How to Build a House in Turkey That Has Style and Finesse

10 mins read

Are you dreaming of building your home in Turkey but don’t know how or where to start? Anyone can build their own house in Turkey with guidance, knowledge, and preparation. In this article, learn the essential steps to undertake when constructing property in Turkey, from looking for land and obtaining permits to hiring contractors and hiring help. You’ll also gain an understanding of building your own home in Turkey, so you can blend old with new and create a tranquil and beautiful home.

How to Build Your Own House in Turkey

3d rendering of modern house with wood plank facade in night

Why Build Your Own Home in Turkey

  • Customisation: When you build your house, you have complete control over the design and layout. Customise every aspect to suit your preferences and lifestyle, creating a space that is uniquely yours.
  • Personalisation: Building your house infuses your personality and style into the design. From choosing colour schemes to selecting fixtures and finishes, add personal touches that make the place feel like home.
  • Quality Control: Building your house ensures high-quality materials and construction practices are used. You can oversee every step so the house is built to high standards.
  • Energy Efficiency: Incorporate energy-efficient features and green building practices into your home design. This can lead to cost savings on utilities and reduce your environmental footprint.
  • Accomplishment: Building your own house gives a sense of pride in creating something that reflects your vision and hard work.
  • Financial Control: Building a house requires an initial investment, but it can be a financially wise decision in the long run. You have opportunities to budget and manage costs according to priorities and preferences.
  • Avoiding Compromises: When purchasing an existing house, you may have to compromise on certain features or design elements. Building your investment property avoids compromises and creates a home that perfectly suits your needs.
  • Long-Term Investment: Building your own house can be a valuable long-term investment. Custom-built homes retain value and give opportunities to create the latest trends and demands of the real estate market.

1: Shop for Land Plot

Obviously, the first thing is to buy a plot of land. However, don’t rush out and buy the first plot you see. Despite the simplicity, this is one of the most critical stages. Consider the proximity to schools, hospitals, shopping centres, and public transportation. Also, assess accessibility to major roads and highways for convenience and potential property value appreciation.

Generally, land in the major cities is more expensive. The land is also more expensive and closer to the coast. Remember, when purchasing, you will also pay taxes and fees on the cost of land. Some other tips include…

  • Local Laws: Check local zoning laws and regulations as to how the land can be used and what type of structures are permitted. Ensure your intended use aligns with local zoning ordinances.
  • Title Deed and Ownership: Verify the land owner through the land registry (TAPU in Turkey). Ensure that there are no liens, encumbrances, or legal disputes.
  • Topography and Terrain: Examine the land’s topography and terrain to understand its suitability for your building plans. Flat or gently sloping land is generally more accessible and more cost-effective to build on than steep or uneven terrain.
  • Utilities and Infrastructure: Check essential utilities such as water, electricity, sewage, and internet connectivity. Determine the costs and feasibility of bringing utilities to the property if they are not readily available.
  • Soil Quality and Geotechnical Survey: Conduct soil tests or geotechnical surveys to assess stability, bearing capacity, and suitability for construction. This helps avoid potential issues during building and ensures safety and durability.
  • Flood Zones and Natural Hazards: Investigate whether the land is in flood zones or susceptible to other natural hazards like earthquakes, landslides, or wildfires. Also Check for any ecological restrictions or conservation areas affecting your building plans.
  • Future Development Plans: Inquire about any planned infrastructure or development projects in the area, especially in large cities. This information can affect the property’s value and quality of life in the future.
  • Surrounding Real Estate Market: Evaluate surrounding properties and neighbourhoods. Consider factors like property values, cleanliness, safety, and potential for future growth and development.
  • Permits and Building Regulations: Familiarise yourself with local regulations and permit requirements. Understanding the building process and associated costs is crucial for successful projects.

2 – Meet with An Architect

Hiring an architect to help you build your villa can be immensely beneficial, as architects bring expertise, creativity, and practical knowledge to the project. Here’s how an architect assists throughout the villa construction process:

Conceptualisation and Design:  They translate ideas into architectural designs, creating personalised plans for your dream home. They can also give regional inspiration. For example, stone houses are famous in places like Gumusluk and Kayakoy. But head to Yalikavak, for sleek, modern architecture.

Site Analysis: Architects understand the property’s topography, orientation, views, and potential challenges. This analysis helps optimise designs to take advantage of natural features and maximise energy efficiency.

