Property services

Before you make a final decision to purchase a Kalkan property, allow us to guide you through the process from start to finish.

Dos and Don’ts

Beware when shopping around, there are many people who will claim to offer you a better deal than a qualified real estate agency. If you think you are being offered something that is too good to be true, then it probably is!

·         Don’t buy from anyone who is not a qualified real estate agent.

·         Don’t buy from anyone who cannot provide references.

·         Don’t buy from anyone who pressures you into leaving a deposit there and then.

·         Don’t buy from anyone who does not provide you with a written contract or sale agreement.

·         Don’t buy from anyone until you know the full costs involved.

The Process

First things first, buying property in Kalkan is a simpler, more straight forward process than buying property in the UK. The major difference is that in Turkey, there is no legal requirement to use a solicitor when buying property. Your estate agent can handle the sale from start to finish. But the choice is yours, and for your peace of mind, we are happy to recommend a solicitor in Kalkan and will always advise you to seek independent advice before any purchase. If afterwards you are happy for Turquoise to handle the sale without a solicitor, our fee will include this process. Solicitor fees in Kalkan range from approximately £500 dependent upon your needs.

Sales Agreement and Deposit

Once you’ve decided to buy a Kalkan property and the seller has agreed to your offer, we’ll draw up a sales agreement contract between you, the seller and Turquoise. It will detail all the particulars of the sale, the deposit to be paid (which is usually around 10%) together with any other fees. We promise there’ll be no hidden costs to surprise you, and you’ll know exactly what you’ll need to pay before we commence the sale.  Once the contract has been signed by all parties, a non-refundable deposit is payable by return and each party will have a copy of the contract. If you choose to use a solicitor to proceed with the sale, this contract will form the basis upon which he will proceed.

Documentation and Military Check

Once the contract has been signed, we will need to submit the following information/documentation for a military check, and also to various government bodies as required:

·         A photocopy of the buyer(s) passport (as this needs to be officially translated at the Notary’s office in Kas)

·         Passport sized photos for each buyer

·         A photocopy (if we do not already hold one on file) of the Tapu -title deeds for the property in question

 

The military check is to ensure that the Kalkan property you are purchasing is not in a zone restricted to foreigners. Although all Turquoise’s properties are in non-restricted zones, a new military application still has to be made each time the property is sold. This process normally takes around 3 days, after which the sale can be completed within a day, once the final balance has been transferred to the seller. The Tapu will then be issued in the buyer’s name and a record kept in the official documents held at the Land Registry office in Kas.

Power of Attorney

So the military application has been approved, and we’re almost there. Before the sale can be completed, both the buyer and the seller need to be present at the Land Registry office in Kas, to sign the property over. This isn’t always possible given people’s busy lives, so in the event that you cannot be present, it’s possible and common to assign Power of Attorney to either Turquoise or a solicitor of your choosing. Either will be able to complete the transaction on the buyer’s behalf.

However, the buyer DOES have to be in Kalkan to assign someone Power of Attorney in the first place. We normally recommend that this be done at the initial signing of the contract, when Turquoise or your solicitor will be able to take you to the Notary’s office in Kas to draw it up. The Power of Attorney will be specific only to completing the sale and transferring the utility bills into your name. It will become null and void once the sale transaction has been completed. You will also have an official translator present to explain the document to you which you are required to have by law.

Buying and Post-Sale Costs

In terms of buying costs, you should budget for an additional 3% on top of your purchase price. Depending on the property purchase, our service fee will range between 0% to 3% (max), which is a standard rate within Kalkan. There is also a 3% sales tax. This is normally split between the buyer and the seller, and varies depending on the property price, as valued and declared by the local Government, as well as on land registry tax.

Example Cost Breakdown:

To give you a clearer idea, here’s an example of costs involved in the typical purchase of a property in Kalkan:

Apartment purchase price         £80,000

3% max. agents fee                     £2,400

2 % sales tax                                £1,200  (based on declared value of property as valued by local Government) 

Land registry tax                          £100

Military application                      £110

Passport translation cost           £50

Total                                               £83,860

The cost of assigning a Power of Attorney starts from £280, and varies depending on the number of owners/buyers, and whether it’s Turquoise or a solicitor which holds it for you.

And Finally

Once the sale is completed, Turquoise or your solicitor will transfer the water, electricity and council tax into your name, which is generally paid for by the seller. You are required by law to take out earthquake insurance (DASK), which costs between £30 to £50 a year. Building and contents insurance is not compulsory but is advisable. This is generally cheaper than you would expect to pay in the UK. We are happy to obtain a quote for you.

We always advise people to make a Turkish Will upon completion of the sale. The inheritance laws in Turkey are different to those in the UK, and they do not entitle your spouse to 100% of your property, if you have children. It is important you seek legal advice in order to get a better understanding of the laws which will affect you, and to protect your loved ones. The process is very straight forward and requires a trip to the Notary office in Kas.

 

Any more questions? Contact Us

Offering a bespoke service in the sourcing of suitable land and construction of your off-plan property.

