destinationturkey
a complete property buyer’s guide to south west turkey
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Contents
Foreword
Why Turkey
About Turkey
Living in Turkey
Overview of the South West Coast
Dalyan
Sarigerme
Activities
The Turkish Property Market
The Buying Process
Financing Your Property
Renting Your Property
Maintaining Your Property
Testimonials
Useful Websites
Contacts
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going turquoise
relaxing lifestyle beautiful scenery
welcome to thesouth west coast of turkey
secure investment
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destinationturkey www.propertyinturkey.com
Yasemin, Hakan and Katie Cinar Kieron Hunt, Beverley NightingaleSimon Woodcock and Nigel Clarke
Welcome to Destination TurkeyA practical guide to help you gain an understanding of the potential delights of owning a property
on the beautiful Lycian coast of Turkey.
Whether your choice of purchase is driven by the desire for a change of lifestyle or as a practical
investment opportunity there has never been a better time to buy. With its Mediterranean climate,
stunning scenery, friendly people and increasingly affordable accessibility, Turkey has become the
number one aspirational overseas property hotspot with the government investing heavily in the
infrastructure to attract both the holidaymaker and investor alike.
Lycia Properties
have been building on the south west “turquoise” coast for over ten years offering both off-plan
developments and completed villas and apartments along with bespoke land and build projects.
The business was started by Hakan, Katie and Jasmin Cinar and is now one of the most respected
developers in the area offering superior quality properties with a personal touch.
The head office is in Fethiye where there is an open invitation and a warm welcome to all visitors.
overseasproperties4u.com
is the marketing arm of the business based in Burnley, Lancashire where Kieron Hunt,
Beverley Nightingale and their team provide all the necessary assistance to help you
find the property of your choice and provide ongoing support throughout your ownership.
As with Lycia the ethos is a close personal involvement to reassure and hand-hold through
what can sometimes be seen as a challenging journey in pursuit of a dream.
We hope you enjoy reading our guide.
welcome
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Why Turkey ?With its breathtaking scenery, fascinating histori-
cal sites, famous cuisine, and renowned hospital-
ity, it’s little wonder that Turkey has become a top
choice for holiday-makers, and with Istanbul set
to become European Capital of Culture in 2010,
it’s an even more exciting time to visit!
Location and sizeJust four hours’ flight from the UK, Turkey
occupies an area of over 300,000 square miles
–almost three and a half times larger than Britain.
With over 5,000 miles of coastline, Turkey is
situated in the Eastern Mediterranean, straddling
the continents of Europe (the region known as
Thrace) and Asia (Anatolia). The country is sur-
rounded by water on three sides: the Black Sea
to the north, the Mediterranean to the south and
the Aegean to the west.
Turkey is bordered by Greece and Bulgaria to the
west, and to the east and southeast by Georgia,
Armenia, Azerbaijan, Iran, Iraq and Syria; and it is
this strategic position as the most easterly coun-
try in Europe which lends Turkey its unique blend
of cultures and traditions.
CitiesWith a wealth of spellbinding regions, this geo-
graphically diverse land encompasses glorious
beaches, snow-capped mountain ranges, rolling
steppe and fertile plains, interspersed with
engaging towns and villages saturated in historic
interest.
The modern Turkish capital, Ankara, is a planned
city with a western feel, despite its central loca-
tion within the country. The home of the Turkish
government, universities, industry and commerce,
Ankara is a city of high rise apartment blocks and
busy thoroughfares.
Situated on a rocky hill with a population close to
four million, Ankara is Turkey’s second-largest city
after Istanbul, and was strategically developed by
Turkey’s founder, Mustafa Kemal Atatürk, who
declared it the capital
in 1923 after gaining
victory in the War of
Independence.
Although many visitors
stop in Ankara only to
pick up visas and buses,
it retains some interesting Roman and Hittite sites
and makes a reasonable base from which to
explore Anatolia.
But it is Istanbul, the historic capital of the
Ottoman Empire, with its sparkling seas, minaret-
strewn skyline and labyrinthine bazaars which
captures the visitor’s imagination.
why turkey ?From the startling blue seas of the Turquoise coast,
to the dramatic skyline of Istanbul, the magnificent moonscapes
of Cappadocia and the ancient ruins of Ephesus, Turkey is a land
full of surprises, a place of magic and mystery where east meets
west in a powerful mix of tastes, colours and textures.
‘Turquoise’ – coast is becoming an increasingly
attractive location for buyers and offers some of
the most competitively-priced property in the
Mediterranean region.
Currency Turkish Lira (TL)
Government and PoliticsThe Republic of Turkey is a secular democracy
governed by the rule of law. The head of state is
the President of the Republic (currently Abdullah
Güll), elected for a term of office of five years.