Building Codes and Permits: Architects are well-versed in local building codes and regulations of Turkey. They ensure the villa design complies with all relevant codes and obtain the necessary permits, streamlining the approval process.

Cost Estimation and Budgeting: Architects provide accurate cost estimates for the property type, including materials, labour, and other expenses. They can help you set realistic budgets and make cost-effective decisions without compromising quality.

Exterior Design. Many villas in Turkey have pools for those hot summer days. There are rules and regulations regarding the construction but this is something to think about alongside the gardens.

Project Management: An architect oversees construction processes to align with design and quality standards. Architects can also incorporate sustainable design principles and energy-efficient features into the villa, such as passive heating and cooling, renewable energy systems, and green building materials.

Construction Quality Control: Throughout the construction phase, architects conduct regular site visits to monitor the progress and quality of work, ensuring that it meets the design standards. A well-designed villa increases the property’s value and potential future resale appeal.

3 – Obtain Building Permits and Licenses in Turkey

Building permits in Turkey are required for constructing any type of building, including villas. Obtaining construction licenses in Turkey varies slightly depending on the Turkish city and specific regulations where the construction will occur. However, the general steps and permits involved in the real estate market are as follows:

Project Approval: Before applying for construction permits, you need to have an architectural project prepared by a licensed architect or an engineering firm. This project should include detailed plans, architectural drawings, structural calculations, and other technical specifications.

Application for Building Permit: Once the architectural project is ready, apply for a building permit that is a legal document at the relevant municipality. Submit the project documents along with the necessary application forms.

Zoning and Land Use Compliance: The municipality reviews the project to ensure it complies with local zoning regulations, building codes, and land use plans. The goal is for the proposed villa to align with designated land use for specific areas.

Environmental Impact Assessment (EIA): In some instances, an Environmental Impact Assessment may be required for larger villa projects or those located in environmentally sensitive areas. The EIA process evaluates potential environmental impacts and proposes mitigation measures if necessary.

Approval: The municipality issues the building permit once the project passes all necessary checks and meets the requirements. With the building permit in hand, construction commences. During the construction phase, municipal authorities conduct periodic inspections to verify the structure is carried out to approved regulations. After the construction, obtain completion certificates from the municipality. This certificate confirms the villa was built to approved plans and is fit for habitation.

4: Licenses for Pools

In Turkey, homeowners who wish to build a private swimming pool on their property must obtain a “pool license” or “pool usage permit” from the local municipality. The pool license is a legal requirement to ensure the pool is constructed and operated safely and in compliance with relevant regulations. The construction permit and licenses will be obtained at the same time as the construction of the actual house.

3d rendering of modern house by the river

5 – Construction Companies to Build a Turkish Villa

Online Research: Conduct online research to identify construction companies in Turkey.  As real estate developers, we can also give recommendations. Ask for recommendations from friends, family, colleagues, or local residents with experience with construction projects in Turkey.

Portfolio and Experience: Review the portfolio of each property developer to see examples of past projects. Look for experience in projects similar to yours, such as villa construction, luxury properties, or residential developments. If possible, visit completed projects by the construction companies you are interested in. This gives opportunities to assess their work firsthand.

Insurance and Safety: Verify that the construction company has adequate insurance coverage and adheres to strict safety standards to protect you from potential liabilities during construction.

Contract and Pricing: Obtain detailed quotes and contracts from multiple construction companies.

Transparency: Choose a construction company that communicates effectively, is transparent about construction processes, and provides regular updates on the project’s progress. Consider the level of professionalism and customer service the construction company provides.

Legal Compliance: Ensure the construction company follows all legal and regulatory requirements, including building permits and environmental standards. Before finalising an agreement, have legal professionals review the contract to protect your interests.

If you are not in Turkey permanently, appoint someone as your power of attorney. Additionally, for our customers, we send regular video updates on how the construction is proceeding. Before proceeding, a construction contract will be drawn up and notarised. The construction contract will specify every detail of your new home.

6: Snagging List on a Turkish Property

A snagging list, or a punch list or defect list, is a document used in the construction industry to record and track any defects, deficiencies, or incomplete work found during the final inspection of construction projects. Clients or their representatives, such as building surveyors or architects, typically create it.

