From turnkey construction solutions to building strengthening

What is turnkey construction and what does it cover?

The turnkey model is an integrated delivery system covering architectural concept and execution drawings, structural (reinforced concrete / steel) projects, mechanical and electrical installation projects, geotechnical investigation, permitting, construction supervision (yapı denetim) coordination, shell construction, finishes, façade, landscaping and final clean — completed when the keys are handed over to the client. In the traditional model the client deals separately with the architect, structural engineer, contractor and dozens of subcontractors; in the turnkey model all of these actors are coordinated under a single contractor.

Process: 8 stages from design to handover

• 1. Survey and feasibility

  Site review, zoning check (TAKS / KAKS / building setback distances under Turkish zoning regulations), preliminary geotechnical assessment and budget-schedule alignment.

• 2. Concept design and specification

  Architectural massing study, functional layout, material specification and cost estimate presented to the client.

• 3. Contract and progress payment schedule

  Fixed budget, late-delivery penalty, quality specification, progress-payment (hakediş) calendar and warranty terms defined in a single contract.

• 4. Execution drawings

  Architectural execution drawings, structural (reinforced concrete / steel), mechanical and electrical projects prepared in full compliance with regulations.

• 5. Permitting and construction supervision

  Municipal building permit, coordination with the licensed yapı denetim (construction supervision) firm, SGK workplace registration and occupational safety plans.

• 6. Shell construction

  Excavation, foundation, reinforced concrete formwork-rebar-pour, shell production; quality and HSE inspection at every level.

• 7. Finishes

  Plaster, screed, mechanical and electrical installation, façade cladding, ceramics, paint, joinery, landscaping and final touches.

• 8. Testing, occupancy permit and handover

  System tests, sign-off by the supervision firm, occupancy permit (iskan / yapı kullanım izni), final cleaning and minuted handover of the keys to the client — followed by the warranty period.

What determines turnkey construction prices?

Unit cost (TRY/m²) depends directly on several variables: building class (residential, villa, educational, commercial), number of storeys and building height, ground conditions (are pile foundations required?), selected material quality (economy, standard, premium), façade system, mechanical infrastructure density, scope of landscaping and schedule pressure. In the Antalya region as of 2026, realistic ranges sit around ₺25,000–45,000/m² for mid-segment turnkey housing and ₺55,000–120,000/m² for premium villas and bespoke projects. A transparent contractor will attach a unit-price schedule, material specification and change-order procedure to the contract — those three documents eliminate the 'something came up' surprise later.

What makes turnkey construction in Antalya different

Construction on the Antalya coast stands apart for three technical reasons: (1) Geotechnical investigation — the alluvial plains and high groundwater along the coastal strip from Alanya to Gazipaşa frequently require pile foundations or ground improvement; without a geotechnical report no permit is granted. (2) Permitting and zoning — TAKS and KAKS (Turkish floor-area ratios) vary by district and by coastal plan notes, tourism-zoned parcels carry their own conditions, and urban-transformation zones under Law No. 6306 add further rights and obligations. (3) Construction supervision — an independent yapı denetim firm licensed by the Ministry of Environment, Urbanisation and Climate Change (ÇŞB) must sign off each level before the next stage begins. With an inexperienced contractor these three factors stretch the programme by months; an experienced contractor absorbs them in parallel.

How to choose the right contractor — checklist

• Has the trade-registry record and active tax registration been verified?
• Is there a reference list of completed projects with photos and occupancy permits?
• Does the contract clearly define late-delivery penalty, quality specification and budget-change procedure?
• Are progress payments tied to verified construction progress, or is there pressure for large upfront payments?
• Is the construction-supervision firm chosen by the client (preserving independence)?
• Are documentation of SGK-registered workforce and an occupational-safety plan provided?
• Are at least 2 years of building warranty and 10 years of structural warranty written into the contract?
• Does the contractor hold a contractor competency certificate (Group B / C / D) appropriate to your project scale?

