About construction in Turkey

All about you have to know, please take your time to inform you before you sign contracts

Build your own home in Turkey

with help of Lykia Dreamhouse Real Estate, Construction and Plan Design , according to the regulations and only with licenced companies

Sarigerme - Golf Course area - Dalaman - Ortaca - Dalyan - Köycegiz - Port Göcek - Fethiye - Lycian Coast, Cheap properties in Turkey for

sale - Plots - Land - new built villas for sale

Note: It was told us that an other real estate agent from Sarigerme shows our construction places his clients and tells them that these homes will be build by his company. Please notice that no other company but Lykia Dreamhouse does offer or has built these special homes with this selfmade sketches, special roofs and european standards! There is a copyright on our own sketches and construction plans which only our company is allowed to use and nobody else is allowed to offer it in his name.

How to find the right construction company in Turkey Checklist

It takes time to find out the right company! You search for a home a thousands of miles away from your home country.

Please never, never make any handshake agreement with a private Person if the person will tell you that he/she will build for you much cheaper than a company! This is dangerous. Always think about, would you do the same in your homecountry? And never built a home if somebody tells you that you can do it much cheaper if you build it private with their family or a friend, you will have no guarantee for any material or work after damages!

Urgently information about the regulations in Turkey, about who is allowed to sell, who is allowed to plan or to build a home in Turkey:

1. Selling land or a home, who is allowed to do this:

ONLY licenced agents with a shop (with real estate agent licence, shop licence and tax licence shown in the shop) -

Other companies, persons or architects or Engeneers are not allowed to sell properties,

only if they can show you a property agent licence and that they own a real estate agency !

2. Drawing an architectual plan for a building permission:

Is only allowed of a studied Turkish architect who is licenced for his/her area

3. Building a home:

Construction companies and/or Real Estate companies who work with a licenced subconstructor`s company as a licenced site management

IMPORTANT THINGS YOU SHOULD TAKE CARE OF WHEN CHOOSING A COMPANY

- make sure that the company agent in Turkey is certificated with a national property agent certificate, it is a regulation in Turkey that every salesperson, also employees or partners of a company has to do a special property agent seminar and is proofed real estate agent according to the turkish regulations. No other is allowed to sell properties in Turkey

- the right company has got three documents, open shown in the shop,the most shop owners hang their documents near the entry door on the wall. If you did not see any document, don`t be too shy to ask for it and let it show you!

In generally a salesperson has only the right to sell if he/she has founded a company and has got an official licenced office to meet you there. Also an official employee has to show a real estate agent certificate (with 120 hours lesson about property sale) if it is not the owner of the shop you will buy.

Trust your own feelings but inform you first:

Sympathy and Trust

First of all it is a thing of sympathy, if somebody has not your sympathy you cannot trust at all. If there is sympathy you need to know that you can trust this persons, because this company will get your money during the construction stages and you should think about it, to whom you will give it. In the internet you will find lots of pages and you can only have a look at prices, images and an exciting record about the companies. This is normal, of course everybody will write down the qualities of their own companies.

Take your favourite page and search for two alternatives and then go in touch personally.

Personal meeting and your feelings

Maybe after the first meeting your favourite will change. Ask your feelings:
Does the company have a good customer care?

Do they tell you only the good and there is nothing complicated? .
Good agents do not paint everything in pink. They show you all sides, the good and the bad.

They will explain everything in a logical way you will understand.

Agents who only praise their own company and talk bad about another company ,

are only keen to get their commission and make profits. They do not care about you.

3 seconds after shaking hands decide about a common business

It is a psychological thing and also at Lykia Dreamhouse the first three seconds after shaking hands is the beginning or the end of a business. Because we also human beings and if there is a feeling that this person is absolutely not in harmony with us , we introduce him/her to a collegue in another shop. Sympathy has to be on both sides if it should work.

How is the relationship of your favourite company to other companies

A good company is connected to collegues in a kind of business partnership and likes to work with a large good network of excellent other companies.
Think twice if you notice that a company has poor relations to others. This is a kind of envy or jelousy. And the fear that another one could get their clients.

Construction Works list

Generally you should know where to sign your agreements in Turkey and something about trust and guarantee: Ask for the construction works - a lot of offers in Turkey look like the same, the prices are different but you only can prove the price with having a look on companies construction works. It is not always the same ! Prove all details, what is included in m² price or not (for examples how high are the bathroomtilings, is there marble or not, how many tapet switches etc., are there hidden fees which will be charged separately etc. - only like this you will know the right price in comparison to others.