Executive power is applied by the Prime Minister
(currently Recep Tayyip Erdogan, former mayor of
Istanbul and leader of the conservative AKP); leg-
islative power is vested in the Grand National
Assembly of Turkey; and judicial power lies with
the independent courts and supreme judiciary.
While there have been periods of political unrest
and fragmentation, the government upholds
Mustafa Kemal Atatürk’s nationalism.
Since 2007 only parties that win a minimum of
10% of the votes have a right to parliamentary
representation: at present there are seven parties
thus represented in parliament. The country
is also a member of NATO and a candidate for
EU membership.
PopulationEstimated at approximately 72 million as of July
2008.
The population is majority Turk, with minority
groups including Kurds, Laz, Arabs, Albanians,
Assyrians, Bosnians, Circassians, Germans,
Levantines, Poles, and Roma, as well as the
three officially-recognised minorities: Armenians,
Greeks and Jews.
The official language is Turkish, with other
languages spoken by minority groups.
ReligionIslam is the main religion of Turkey, with 99% of
the population being Muslim, mostly Sunni. There
are also smaller groups of Shiites and Alevis
(non-orthodox Muslims). Minority religions include
Christianity and Judaism. While it has been chal-
lenged by some groups in recent years, Turkey
remains a secular state with no official religion.
Many Turkish Muslims attend Friday prayers, and
religious festivals such as Ramazan are
observed.
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Today this sprawling city is Europe’s largest, with
a population of around 12 million and a reputation
as one of the world’s most exhilarating destina-
tions. With its world-renowned heritage sites,
burgeoning business centre and bustling ports,
few would disagree.
EconomyDespite the recent global economic downturn
and the country’s turbulent economic past,
Turkey has continued to grow and is slowly gain-
ing stability and sustainable growth, due largely
to a series of policies implemented between
2002 and 2007, which were based on structural
reforms, and fiscal and monetary policies.
The implementation of such plans saw the GDP
average 7.4% during this period, making Turkey
one of the fastest growing economies at that
time, and with an estimated GDP growth rate of
5% forecast for the next few years, together with
a drop in inflation, the future of Turkey’s economy
is looking strong. Private enterprise is blossoming
and, no longer dependent on agriculture, Turkey
has seen a growth in industry and services, with
other key sectors encompassing banking,
electronics, textiles, oil refining, petrochemical
products, food, mining, iron and steel, machine
industry and automotive.
Foreign investment continues to rise, the recent
introduction of a mortgage system has seen a
growth in construction, and tourism is booming,
with the Turkish government set to invest millions
of dollars in developing the south west as a major
tourist hot spot.
In addition to a cost of living which is a third of
that of the UK, and with an improved infrastruc-
ture and low property taxes, the south-west –
ClimateTurkey is a place of varied climatic regions, from
the rainy Black Sea coast to the harsh temperatures
of the interior and the seasonal extremes of the
east; but it is in the coastal climate of the Turquoise
coast that most visitors have an interest.
Sarigerme area - South-west coast
For more detailed climate information - www.holiday-weather.com
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climate
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The great Ottoman Empire took hold after
Mehmet the Conqueror's armies took
Constantinople in 1453, establishing the former
Byzantine capital as the newly-named Istanbul.
The vast Empire stretched from central Europe
to North Africa and the Arabian Peninsula, but
despite its wealth and magnitude, it was
eventually defeated during the First World War,
leaving behind a multitude of castles, mosques
and palaces, many of which can still be
visited today.
The modern Republic of Turkey was established
in 1923 after the
acrimonious
War of Independence
(1920-1922)
between invading
Greek forces and
Turkish nationalists, led by Mustafa Kemal.
The country's first president, Kemal, became
known as Atatürk, or 'Father of the Turks'. Atatürk
established a democratic government in the new
capital of Ankara and set about transforming the
country into a western civilisation. Turkey's
forthcoming entry into the EU will be seen by
many as the absolute realisation of Atatürk's
dreams.
ReligionThe majority population of Turkey is Sunni
Muslim, with smaller numbers of Shiites and
non-orthodox Alevis, as well as minorities of
Christians and Jews. Popular Muslim
celebrations are observed and many Turkish
Muslims attend Friday prayers.
Turkey remains a secular state and on the whole,
Turkish Muslims are moderate in their beliefs,
especially in the larger cities and coastal areas,
with eastern and less developed areas being
more conservative. Turkish women generally
wear western-style clothing, although some do
wear headscarves and visitors should be
reminded to dress appropriately when visiting
mosques, i.e. no bare shoulders or shorts,
and headscarves for women.
about turkey
at the crossroadsbetween Europe, Asiaand the Middle East
HistoryTurkey's strategic position at the crossroads between Europe, Asia and the Middle East has led to
an animated history, since the time of its earliest settlements in 7500BC at Çatal Höyük near Konya.