What is construction Project Management Consultancy (PMC) and what does it do?

PMC scope covers seven core areas: (1) Feasibility and pre-budget — risk-and-return analysis before the investment decision. (2) Design management — coordination of architect, structural engineer and specialist consultants, clash detection. (3) Tender management — contractor and subcontractor specifications, bid analysis, contract negotiation. (4) Cost control — unit-price verification, progress-payment audit, change-order management. (5) Schedule management — Primavera / MS Project programmes, critical-path tracking, early-warning on delays. (6) Quality assurance — specification compliance, material approvals, inspection reports. (7) Risk and change management — risk register, impact analysis, stakeholder reporting.

Construction supervision vs. PMC: what is the difference?

Construction supervision (yapı denetim) is a structurally focused service that, by law, must be obtained from an independent ÇŞB-licensed firm; it audits the construction's compliance with the approved drawings under the Building Inspection Law. PMC sits on the client side and combines commercial and technical management of budget, schedule, quality and risk. Supervision answers 'is the building compliant with the regulations?'; PMC answers 'is the investment meeting my objectives?' Large projects require both — they do not overlap.

At what project size do you need a PMC?

• Investments above ₺20 million

  The economic impact of budget and schedule risk repays the PMC fee many times over.

• Projects running with multiple contractors / subcontractors

  Interface management and coordination require a professional team.

• Institutional reporting requirements

  PMC is essential when a REIT, board of directors or lender requires regular progress and cost reporting.

• Investor living abroad

  Independent representation for owners who cannot follow the site in person.

Service scope: survey, tender management, payment audit

In tender management, DEMSA Yapı prepares the bill of quantities (BoQ), draws up the prequalification list, collects bids by open or sealed-envelope methods, normalises them and presents a comparison matrix. At the contract stage, FIDIC Yellow / Red Book formats or a Turkish-law-adapted contract template are preferred. Progress-payment audit covers measurement-record verification, unit-price application, deductions and penalty calculation, VAT and stamp-duty handling. Monthly progress, cost trend (EAC / ETC) and risk register are reported.

Contract structure and fee models

• Fixed fee

  A total fee for a defined scope; preferred on small and mid-sized projects.

• Percentage of investment

  3–7% of project value; common on mid-to-large investments.

• Monthly retainer plus success bonus

  Monthly retainer plus a share of budget / schedule savings on long-running projects.

• Hourly consultancy

  Bounded expert opinion: tender evaluation, contract review and other ad-hoc needs.

What is land-for-flat construction and how does it work?

Land-for-flat (kat karşılığı) is a Turkey-specific construction model in which the landowner contributes the plot and the contractor builds at its own cost, with the finished apartments split between them as agreed. The process has four steps: (1) Total constructible area is calculated based on the zoning conditions of the plot or existing building. (2) Owner and contractor agree on which independent units of the new building will belong to whom, as percentages or specific apartments, and sign an official contract before a notary. (3) An annotation (şerh) titled 'land-share-for-flat construction contract' is registered on the title deed — this records the contractor's rights and obligations over the land. (4) After demolition, permitting, construction and the occupancy permit, condominium status (kat irtifakı / kat mülkiyeti) is established and the units are transferred to the entitled parties.

How many floors / apartments does the landowner receive? — Current Antalya ranges

In the Antalya region the owner / contractor share depends on the district, zoning rights, condition of the existing building (demolition cost), construction class and market conditions. Typical ranges:

• Prime coastal locations

  Alanya centre, the Oba seafront, Kestel and the Cleopatra beach environs: landowner 45–55%, contractor 45–55%. The premium segment skews in favour of the landowner.

• Mid-segment locations

  Mahmutlar, Cikcilli, Manavgat centre and the Side environs: landowner 40–48%, contractor 52–60%. The most common range.

• Developing areas

  Gazipaşa, Demirtaş, Payallar and Türkler: landowner 35–42%, contractor 58–65%. Without enough developer profit the project does not get built.