Does the company respect your own demands or ideas ?

The right company does not gaynsay you and surely does not convince you that your idea and your dreamhome you have in your imagination is not the right one. Never let the agent change your own style and wishes.

The client is the king and the client gives his money for something which will be not the companies dreamhome , it should be your personal dreamhome.

If a company does like this, try another one but do not waste your money to somebody who destroys your dream of your personal home and feels like Michelangelo.

We will help you to make your own dream come true in according to the plots regulations.For us it is the most important that you feel comfortable in your own designed dreamhome and not that we feel comfortable in self-realisation.

After you signed a delivery contract there is no return to your own ideas and you will feel unsatisfied and like to built your neighbours home.

Gossip

If a company or somebody who works or recommends this company, tells you at the very first meeting gossip about other companies and only their company is the best - stay away.

Reference adresses of clients who completed construction without financial vantages are the one and only true adresses

Always ask the companies clients, ask for reference adresses and talk with experienced buyers of this company. Nobody who will get payed of a company or gets financial vantages by buying is competent to tell you the truth.

Talk only with people who finished their construction nearly completely and not with people who -know - the company as a good friend or with somebody who never built a home with this company or still did not start construction with this company. They have no experience, they only like the owners or do business with them to get a profit for finding clients!

Delays

In every company in the world and also in Turkey work human beings and human beings make sometimes mistakes and this is human. Not only in Turkey. Everybody who built a home or did renovation in his home country knows, that a development should not have but could have delays or claims.

Think about that a construction in the Summer heat with sometimes 45 degrees for weeks is not a cakewalk for the workers. And no company is immune against a rainy Wintertime where it rains for months everyday like bath tubs during the construction´.

An act of nature beyond control can happen to every company in Turkey. In every company in Turkey can happen, that the workers change during construction or the specialists who ordered interior material have to wait longer for the delivery. This should not happen, but sometimes it does. A person who tells you that their company is immune against the weather forecast, delays or claims is not honest to you or has got no business experience at all.

Claims

Ask home owners about the reaction of the company if there was a claim and how the customer care department handled this. Ask how the clients feel now and about the engagement with the company is after all.

After Sale Service

Ask your favourite company about their after sale service , not for gardening, housekeeping, ask for simple and unusual things. Do they do it? Do they charge you in a acceptable way? Ask them for to go on errands for you which is not profitable for the company (for example needleworks for curtains,which is really cheap) . Do they do it for you for free? Or do they overcharge you? Ask them for prices for something like this.

A company who works with foreigners has to be your personal representative and he should feel like it is his own home he has to take care of. If you want to know this, ask their clients who built with them.

Show houses or self made finishings are cheaper

It sounds good but it isn`t at all !!!

If somebody offers you a show house construction which is cheaper, ask three other companies about the price and about the offered material.

And think about this: A showhouse means that the company where you buy it, can send you their clients all the time during your holidays and you have to stay at home or they will enter your home with strangers when you are not in Turkey. If you feel uncomfortable with it, let it.

If you want to do some finishings in your new construction by yourself and you get the increased workout , compare it with prices of the fully completed home , because basicly the cheaper home you have to complete by yourself will get much more expensive at the end than to let it build fully completed by the same company.

The reason is simple, a construction company will get much more cheaper prices for their big ammount of material which they substract for sure only less in your bill. You have to buy your material by yourself in certain shops who make of course profits by selling their stuff to you and at the end you will get your home much more expensive than expected.

And you will not have guarantee for your own work if something happens. Sometimes it is better to invest only a little bit more money in the beginning than to pay endless at the end.

Our family ows a prefabricated home company in Germany too and we know that this is a dangerous thing to think that you will save money in purchasing a show house or an uncompleted home to finish by yourself.

This is why Lykia Dreamhouse does not offer show houses or uncompleted homes with goods on own account.

Do the same you will do planing and building a home in your homecountry!

Look for a company which builds according to the Turkish regulations like we do

The geolocial earthquake record is necessary for the plot and the static engeneer

The building and concrete according to the earthquake regulations

The checkup of each concrete floor at a personally appointment with the mayor office

The waterstops and isolation against damp have to be done in the basement and the bathrooms, if your solar tank is under the roof, it has to be save, that you can be sure that there is no floating if there is a damage of the tank.

