Careful preparation before you start looking for a property can save you time and help you avoid problems later.

Before you begin your property hunt in Turkey, you should decide exactly what you are looking for. Firstly, are you buying primarily or your own use or as an investment? Do you want a rental property or a holiday home? Are you looking for a peaceful rural retreat, or an apartment on a complex? Will you be using the property out of season? Do you need to be close to an airport? Will you have a car or can you rely on public transport? Do you want the company of other foreigners or would you prefer to immerse yourself in the local culture?

Before You Start
1. Decide on the property type you want.
2. Set a realistic budget, not forgetting to include purchase costs.
3. Decide on the areas you want.
4. Make contact with a Turkish solicitor.
5. Organize to view some properties with a local agent or developer.

Once you begin looking you should visit several areas at different times of the year to get real picture of what they are like. The coastal resorts are much more crowded in the summer and there is more traffic on the roads. On the other hand, public transport will be better in season, with more frequent buses and to the shops or beach. It may be harder to get around without your own transport in winter. Also, off season mini restaurant and shops closed in the smaller resorts. Living whole areas like ghost towns. There will fewer foreigners around, if you want company, if you intent you use your property as holiday home, these things may not trouble you. But if you plan to relocate permanently they should definitely be considerate.

If you are relocating permanently than consider renting an apartment so you can get to know an area really well before taking the plunge. You may also need to consider access to medical care or good school if you have children. At very least you should spend a couple of weeks in the place you intend to buy, getting to know it and comparing it to other areas.

Another excellent way to find out about an area is to talk to people who have already bought there. Most people will only be happy to advice. You can do this without even leaving home by joining one of the local forums that they are springing up on the internet.

NEW vs. RESALE

New properties may be better built and have more facilities, but resale ore often cheaper and may have the best location.

BUILDING STANDARDS have improved enormously in Turkey in recent years. These improvements are due to tighter building regulations and a new inspection regime, brought in by the government in the wake of the devastating 1999 earthquake. Rising expectations on the part of Turkish buyers are also encouraging improvements, while more buildings are now being built to meet the higher demands of the foreign market too. Due to these improvements there is often o big difference in quality between resale properties, say over 3 years old, and newer apartments or houses. The main reason people choose older properties is because they are often cheaper than new-builds. Built first, they may also have the best position, nearer the sea or with an uninterrupted view. However, even in the coastal resorts, most resale properties were built according to local tastes.for example; they often have more rooms in a given area and may feel cramped. Opening up the space by removing internal walls can solve this, though you should consult an architect or builder before buying.

Be aware that some older apartments and villas may not meet the new building regulations, particularly for earthquake resistance. The quality of finishing may also be inferior to new-builds, and older resale properties often need extensive renovation, which must be factored into your budget. Once again, a local builder should be brought in to give you a quote before proceeding with a purchase.

Although labor and materials are far cheaper than in Britain, the cost of renovating can add up to the difference in price between and old and new properties. Competition from new-builds may mean that you have difficulty selling an older property too.

APARTMENTS&VILLAS

A private villa with a swimming pool is the dream for many buyers, but apartments have a lot going fort hem too.

MOST TURKISH PEOPLE live in apartments but developers are also new building more apartment complexes aimed specifically at foreign buyers in all the main resort. These new developments are typically higher quality with more attention to fixtures and details.

Apartments are an increasingly popular choice with foreign buyers for a number of reasons. Firstly, they are normally cheaper than villas, making it easier to raise the necessary finance. They are also more convenient as general maintenance and communal gardens are normally looked after you. Apartment complexes may also have security and shared facilities such as swimming pool and tennis courts. This makes them particularly popular holiday-lets, and they can provide excellent rental returns.

Communal services and maintenance are paid for by a monthly service charge, which is set at beginning of the year. Known as an “aidat” in Turkish, this monthly charge may also include the cost of fuel oil or coal if the apartments have communal heating in the winter .There is often a caretaker, or “kapıcı”, living on-site who takes care of maintenance and the day-to-day running of the buildings.

The main drawback to apartments is that they offer less privacy and less space than a house; typically 80-125 m².private outdoor areas are often limited to a balcony or small terrace.

Prices vary between apartments in the same block. Units on the top floors may have better views and sell at a considerable Premium. However, being on the top floor is very inconvenient if there isn’t a lift. On the other hand, ground floor apartments may be darker and less secure, although direct Access to a garden or communal area can add significantly to their value.

Villas are available for sale in all the coastal resorts. Naturally, they vary greatly in size, facilities and the quality of build. Some are little more than concrete boxes, while other building companies are producing high-quality properties with luxuries, such as marble flooring, air-conditioning and infinity pools.

Although they offer a greater degree of privacy, and generally have a garden, often with a swimming pool, villas can be expensive to maintain, particularly if they are empty for most of the year. Villas are also less secure than apartments, although property crime is quite rare in Turkey. You may also have to employ a management company, adding to your costs.

Buying a detached or semi-detached villa on a complex removes many of the drawbacks mentioned above. The property is looked after while you are not there, and you benefit from shared facilities like tennis courts and large swimming pools. In many areas, villas on complexes are easier to rent as families on holiday prefer to stay somewhere with these facilities.