Construction of your own bespoke property is by far the best option when considering purchasing a second home.  It allows you to incorporate your own ideas into every aspect of the design both internally and externally, right down to the finest detail. But by far the biggest advantage to building your own property is that the price you pay is the building cost price, not the re-sale value which is normally higher. 

 

Step 1

The starting point is always to discuss with you your requirements and budget. Once this is established, next we need to choose the right plot of land as this will determine building size, views and internal accommodation and facilities. Once our research into suitable land is complete, together we will inspect each plot for its suitability allowing you to make an informed decision before purchasing the final plot. It is at this stage we can give you an estimate of the cost of the finished property.

 

Step 2

Working with a local architect, your ideas will start to take shape in the form of design plans. Using the latest technology, we will produce life like graphic images of the finished property allowing you to really get a feel for it. A firm price for the completed projected will be given to you, with all the costs and timescales detailed. This will incorporate budgets for fixtures and fittings such as bathroom suites and kitchens.

 

Step 3

Once you are happy with the end result, we will ask you to sign an agreement guaranteeing the workmanship, standard of materials to be used, payments and completion.  Work will then begin on preparing and submitting the required architectural plans prior to building work commencing.

 

Step 4

Start building! We personally project manage each build and are on-site every day that work takes place. At each stage within the building process we will submit regular reports to you to include photos and video, in the event you are unable to come to Kalkan or Kas to view progress in person.

 

Step 5

Once the property is complete and the necessary ‘living permission’ certificates obtained, we will invite you to inspect the property, hand over the keys, and generally celebrate your new purchase. Congratulations!

 

Points to consider

-          Most projects, for example a 4 bedroom villa, can be completed during the six months building season of May to November.  Bigger projects however may stretch over two building seasons. 

-          All agreements will be in English and Turkish and notarised.

-          At least one ‘shopping’ trip to Kalkan or Kas is advised, so that you can personally choose your fixtures and fitments as included in the price. This is the fun bit!

-          Payments are staged throughout the build process allowing us to keep the costs down. The final payment is due once we have obtained the required ‘living permission’ documentation, you have inspected the property and we have handed over the keys.

Unlike many Real Estate agencies in Kas and Kalkan, we do not promote our services to anyone with a villa or apartment, as we feel this detracts us from our primary objective of focusing on finding you the right property for sale. 

We do however offer an exclusive service to our customers for a nominal fee, management of your property during the year. Varying levels of service can be provided from general overseeing of your property during the winter period, to full maintenance and management throughout the year. And remember we are based in Kalkan and Kas all year round.

Whether your property is in need of a ‘make-over’ or a little modernisation, to full restoration and renovation services we are able to help. Please contact us for a quote.

This is a specialist service and should not be undertaken by just anyone. 

Kalkan and Kas are steeped in history.  Just walk through the ‘old quarter’ of Kalkan or the cobbled streets of Kas and marvel at the white, typically Mediterranean buildings with their thick walls and crooked windows.  We can restore most building to their former natural glory and in keeping with the natural environment and surroundings.  

Village house are filled with character and uniqueness and as such offer a wide scope for improvement by combining modern appliances within a natural rustic setting. 

Certain buildings within the centres of Kalkan and Kas have preservation orders on them, therefore it is important that restoration is undertaken by skilled craftsmen.  We use local craftsmen who have learned there trade over the years and have a vested interest in ensuring their local surroundings are kept beautiful.  

There are few purchases in life bringing as much excitement as buying a new house, and even more so if that house is overseas. While you are familiar with how buying a property works in your home country, you should also know that the same doesn’t apply for a purchase in a different country.

If you are reading this, you are probably considering buying a property in Turkey, and well, that you are doing your homework correctly before making your next move!

While buying a property in Turkey is fairly easy and quite straightforward, take note of these 5 PRO tips just to make sure that the whole process is as enjoyable and stress free as possible;

First things first, you should always keep in mind that buying a property in Turkey naturally involves some paperwork. So the best is to know which of them are the most important ones;

 

These are just few of the main keywords which, as a starter, will suffice for you to make sure that you are doing a safe purchase.

You might have a very good knowledge of the location, having maybe been there many times for holiday (or business) but when it comes to buying a property, you are now opening the doors to a whole different life.

When it comes down to buying a property, not only in Turkey, but anywhere around the world, all comes down in choosing the right location. You might think that you have finally found the right property for you, but once starting to live in it, you may find out pretty quickly that the location is totally wrong, which, inevitably will make your life harder than expected.

There is not a single definition for the right location, which, at the end of the day comes down to what you want and wish to have in and around your property. Have a good idea of what matters most for you and make a decision accordingly. If the property ticks most, if not all the boxes than you have a winner in hand.

The way to make sure that you are comfortable with the location is simply to ask your agent to take some time and visit the near proximity of the complex. Does public transport matter to you? Ask to see where exactly it is…Do you need a pharmacy nearby? Go and see where it exactly is..Or maybe shopping is what matters for you most? Here is an excellent opportunity to go and visit the nearest malls around…You want an easy access to the beach? No problem, just ask for it and your agent will be happy to take you there.