Many civilisations have ruled this ancient land of Anatolia, from the Hittites and Ancient Greeks,
to the Persians, Romans and Byzantines, each leaving in their wake
a distinctive archaeology
and tradition.
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Turkish desserts are a sweet and sticky affair,
with favourites including baklava (puff pastry with
nuts and syrup), custard-based desserts and rice
puddings. Popular drinks include black tea, apple
tea (particularly useful for luring tourists into
carpet shops), and Turkish coffee. Alcoholic
tipples include locally-brewed beer, the national
raki (an anisette accompanied with water),
and Turkish wine.
ShoppingLocal markets take place in nearly every town in
Turkey each week and are great places to buy
leather goods, jewellery, and carpets and kilims
(rugs). Other good buys include pottery, copper
vessels, and inlaid wood - such as the ubiquitous
backgammon board. Less expensive items
include Turkish delight (lokum), apple tea powder,
and other souvenirs. Larger resorts have bazaars
(basar) and while they may not rival their medieval
counterparts in Istanbul and Izmir, they are great
places to while away a few hours in the traditional
shopping areas. Many shops in busy resorts are
aimed towards the tourist and touts can become
tiresome. However, well-meant offers of tea while
considering a purchase come with no obligation
to buy and are merely an extension of Turkish
hospitality.
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TravelGetting around in Turkey is easy, with the very
efficient and popular Dolmus bus service which
seems to go anywhere at any time. There is
fierce competition between rival bus companies
which is reflected in the fares.
Dolmuses - minibuses which follow etsablished
routes - are useful for travelling between small
towns and villages and can be hailed at the
roadside. Just shout when you want to get out!
Midi-buses are a larger version of dolmuses and
usually operate on longer routes which do not
quite require a full-sized bus. Trains are a less
popular option in Turkey as they do not always
follow the quickest routes and carriages are often
poorly maintained. Although several newer, more
direct routes have been built for intercity links,
the trains in Turkey are generally slower and less
pleasant than travelling by bus. Car hire is readily
available from airports and town centres and
there are plentiful petrol stations, although driving
in Turkey is not for the faint-hearted.
Taxis with meters are now common in Turkey,
but visitors should still beware rogue drivers who
charge extortionate fares and refuse to use them.
There are also reliable water-taxi services in the
coastal resorts of Çalis and Dalyan.
Food and DrinkTurkey boasts a tradition of excellent food made
from locally-produced, fresh ingredients and very
little is imported. Breakfast usually consist of
bread, honey, sheep's cheese and olives with tea
to wash it down with. Some hotels serve a
cooked breakfast and you will easily find English
cooked breakfasts in the more popular resorts.
Lunch is usually light and the main meal of the
day is taken in the evening. Starters generally
include meze, a variety of hot or cold traditional
dishes which include puréed aubergine, stuffed
vine leaves, and cheese pastries. Main courses
usually include lamb or beef, although roast
chicken is also popular. Fresh fish is often on the
menu, while vegetarian food can still be difficult
to track down. You will also find Turkish pizza,
kebabs and a wide choice of international cuisine
in the tourist areas.
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Cost of livingLiving in Turkey is considerably cheaper than the UK and other Mediterranean areas
and this means that your UK pension or savings will go a long way on eating, drinking
and other consumables -though you should expect to pay more for imported goods.
Petrol is comparatively expensive in Turkey, but the efficient public transport system makes
an excellent alternative to driving; and while discount call cards are available for international
calls, telephone bills and internet access can be higher than at home. Salaries are much lower
than in the UK.
There can be significant differences in the cost of living in the different regions, with coastal resorts
being more expensive than rural areas, and Istanbul being the most expensive place to live
in the country as a whole.
TaxesIncome tax is banded and can be as high as 45 per cent of your earnings, but you may be able
to make some deductions for rent, insurance, health, and some clothing, food and education.
The self-employed must submit a tax return and make advance payments each quarter. Tax is
calculated according to the previous year's earnings and amounts to approximately 20 per cent
of your net profit.
Income tax must be paid on any increase in value when you sell a property which is not your first
home. Properties purchased before 1st January 2007 are exempt from capital gains tax after four
years of ownership, and five years if the property was purchased after that date.
Other taxes include property transaction tax at 1.5 per cent of the property value, an annual
property tax paid in bi-annual instalments (approximately 0.1 per cent for residential buildings),
and environmental tax (about £100 annually, based on the quantity of water used).
Pensions and benefitsUK state pensions are not affected by moving abroad, though the money will need to be transferred
into a Turkish bank account. Avoid large bank charges by transferring larger amounts less often. If you
haven't retired yet, it is worth continuing to make National Insurance contributions in order to be eligible
for a full state pension.
http://www.shelteroffshore.com/index.php/living/cat/C101/
living in turkeyVisa requirements
British passport holders require a tourist visa for holidays and stays in Turkey of up to three months
and must have six months' validity on their passport at the time of entering the country. Sticker-type
visas are available at the port of entry in Turkey for £10.00 or in advance from the Turkish Consulate
in General (London) for a fee of £66.00.