• High-risk building / urban transformation

  Under Law No. 6306, rental assistance plus an additional 5–10% share can in theory be added in the landowner's favour.

What to watch for in the contract — checklist

• Was the contract drawn up before a notary as a "düzenleme şeklinde" deed? (A simple written agreement is insufficient; the Turkish Supreme Court frequently rules them invalid.)
• Has the land-share-for-flat annotation been registered on the title deed?
• Are the units allocated to the landowner (apartment number, floor, m², orientation) clearly defined?
• Are the delivery date and late-delivery penalty (per day or per month) in writing?
• Is the termination procedure and reversion of the title defined for the case of contractor bankruptcy or abandonment?
• Has the quality specification (material brands, MEP systems, façade type) been signed as an annex?
• Is the contractor required to provide a bank performance guarantee or surety?
• Who bears the costs of the occupancy permit and condominium registration?
• Are the rental-assistance amount, duration and tenant-eviction responsibility clearly stated?
• Is the power of attorney kept narrow? (A general power of attorney is a serious risk — only a limited PoA for permit procedures is advisable.)

Legal risks: contractor bankruptcy, half-finished building, title transfer

The three main risks of land-for-flat construction: (1) The contractor abandons the works due to financial distress — the land is encumbered, a half-built structure stands on it, and third-party mortgages or attachments may have been registered. A title-deed annotation plus a bank performance guarantee mitigate this risk significantly. (2) Disputes over apartment allocation — never leave 'allocated by lottery' ambiguity in the contract; block, floor and orientation must be specified in writing. (3) Transfer of the contractor's share to third parties — the contract should require that 'the contractor may only transfer its share after construction reaches a defined stage.' Turkish Supreme Court precedents through 2025 have made it easier for landowners to obtain termination for incomplete or delayed performance — but resolution still happens case-by-case through litigation. This summary is informational; consult a Turkish lawyer for the specific transaction.

VAT, income tax, title fees

The tax side is often overlooked: units delivered to the landowner are treated as real estate acquired in exchange for land; the acquisition date is the date of title transfer. A capital-gains tax may apply on resale within 5 years. Rental assistance during the demolition / rebuild period is generally taxable income for the landowner. When the contractor sells its share of the apartments, it is liable for VAT and corporate tax. Run a tax review with a certified Turkish accountant before signing.

Zoning conditions and the permitting process

The single most important technical variable behind the share ratio is the zoning status of the plot: TAKS (footprint ratio), KAKS / E (floor-area ratio), building-setback distances, storey-count limit and special zoning conditions (parking, shelter, green-area ratio). Signing a land-for-flat contract without first obtaining the municipal zoning certificate is risky — you cannot negotiate share ratios without knowing the buildable square metres. For buildings already declared high-risk, the Law No. 6306 procedure takes precedence — in that case rental-assistance and entitlement rules differ.

Rental assistance and eviction compensation

The cost of housing the existing occupants (owners or tenants) during the demolition / rebuild period is, as a rule, the contractor's responsibility. The contract must define the monthly amount (CPI-indexed?), the payment schedule (annual upfront or monthly?), the duration (committed delivery period plus a 6-month buffer, for example) and automatic extension provisions in case of delay. Legal responsibility for evicting tenants must also be clear — an eviction lawsuit in Turkey can take 6–18 months and will delay the project.

Renovation types: full, partial, room-by-room

• Full (gut) renovation

  All plaster is stripped, services are renewed, ceramics, flooring, paint, joinery and cabinetry are rebuilt from scratch. Preferred for newly purchased apartments that are 20+ years old. Duration: 60–120 days.

• Partial renovation

  Usually a kitchen + bathroom + paint + flooring package. Services are partially renewed; ceramics can be retained. Duration: 30–60 days.