All in one - Lykia Dreamhouse Real Estate & Construction offer best fullfillments with our sales team in office (turkish, english, german speaking), together with our builders and the british sales team in U.K. , plandesigner/webdesigner, salesmanager, architects. We work together with an english speaking solictor who teaches the Real Estate Agents in property law lessons for getting their certificates in our area. She is supported in the website of british embassy Izmir.

Our boss makes the roof construction by himself because he is a proofed welder and got his certificates in Germany. Our company is the one and only with German standard steel roof construction with a special ventilation system against damp, in our area. Because of the heat in Summer and the rain in Winter wood works, it doesn`t matter if it is conservated or not. Steel is a long life material and our boss will do your roof construction in European DIN Norm.

Example of a wooden roof construction which was removed after 15 years in Sarigerme by our company:

Wood after 15 years Steelroof construction by Lykia Dreamhouse

Have you found a picture of your dreamhome?

You cannot find anything amongst the existing properties?

Or have you always just dreamed of having a home built to your exact specifications?

This is easy with Lykia Dreamhouse Construction and Plan Design !

We will help you to find a plot or land in your preferred area

How it works :

You look at existing plans or start with your own sketches - or discuss with us the details of your dreamhome.

Our Lykia Dreamhouse Plan Designer sketches your home in 2 D and 3 D - and you can go for a virtual walk into your home before it is build! Lykia Dreamhouse`s owner has got a certificate in CAD for drawing construction Plans too and is able to discuss with you what is possible or not.

The architect will draw the designs into a construction plan.

WARNING - not everybody in Turkey is allowed to sell properties

Years ago until the year 2005 the real estate business in Turkey was partly dangerous because of everybody sold like real estate agents but did not have the right education. For this the government decided to stop this in publishing a regulation for selling properties.

Since 2005 every sales person who sells properties has to show a real estate agent certificate if you ask for it. Also employees of companies who sell properties need this certificate to have the right to sell.

Be careful if the agent or salesperson is a private person and cannot show you one of the urgently needed documents for selling a property or to give you the proof that he/she is experienced to sell Properties in Turkey. The proof is simple - an experienced salesperson did 120 hours class in a seminar and got a certificate with their name and all data on it. Of course if you buy in a family company where a family member is helping in the office, this is ok, but if this person is not related to the company and not employed, you need a proof.

Let you show the certificate first ! Don`t feel uncomfortable about your question, because if the person has got the certificate , he/she will show it proudly and immediatly to you. Because this certificate include also lessons about the property regulations in Turkey and no other person does know as much as a certificated sales person.

In the year 2005 - 2006 there was a boom for related proffesions to get a real estate agent licence , like architects, structural engeneers, constructors , who all sold properties before too. If they want to sell now, they also had make their class for the real estate agent certificate. Otherwise they are not allowed to sell anymore by law.

All persons who sell properties have to do this seminar for selling properties and they should show you this real estate agent certificates, also if they sell off-plan homes in Turkey. And also their employees or partners.

If they do not have the certificate they are not allowed to sell a property to you.

IMPORTANT THINGS YOU SHOULD TAKE CARE OF WHEN CHOOSING A COMPANY

- make sure that the company agent in Turkey is certificated with a national property agent certificate, it is a regulation in Turkey that every salesperson, also employees or partners of a company has to do a special property agent seminar and is proofed real estate agent according to the turkish regulations.

- the right company has got three documents, open shown in the shop,the most shop owners hang their documents near the entry door on the wall. If you did not see any document, don`t be too shy to ask for it and let it show you!

In generally a salesperson has only the right to sell if he/she has founded a company and has got an official licenced office to meet you there. Also an official employee has to show a real estate agent certificate (with 120 hours lesson about property sale) if it is not the owner of the shop you will buy.

Who is allowed to sell properties in Turkey?

Only a licenced real estate agent with a shop is allowed to sell.

If he has got only the real estate agent certificate he has to be officialy employed in a licensed real estate company who owns a shop.

It is not allowed to sell properties only with a real estate agent certificate if the owner of this document has got no shop licence. The shop licence is based on the real estate agent certificate.

The real estate agent certificate is only the entry for a person to open a real estate shop. Not more. And if somebody can not show you the shop he works or the company where the person is employed, he is only a private seller and does not pay tax for the sale.

Is it allowed to sell my own property?

If a private owner sells his own property because of private reasons, he is of course allowed to sell it private ,

but no private person is allowed to sell properties of others or in a function of a private agent for others.

