which the complex will not be commissioned to residents. These are not only roads or running water, but also clinics, pharmacies, schools, grocery stores near the house, etc. Immediately after settling in, residents should already have access to all basic amenities within a few hundred meters around the house. This is considered part of the social infrastructure of the city.

How does this affect the price of housing? Ordinary urban infrastructure is considered mandatory, because the price of housing is affected only by the largest or most significant objects, such as Ataturk Park or Luna Park in Istanbul, proximity to a university, a business center or a huge shopping and entertainment center. Also, the price is affected by the distance to the main streets and important highways. Ideal housing is located near all these objects and near the sea – such real estate will be the most expensive.

The third point is the internal infrastructure of the residential complex itself. It can be very rich and varied, or it can only be represented by car parking and a little landscaping around the house. In Turkey, complexes often accommodate gyms, saunas, swimming pools, parking, barbecue or hammam, etc. The concept of internal infrastructure also includes security and other services that serve the complex. The less developed the infrastructure of the complex, the cheaper it is.

Such basic systems as heating, water supply, power grids, gas supply, etc., are included in all complexes and do not particularly affect the price. When buying a home, especially in a new building, you just need to make sure that all communications are brought directly to the housing. Check the split system where the gas heaters are installed, whether there is a gas stove, etc. It is also important to look at the ventilation and air conditioning system – in the summer heat it will be very useful to you.

The fourth thing that I would advise real estate buyers to pay attention to in Turkey is the materials that were used in the construction and interior decoration of housing and the entire complex as a whole. The exterior decoration of the house immediately catches the eye, but before buying, you also need to inspect the entrance area and, of course, the apartments themselves.

I note that all housing in Turkey is rented by builders already with a fine finish, plumbing and furniture. That is, “turnkey”. Therefore, you need to pay attention to the quality and texture of tiles, finishing materials, furniture, plumbing, etc. It is also necessary to check the heating and water heating system, gas supply and in general all internal systems of the house. You need to know what you’re paying for.

The last fifth point in this mini-guide is the number of storeys of the residential complex, which also affects the price of real estate and the level of your comfort. To put it as simply as possible, the higher the building, the cheaper it is for a separate apartment.

Let me explain why this is happening. On a small plot, we can build a five-story building with 5 apartments, or we can build a building with 10 floors and 100 apartments on the same plot – in the latter case, the developer earns not so much on the quality as on the number of apartments delivered. The lower the complex, the more expensive the separate apartment will be.

Total and usable area of housing as a pricing factor

I will start this topic with an explanation of what the ” total ” and ” useful” area of an apartment is. This often happens when a client, having come to inspect a home, begins to evaluate its area, it suddenly turns out that it is noticeably less than stated in the description. The problem is that in Turkey, according to tradition, they declare not useful, but the total area of housing, which many foreigners do not know about.

Keep in mind that in Turkey, the usable area includes balconies, terraces and verandas, because it is warm here and you can spend 90% of the time of the year there. I think this decision is correct and logical, because the balconies in Turkey are large and it is customary to hold joint family breakfasts and dinners there.

Especially strong impressions can be obtained at sunset, when the balcony offers a fabulous view of the shore and the sea, in the waters of which the southern sun leaning towards sunset is reflected. It’s just an unforgettable feeling and a charge of positive emotions. How can you not include such a place in the usable area of housing?

The share of the usable area from the total here is calculated simply by subtracting 15-25% from it. For example, 2+ 1 apartments in Turkey usually range in size from 90 to 110 sq. m. But this is a total area, not a useful one. If we subtract 15-25% from here, we get the very useful area of the apartment.

The total area includes a staircase, an elevator, an entrance and, possibly, underground infrastructure, such as a fitness room, parking and other amenities. I would like to emphasize that a parking space is always included in the price of housing when buying. The main thing is to pay attention to whether it is closed or open, what is the area and location of the parking lot – will all the residents’ cars fit there?

Foreigners always ask me about this, because they think that a parking space is bought and paid separately, as in the CIS. But in Turkey it works differently – here at the legislative level it is enshrined that housing can be sold only if there is an equipped parking lot near the house. That’s such a nice bonus.

The fact is that in Turkey the understanding of housing is very different from that adopted in the CIS. Here the property is bought along with the land on which the housing is located. For example, if a house is built on a plot of 10 acres (1000 sq. m.), and there are 10 apartments in it, then each apartment owner receives a land plot of 100 sq. m.

Moreover, both open and closed parking can be shared, especially in small complexes – your neighbors can simply take all the free spaces and you will have to leave the car in an open area. But everyone treats each other with respect and there are no conflicts on this basis. Even if all the places in the covered parking lot are occupied and the car has to be left in the open parking lot, then nothing terrible will happen – in Turkey they take security very seriously, because there are practically no thefts. Assigning a parking space to a resident is offered only in premium-level complexes.

What else affects the price?

The peculiarity of the Turkish housing market is that no one evaluates it in square meters. This is how only commercial real estate is evaluated. We can calculate the quadrature of the apartment on our own, but this figure will be very arbitrary. The geography and comfort of the infrastructure of the complex affects the price more than the area. So, one apartment can overlook the sea or the park, and the second is exactly the same – to the parking area. Apartments with a pleasant view from the window will cost much more. Moreover, this difference can be very large – by 15, 20, and sometimes by 50 thousand liras, if we talk about premium housing.

The next important point that affects the price of the property is aidat. This term in Turkey refers to the monthly maintenance fee for the complex. Its amount is determined by the benefits that are provided and by the staff who comfortably and smoothly serve your complex. They clean the entrances and the local area, clean the pools, monitor the garden, protect the privacy of the auditorium of the complex, etc.