• Bathroom renovation

  Ceramic removal, waterproofing, plumbing renewal, sanitary ware and tapware replacement, shower enclosure, ceiling, lighting. Duration: 7–14 working days, averaging ₺18,000–35,000 per m².

• Kitchen renovation

  Worktop, cabinetry, sink, extractor, splashback, electrical infrastructure. Worktop material (laminate, acrylic, granite, quartz) drives the budget. Duration: 7–15 working days.

• Office / shop renovation

  Partition walls, suspended ceilings, lighting, HVAC, flooring. Night / weekend works available to keep the business operating.

Antalya renovation prices 2026 — per-m² ranges

Renovation pricing depends on material quality, the condition of the existing space and access to the apartment (4th floor with no lift is not the same as a ground floor near the lift). Realistic ranges in three segments:

• Economy segment — ₺4,500–7,500/m²

  Domestic-brand ceramics, standard laminate flooring, economy kitchen, basic tapware, plastic-emulsion paint. Suitable for rental apartments or starter homes.

• Standard segment — ₺7,500–13,000/m²

  Mid-to-upper domestic or economy imported ceramics, engineered or solid timber flooring, drawer kitchen, quality tapware, silicone-resin paint. The most-demanded range.

• Premium segment — ₺13,000–30,000/m²

  Imported ceramics or marble, solid timber flooring, acrylic or quartz worktops, concealed lighting, smart-home infrastructure, matt or decorative paint. For luxury apartments and villas.

Process steps (survey, quote, kick-off, handover)

• 1. Survey (1–3 days)

  The DEMSA team measures up, inspects existing services and electrics and listens to your material preferences.

• 2. Detailed quote (3–5 days)

  A room-by-room line-item list, unit-price schedule, material brands, total budget and timeline are delivered in writing.

• 3. Contract and down-payment (1 day)

  Fixed price, daily penalty, quality specification — all in writing; typical down-payment 20–30%.

• 4. Strip-out (3–7 days)

  Removal of existing ceramics, plaster and cabinetry; rubble disposal.

• 5. Services and infrastructure (5–15 days)

  Plumbing, electrical and gas runs renewed; waterproofing applied.

• 6. First-fix and ceramics (10–20 days)

  Plaster, screed, ceramic floor and bathroom / kitchen wall tiling.

• 7. Finishes (10–20 days)

  Paint, flooring, cabinetry, joinery, sanitary ware, lighting installation.

• 8. Cleaning and handover (2–3 days)

  Fine cleaning, snag-list closure, handover with warranty certificate.

Can you live in the home during the renovation?

Full renovation: not habitable. Dust, noise and service shut-downs (water / electricity cuts) make life impractical. Partial renovation: living in the other rooms is possible — for example, when only the kitchen is being redone — but uncomfortable. Bathroom renovations in a single-bathroom home require an alternative. DEMSA Yapı provides a "usable-area plan" at contract stage and sequences the work to minimise disruption.

What does a warrantied renovation cover?

• Workmanship warranty: 24 months. Plaster cracking, flooring lifting, cabinet hinge failure and similar workmanship issues are repaired free of charge.
• Waterproofing: 5 years. Water leaks in bathroom / kitchen are covered.
• Material warranty: per manufacturer (ceramics, cabinetry, tapware — typically 2–10 years).
• Misuse is excluded: heavy impact, unauthorised modifications, natural disasters.

What are subcontracting services? The Turkish subcontractor system

Under Turkish law, subcontracting (taşeronluk / alt yüklenicilik) means the main contractor delegates part of the works for which it is liable to the client to another firm. The main contractor remains primarily liable to the client for the subcontractor's work; the subcontractor is contractually liable to the main contractor. Under the SGK (Social Security Institution) and the Labour Code, the subcontractor is primarily responsible for the workers' social-security premiums, occupational safety and employment rights — with the main contractor jointly liable in case of breach. For that reason main contractors prefer to work with corporate, documented and auditable subcontractors rather than 'paper-only' setups.