Alternative natural Building material

We offer also construction with a special natural building material which is called BIMS, this bricks are like isolation for cool or warm , the materials name in English is pumice , a vulcanian stone , information about this material - please click on image:

The Lykia Dreamhouse Real Estates`s owner Atila Bütün knows all about construction and does not draw only on a theory and is always on construction places to check up what`s going on :

High quality is our proffession ! The owner of Lykia Dreamhouse himself is also a approved welder ( official German certificate in DIN Norm)
which is not usual in Turkey

Finishings - with a natural product: Travertin, Marble or Granit

The Turkish Marble is a good material for finishings like floors, bathrooms, stairs etc. and gives your home an elegant ambience. You can find countless

colours in different prices of Turkish marble.

Examples:

Mugla white (Turkish marble) Marmara white (Turkish marble) Red Bamoral ( Granit - Import)

Example of a shower room with Marmara white marble , made by Lykia Dreamhouse

Import from Egypt

For people who do not think about money we offer also import Marble from Egypt:

For marble and granit works we offer two possibilities - Turkish standards, expensive Turkish marble or granit

or excellent material from Egypt (price difference)

Material from Egypt for a bathroo

Guarantee for your home

Guarantee for the building: 5 years (regulation in Turkey)

We draw a delivery contract with a detailed construction works listing

Building time: about 8 - 12 month after giving building permission

All that makes us to a good buisness partner for your turkish dream !

Our calculation depends on m2 and on your detailed requirements

including plot with fixed prices at our general pages

www.lykia-dreamhouse.com

Lykia Dreamhouse 3 D Plan Sketches

Make a virtual walk through your home befor it is built!

if you only need a 3 D Plan design without construction - ask for charges per hour

Every home is an unikate! Your personal dreamhome for your personal budget!

Financing your Villa in Turkey

Info - click on image

Legal works -

Purchase procedure

purchasing a plot of land or ready built property - if you wish together with an english speaking solictor

Trends

The Trend of our customers who search for a cheaper property near Sarigerme Beach :

Short ways to Sarigerme Beach and to the Dalaman airport and a cheap holiday home is the trend of our customers to buy in the Ortaca/Dalaman area

The cheapest purchase you can do is in Sarigerme`s areas around, inbetween the citiy boarders of Dalaman and Ortaca, boarders reach about 8 km to entry of Sarigerme beach and there is always permitted to build also in season, the prices of the plots are more less expensive than in the areas directly at Sarigerme village - but you can reach all in a few minutes.

The price for your villa depends always on the plots price and plots developments - the building costs are always the same.

For example the University-City Ortaca which has got a direct connection road to Sarigerme Beach with Bus-Service every 15 minutes to Sarigerme. Ortacas citiy boarders end about 8 km in front of Sarigerme Beach - only a short way to go for a swim - the most customers forget that they have got no beach at home in this near ! And if you want to build a single family home - we offer plots too

Living in a green landscape near the sea is the cheap alternative for a holiday home !

Like villa Yasemin`s owners - 3 min. to the Beach Service Bus and 10 Car minutes away from the beach

(villa finished in August 2009)

Copyright by Lykia Dreamhouse

Of course we will help

you to find a suitable plot for your wishes and in your preferred area.

After sale Service of Lykia Dreamhouse Real Estate

Lykia Dreamhouse Real Estate - Housekeeping service

Do`nt worry about your Villa when you leave Turkey! We offer Housekeeping & Security Service: Cleaning, gardening, Poolservice, Repairservice, Car repair service, Carpenterservice, Organizing your bills and documents for your turkish property and more.... listings and prices please ask per e-mail

Lykia Dreamhouse Real Estate - Airport transfer service

Tansfer during purchase stages are for free!

Lykia Dreamhouse Real Estate`s rental service (for owners and tenants) in Sarigerme or Ortaca/Mugla

You consider to give your villa for rent ? Maybe to friends in your home country or to tourists? With our good internet marketing system of our own internet marketing company . We will find for you the right customer. We also have got a lot of custumers who ask in our shop !

Rent a private Villa for you holidays!

Ask for more with e-mail !

Lykia Dreamhouse Real Estate`s personal customer care service

We help you in translating at foreign police office, bank or other institutions, translating of forms and all kind of paperwork, we go shopping with you or for you organizing your furniture and household, all help you need - we are there for you !

Lykia Dreamhouse `s accommodation during the purchase procedure is free for one week and two persons!

When you are purchasing your property you will stay in one of our villas for free!

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you look for a ready built property in Sarigerme or Dalaman, Dalyan, Köycegiz area?

Lykia Dreamhouse Real Estate Main Page

Property Management, Salesment, after sale services