The more complex the infrastructure of the residential complex and the more all sorts of benefits there are, the higher the aidat. For a single-block house with minimal infrastructure, on average in the country, its cost will be 80-100 lira per month. In the premium segment, it will already be 400-500 lira. That is, aidat in Turkey costs an average of 15 to 60 dollars per month. If we are talking about a private villa in an elite village with its own infrastructure, then there the aidat will be much higher – an average of about $ 250. You will have to pay extra for the comfort of the extra class.

I am often asked if you have to pay aidat if you plan to come to your Turkish accommodation only a couple of times a year for a vacation, and the rest of the time the apartments will be empty. I have to say that you will still have to pay the rent, because all services and employees continue to monitor the condition of the complex and protect it. Care should be continuous.

Types of housing by level of comfort and price

In Turkey, housing is divided by type – into “economy“, “business”, “comfort” and “premium”. They correspond to the segments of the residential real estate market. This classification immediately gives us an idea of what amenities a particular residential complex can offer.

The economy segment is characterized by narrowed aesthetic capabilities and infrastructure. The view from the window of such an apartment is unlikely to be the most pleasant and rich, and the houses themselves will stand close to each other. The usual mass urban development. Of the amenities, the complex will only have parking and an entrance area – no gyms and saunas. That is, the local infrastructure will be minimal. In addition, finishing materials will be of an average level: inexpensive tiles, parquet and double-glazed windows, simpler plumbing.

The comfort segment is a property of a much higher level, located in a more aesthetically pleasing location. The view from the window will also be more interesting and attractive. These will be mountains or parks, but definitely not an industrial zone or a blank wall of a nearby house. In such a house you will definitely be comfortable.

There will be a more developed internal infrastructure of the complex, a modern design of the entrance group and decorations of the residential complex. There can be an equipped outdoor or indoor parking, swimming pool, fitness room, sauna and other amenities. Finishing materials will already be more expensive. The location itself will also be more pleasant, with a beautiful view and a landscaped recreation area, parks and other urban amenities within walking distance.

Business housing is another class of comfortable housing, which is represented mainly in Istanbul and Ankara, in the business part of the city. These are locations in areas where large international corporations and offices are concentrated. In such apartments, they not only live, but also conduct their business in the home office format. No one here will ask visitors why and to whom they came. In family residences, this is expressly prohibited – it is impossible to do business there, and in such business complexes this is not only allowed, but also encouraged. At the same time, complete confidentiality is possible here.

Premium accommodation means maximum space and comfort in everything. This is housing of the highest level with stunning views from the window – to the sea, mountains and pleasant equipped locations with an elegant park design. A special requirement for the most expensive apartments is that nothing should block the view from the window, the panorama should be as open and aesthetically pleasing as possible. The most beautiful landscapes that open from the windows also affect the final price of housing of the highest level.

All city amenities and developed infrastructure will be available right inside the complex or near it. A full-fledged and very competent hotel infrastructure is also being built there, which provides residents with the maximum level of comfort. The complex can have areas with a hammam, fitness rooms, tennis courts, saunas, outdoor and indoor swimming pools, etc. The bonus will be that you will be surrounded by an appropriate audience.

Another point is the large area of such apartments. In the premium format, we will never see the “1 + 1″ format with a square of 50 sq. m. These are large luxury apartments with an area of at least 100 sq. m with the most expensive finishing materials, the best appliances and plumbing.

Classes of buildings and their reliability

Since the types of housing and classes of buildings are constantly confused, I want to place special emphasis on this issue. The division of housing into “economy”, “business” and other types has nothing to do with the construction parameters of the house. Types determine the level of comfort and aesthetic characteristics of housing, and classes determine the level of development from an architectural point of view and its reliability. At the same time, classes also affect the price of real estate.

Thus, classes determine the quality of building materials in the construction of the foundation, load-bearing walls and columns, roofs, plaster, and other finishing materials, etc. This also includes the parameters of all house communications. The classes of buildings are determined by a special certificate, which is issued to the developer by the municipality upon completion of construction.

Certificates come in four levels: “A”, “B”, “C” and “D”. Where ” A ” is the best and safest building, with the maximum service life, and “D”, respectively, is its opposite.

Class ” A” is the highest. These are usually high-rise business residences in Istanbul. Here the stake is not only on comfort, but also on the increased reliability of the building. Class A houses are also built in areas with high seismic activity, for example, where there is a high risk of earthquakes and the highest level of safety is needed.

In class “B” buildings, most often we can see “premium” and “comfort” class housing, less often “economy”. Such a certificate promises high comfort and good quality of sound insulation, water resistance, thermal insulation, a strong foundation and walls. This is a high-quality housing from an architectural point of view with a high level of reliability.

Class C buildings have much more modest indicators in almost all respects – noise insulation, water resistance, etc. Houses with a certificate of level “D” have the lowest rates of comfort and reliability. They are considered unfavorable for living. They can only be found in the poorest areas. There is no need to talk about serious sound insulation, for example. The rest of the construction parameters are also a big question. Such buildings are sometimes erected even without piles by small fly-by-night companies with a dubious reputation, with which our agency categorically does not conduct any business.

I will add that construction companies are constantly increasing the quality of their buildings, competing with each other and increasing customer loyalty. Turkish developers value their reputation and customer trust very much, which makes them improve their technologies every year.

The class of housing will also affect the value of the property. You can always request such a certificate when buying a home directly from a construction company or through your realtor. We always provide these certificates to our customers and tell you about all the nuances so that the buyer understands what exactly he is buying. We value our reputation very much.

I hope my advice has helped you immerse yourself in all the intricacies of the residential real estate market and now no one will ever be able to deceive you. But, if you still have questions about how to choose the perfect accommodation in Turkey, then you can always write to me in the messenger at my personal phone number. I always answer!

Always yours, Tatiana Güneş