The property snagging list is compiled during the final stages of construction, just before the client takes possession. The purpose is to identify and document any issues that need to be rectified or completed by the contractor before the project is finished and officially handed over to the client.

The items listed in the snagging list may include various types of defects, such as faulty plumbing, or electrical problems.  The list may also cover discrepancies between the construction work and the approved architectural plans or specifications.

The contractor must complete necessary corrective work promptly and thoroughly so the property meets the required quality and safety standards. Once the client and the representative are satisfied that the issues have been resolved, the construction project is considered complete, and the handover process can proceed.

7 – New Title Deeds and Other Legalities for Properties

Once the house is complete, we will convert the title deeds from a land status to a dwelling, so you can take full property ownership. We will also get essentials like water and electricity hooked up. All you have to do is buy your furniture and then settle in. At this point, consider management and maintenance. If you are not in Turkey all year round, consider a keyholder.

8: Average Cost of Building a House in Turkey

The average cost of building a home in Turkey can vary significantly depending on various factors, including the location, types of properties, size, design, quality of materials, labour costs, and additional features or amenities. Property prices constantly change in Turkey, so check for the latest update. But the below are general guidelines.

Location: The average cost of constructing your dream property can vary between different regions in Turkey. Urban areas and popular tourist destinations have higher construction costs than rural or less developed areas.

Size and Complexity: Larger houses with complex designs or custom features are types of properties that will generally cost more to build. The choice of building materials, such as the type of foundation, walls, flooring, roofing, and fixtures, also impacts overall property prices.

Labour Costs: Labor costs vary depending on the skill level of workers and local wage rates. Property prices may also include expenses for connecting the house to utility services like water, electricity, and sewage.

As a rough estimate, building a basic, mid-range home in Turkey can range from approximately $1200 to $1,500 per square meter (m²). This estimate includes all construction expenses but excludes the cost of purchasing the land. A rough estimate is that a large 200 m² house could cost on average $300,000.

These figures are rough estimates and vary based on factors mentioned earlier. It’s essential to obtain detailed quotes from local construction companies or contractors based on your specific project requirements to get more accurate cost estimates for types of properties.

9: How long does it take to build a house in Turkey?

The time it takes to build a home in Turkey varies depending on various factors, including the project size and complexity, availability of construction materials and labour, weather conditions, and the efficiency of construction processes. Additionally, administrative procedures, like obtaining building permits and other approvals, impact the overall construction timeline. On average, construction processes in Turkey may take anywhere from 6 months to 1 year for a standard-sized villa or a typical residential house.

10: Work with Us as Your Real Estate Agent

Are you ready to create your very own dream home? Look no further! As your trusted real estate agent, we will turn your vision into reality by building your dream home. Our approach is tailored to your individual needs and desires. From selecting the perfect plot of land to crafting a customised floor plan that optimises space and natural light, we will be with you at every stage. Navigating the paperwork and bureaucratic processes is overwhelming for foreign property buyers but fret not!

As your real estate agent, we handle all necessary paperwork, permits, and legal requirements, saving you time and effort. Your focus can remain on the excitement of bringing your dream home to life. At the end of this incredible journey, we’ll celebrate together as you step into your new abode. Contact us today, and let’s bring your vision to life brick by brick. Alternatively, for inspiration, browse our properties for sale in all areas of Turkey.

More About Cities and the Real Estate Market in Turkey

Where to Buy Property in Turkey: First-time buyers eager to know the best places to buy property in Turkey may be overwhelmed by the vast number of destinations, from leading cities to small villages. From east to West, Turkey is a vast country covering 81 provinces and seven geographical regions.

Is Turkey a Good Place to Live? Many people who come on holiday and contemplate moving across often ask if Turkey is a good place to live? It is a good, realistic question because life away from the beach bars and daily lazy boat cruises is always different. We are biased. Some of our team live in Turkey, a secular country and have done so for years because they love it.

About Financing Property in Turkey: If you are looking at financing to build a house in Turkey, rest assured there are quite a few options. Even though Turkish house prices have considerably increased over the last three years, Turkish property is still affordable, especially compared to other countries like Spain, France and Portugal.

modern villa by night

About Natalie

Natalie is a dedicated real estate professional currently working at Spot Blue International Property. With over a decade of experience in the industry, she has acquired a wealth of knowledge and expertise regarding global properties.

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