Location matters maybe as much as the property itself, so just make sure that both are exactly as you need them to be.

No matter how fancy a property might look from the interior, if there is not an efficient management running the complex, than you might want to consider again before buying the property.

Turkey has actually some very efficient rules concerning how a management should be established (it is actually a mandatory part of building a project) and also how to run it. However, especially in small cities, an efficient management might take some time before really getting useful.

If you are buying in places like Kalkan, always make sure to ask if the management has been established. To make sure that you got the correct answer, you can ask for the latest Management Board Meeting report. The report may not be available right on time of asking, so the trick is to take some time checking the informational board hang usually at the entrance of the building. As most, if not the majority of property owners are from overseas, if there is an up an running management board, you will almost always fine management reports and informational notes on these boards both in Turkish and English, which should give you an idea about the management.

So what if you are buying in an off plan or under construction project? How to make sure than there will be an effective Management in your future complex?

There is no other way than to ask for referral from the developer and maybe go and check for previous projects built by this same developer. This will clearly give you an idea of how managements done in projects build by this developer.

You are now sure that legal papers are in place and both the property and the location fits to what you want. It’s time now to agree on the price and, more importantly, how you will pay for it.

Yes, Turkish people love to negotiate, and this is somewhat part of the Turkish business culture. It’s time now for you to jump into the negotiation train and get the best possible price for your property. However, be careful, offers beyond the reasonable may backfire and be interpreted as a disrespect from your counterpart and end the talks instantly. Be decisive yet also realistic. Use your agent recommendations and make your moves wisely.

Have you finally reached an agreement? It’s time now to agree on the payment plan.

Always bear in mind that no seller will ever handle the TAPU (title deed – certificate of ownership) unless you have made the full payment for your purchase.

If you are buying a finished, ready to move in property, the ideal payment plan may look like this:

• • TAPU – (Turkish for Title Deed –  Ownership Certificate)
  • TAPU is the first and probably most important word you should learn and understand before buying a property in Turkey.
  • The TAPU is the single irrevocable piece of paper proving that you have taking over the ownership of a property in Turkey. No  TAPU No Ownership.
  • Always, always ask for a copy of the TAPU of any property you have decided to buy. The owner should and technically must provide you with a valid copy of the TAPU.
  • ISKAN – (Certificate of Habitation)
  • Iskan is the Certicate of Habitation given by local authorities where the property is located, allowing for life to start in the complex. If the developer can not provide you with papers showing that Iskan has been granted (although the complex has been fully completed and looks perfectly fine to live in) it simply means that the complex is not exactly completed.ISKAN – (Certificate of Habitation)
  • What will happen if ISKAN has not been granted? Well in that case, utilities such as water, electricity and gas cannot be connected to the complex!
  • Important Note: A Certificate of Habitation can only be granted to projects completed, so do not be afraid if the developer can not show you one if the property you are willing to purchase is in an off project OR under construction!
  • YÖNETİM & AİDAT – (Management  & Management Fee)
  • Whatever property you buy in Turkey, no matter how fancy or affordable it is, always make sure that a proper management (Yönetim) will be or has been established. And of course, don’t miss to ask for the management fee (Aidat) to avoid any surprises in the future.
  • YAPI RUHSATI – (Building License)
  • If you are about to buy an off plan or under construction property, make sure to ask for the Building License.

   

  If you are buying an off-plan OR under construction property, an ideal payment plan may look like this:

  • • Deposit payment on time of agreement:
    • This is a payment done just to make sure that the property you are buying is taken out of the market. Usually amounts to 2% up to 5% of agreed purchase price. This payment, unless agreed otherwise with the Seller, is usually not refundable.
    • Balance payment on time of delivery of the deeds:
    • The delivery of the deeds, depending on the location you have bought your property might take anything in between 2 days and 2 weeks. Make sure to have your funds ready on day of delivery of the title deed (TAPU in Turkish), without which the Seller will not agree to sign the final papers.

     

    Never forget that there is not a single ideal payment plan, and that a payment plan actually is a negotiation tool. One payment plan may very well suit one type of Buyer, while completely useless for another. So to make an ideal plan comes down to how you negotiate your purchase.

     

    • • Deposit payment on time of agreement:
      • This is a payment done just to make sure that the property you are buying is taken out of the market. Usually amounts to 2% up to 5% of agreed purchase price. This payment, unless agreed otherwise with the Seller, is usually not refundable.
      • Payment Plan:
      • This the part where you’ll negotiate a payment plan based on a monthly, two monthly or 3 monthly payment basis. Usually sellers are open to suggestions and leave some room for the frequency at which the instalments are paid. The ideal would obviously be to leave some time in between payments, which, in return, will leave you some room to follow the construction progress and, in case things are moving slow, stop and re-negotiate a payment plan should you feel its necessary.
      • Final Payment:
      • Always leave some final payment for when the Seller has fully completed the project and is ready to deliver the title deed. An acceptable ratio would be to leave %30-%20 of your purchase price to the very end, and paying it when it’s time to take delivery of both your apartment and your title deed.