DEMSA service scope

• Formwork and reinforced concrete

  Formwork-rebar-pour production on multi-block projects; programme-driven, quality-controlled, with concrete poured under the supervision firm's sign-off.

• Plaster and screed

  Manual and machine plaster, levelling screed, thermal-insulating plaster; priced per m².

• Façade cladding

  ETICS external thermal-insulation systems, composite panels, natural-stone cladding, façade paint.

• Suspended ceilings and partitions

  Plasterboard suspended ceilings, bespoke profiled ceilings, plasterboard partition walls, acoustic-panel installations.

• Ceramics and natural stone

  Ceramic and marble flooring for bathrooms, kitchens, common areas and wet rooms; falls, joints and waterproofing detailing included.

• Paint and decorative coatings

  Interior and exterior paint, plaster decoration, decorative renders, ceiling and wall mouldings.

• Roofing

  Membrane, tile, sandwich panel, metal roofing, gutters and downpipes; insulation detailing included.

Capacity evidence

• Completed shell-construction m²

  Over 250,000 m² of reinforced-concrete production experience on multi-block residential developments.

• SGK-registered labour pool

  40–120 workers depending on season; all SGK-registered, covered by an authorised occupational-health-and-safety provider (OSGB), with current HSE training.

• Plant and equipment

  Cranes, mixers, concrete pumps and scaffolding systems owned in-house; third-party rental requirements kept to a minimum.

• Reference clients

  Main contractors and REITs (GYOs) we work with under contract — full reference list shared on request under confidentiality.

What to look for when selecting a subcontractor

• Are the trade-registry and tax registrations active and free of disputes?
• Is the SGK workplace registration current, with no premium arrears?
• Are the ISG-Kâtip registration, OSGB agreement and HSE-expert authorisation in place?
• Is there a reference list of similar completed projects over the last 3 years?
• Are the plant and area of expertise aligned with the specification?
• Can the subcontractor provide a bank performance guarantee?
• Does the subcontractor accept the progress-payment structure and late-delivery penalty without objection?
• Are the tax / SGK debt-clearance certificates clean?

How to draw up the subcontract

A professional subcontract should cover: (1) Scope and technical specification (with attached BoQ). (2) Programme and delivery date. (3) Unit-price schedule or lump-sum price. (4) Progress-payment schedule and retention rates (typically 5% cash retention). (5) Late-delivery penalty and non-conformity sanctions. (6) HSE obligations and SGK-compliance undertaking. (7) Provisional / final acceptance and security. (8) Third-party liability and insurance. (9) Competent court in case of dispute.

Project-by-project vs. ongoing partnership

Project-by-project subcontracting: a single contract for a defined project; the relationship ends with the contract. Advantage: clear scope. Disadvantage: renegotiation on every project. Ongoing partnership (framework agreement): a 2-to-5-year framework between main contractor and subcontractor, with a work order and price annex issued for each new project. Advantages: continuity, price stability, capacity visibility. Disadvantage: tie-in. DEMSA Yapı runs both models — frameworks with REITs and large main contractors, and ad-hoc engagements for one-off projects.

What is building condition assessment, and when is it needed?

Condition assessment is needed in the following cases: (1) The building was constructed before 1980 (i.e. before the Turkish Seismic Code) and its current structural condition is unknown. (2) The unit-owners are debating strengthening or urban transformation — objective data is needed to decide. (3) Due-diligence before purchasing the building. (4) Preparing a high-risk-building application under Law No. 6306. (5) Official documentation of safety on buildings with added mezzanines, projections or cut columns. (6) Structural assessment requested by some insurers ahead of policy renewal.

Municipal free quick scan vs. detailed structural analysis — what is the difference?

• Municipal free quick scan

  A preliminary evaluation: visual inspection, column / beam dimensioning, checks for added mezzanines and storeys. Does not produce a decree — only a risk observation. Duration: 1–2 hours. Cost: free.

• Detailed structural performance analysis

  Concrete compressive strength via core testing, reinforcement detection (relevé), geotechnical investigation, structural modelling (SAP2000 / ETABS), performance-level report (Immediate Occupancy, Life Safety, Collapse Prevention) under the Turkish Seismic Code 2018 (TBDY 2018). Duration: 4–8 weeks. Cost: ₺30,000–250,000 depending on building scale.

• High-risk-building determination (Law No. 6306)

  Official determination performed by a ÇŞB-licensed body, producing the high-risk-building registration; if positive, urban-transformation rights are triggered. Cost: ₺25,000–80,000.

Process: core testing, geotechnical investigation, performance analysis

• 1. Site survey and as-built

  Measurement of the existing building, column / beam layout, floor plan; a digital model is produced visually and with laser scanning.

• 2. Core testing (concrete strength)

  Cylindrical concrete samples are taken from columns / shear walls and the compressive strength is measured in the laboratory (MPa). No permanent damage to the structure; the holes are filled with high-strength repair mortar.

• 3. Reinforcement detection

  Pacometer scanning, and where necessary local exposure, determine the diameter, count and layout of the steel reinforcement within the reinforced concrete.

• 4. Geotechnical investigation

  Boreholes and geophysical measurement (seismic refraction, MASW) determine the soil parameters (Vs30, bearing capacity, liquefaction risk). An existing investigation is updated where available.

• 5. Structural modelling

  A 3D structural model in SAP2000, ETABS or Sta4Cad, using the actual material strengths and soil parameters.

• 6. Performance analysis

  Under TBDY 2018, incremental equivalent-seismic-load analysis or non-linear static pushover analysis determines the building's performance, placed in the Immediate Occupancy / Life Safety / Collapse Prevention / Collapse range.

• 7. Reporting

  A signed, stamped official report; statement of results, strengthening recommendation or high-risk-building declaration.

What happens if the building is declared high-risk? — Urban-transformation rights

If a building is registered as high-risk under Law No. 6306, the following procedure applies: an annotation is registered on the title deed, the unit-owners are summoned by ÇŞB notice to begin the demolition period (typically 60–180 days), and the unit-owners decide on demolition and rebuild by a 2/3 majority. During this process unit-owners are entitled to: monthly state rental assistance (averaging ₺7,000–12,500 per month as of 2026, depending on district), a relocation grant, VAT reduction, fee exemptions and loan-interest support. The new building proceeds via land-for-flat or owner-financing.

Cost range ₺30,000–250,000 — drivers

• Building scale

  Single 6-storey apartment block: ₺30,000–60,000; 12-storey block: ₺60,000–120,000; multi-block development: ₺120,000–250,000.

• Number of core samples

  TBDY requires a minimum of 3 samples per 400 m² and per storey. A typical 12-storey block needs 70–90 cores.

• Geotechnical investigation requirement

  Skipped if an up-to-date investigation already exists (–₺15,000); otherwise carried out by drilling.

• Reporting scope

  Strengthening recommendation only, or also a Law No. 6306 high-risk-building report — this changes the cost.

Priority for buildings built before 1980

On buildings constructed before the 1975 seismic regulations, the characteristic compressive strength of the concrete is typically 8–12 MPa (modern minimum 25 MPa), reinforcement detailing (stirrup spacing, hook angles) is inadequate, and soft-storey configurations are common. The vast majority of these buildings fall below the Life Safety performance level for seismic action. If you live in a pre-1980 building and no condition assessment has ever been carried out, this is the highest-priority case.

ÇŞB-licensed body requirement

Under Law No. 6306, firms performing high-risk-building determinations must hold a licence from the Ministry of Environment, Urbanisation and Climate Change (ÇŞB). Reports produced without that licence cannot be submitted to official authorities. A licence is not required for a detailed performance analysis report, but genuine engineering work requires the signature of a Free Engineer Consultant (SMM) registered with the Turkish Chamber of Civil Engineers.