Tourist visas do not give visitors the right to take up employment (paid or unpaid) or to reside, study
or set up in business in Turkey, and those wishing to do so must apply for a residence visa.
This can be obtained in Turkey by applying to the nearest police headquarters after the 90-day
visa expires, or can be acquired from the Consulate General.
http://www.turkishconsulate.org.uk/en/visa.htm
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BanksThere is plenty of choice on the high street in Turkey but red tape can be tiresome and it is probably
in your best interests to get recommendations from other expats. There is a wide range of current,
savings and deposit accounts available at Turkish banks and there is no real reason to choose an
international bank over a Turkish one.
Credit cards, debit cards and Internet banking are available and the chip and pin system has been
introduced. Opening a foreign currency account will protect your money against possible devaluation
of the Turkish Lira (TL). Most expats choose to keep both a sterling and a lira account; interest can
be as high as 15 per cent on the latter.
Cash machines are at hand in all towns and resorts where you can deposit, pay bills and transfer
money, although using foreign credit and Maestro cards will incur a charge. Utility bills can also be
paid by standing order and online. There are often English-speaking staff at branches in resorts.
PetsCurrent regulations mean that you can only take one cat, one dog, one bird or ten aquarium fish
to Turkey and you will need legal advice if you wish to bring more animals. Dogs and cats must be
vaccinated against rabies (which is rare in Turkey), and dogs must also have vaccinations for parva,
distemper, hepatitis and leptospiroz. These should be done between six months and 15 days before
travel.
You need to obtain an essential official certificate, for which you need a record of your pet's
health and a vet's health certificate issued no further in advance than ten days before travelling.
All papers must be stamped by the UK agriculture department before you depart and must be
given to the official vet on duty once you arrive in Turkey.
http://www.masainternational.com/turkey/pets
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UtilitiesWater and electricity will normally be connected in new builds, but older properties may need
new connections which can be expensive. You will need to prove that all taxes and fees have
been paid and that the property meets building regulations before utilities will be connected.
Tap water is not generally suitable for drinking in Turkey and you can get refillables from local
suppliers. The mains water supply is metered and bills can be paid on a monthly or quarterly basis.
Electricity is supplied by AYDEM, a state-run company, and operates on 220 volts. UK appliances
can be used with an adapter. Electricity supplies can fluctuate due to increasing demand and power
cuts can occur.
Gas is supplied by the canister and is ordered and delivered by local suppliers.
Mains supply is only available in larger cities.
EducationChildren in Turkey start school at the age of six or seven and attend eight years of compulsory
education, followed by three years of further education before university. Children of foreign nationals
are allowed to attend state schools, although facilities are better at private and international schools,
which are found only in larger cities.
HealthStandards and availability vary enormously between regions in Turkey but most large towns and cities
offer both state and affordable private healthcare facilities. In cities and larger resorts you will find
English-speaking clinics.
If you are a permanent resident in Turkey, it is a good idea to take out expatriate
medical insurance, as foreign nationals have to pay for emergency treatment even
in state run hospitals.
These hospitals often suffer from a lack of funding, and facilities and care can be basic. Private clinics
and hospitals, on the other hand, offer very high standards of nursing throughout the country. Before
you take out medical insurance, it's always a good idea to find out what will be covered and make sure
that you won't end up paying huge excesses if you need to see a doctor or dentist.
Residents should also be aware that the ambulance service in Turkey is not well-developed
and it is often quicker to get to hospital by taxi rather than wait for an ambulance to turn up.
http://www.shelteroffshore.com/index.php/living/more/healthcare_in_turkey/
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There are no prizes for guessing what lends
the Turquoise coast its name. The south-western
region of Turkey is where the Aegean and the
Mediterranean seas collide in a profusion of
colours, sights and sounds. The stunning
waters and pristine beaches are just some of
the reasons why many visitors flock to the resorts
and return time and time again to this sun-soaked
corner.
Many enjoy the unique Turkish culture and
spectacular scenery and sites so much that
they choose to invest in property in the area,
from as far west as Bodrum to Side and
beyond, and there is a wealth of fascinating
locations from which to choose when
purchasing a second home in the sun.
Surrounded by the wooded Toros mountain
ranges, rugged rocky outcrops and beautiful
white sands, this scenic and historical
area - which some pronounce the cradle of
European civilization - is packed with fascinating
natural, archaeological and cultural gems, and
despite the bustling business of the large resorts,
there is still scope for those who seek a secluded
and peaceful idyll away from the crowds.
The larger resorts of the south Aegean are within
easy reach of the Greek islands of Kos and
Rhodes and there are many interesting boat trips
setting out from the tourist towns of Bodrum and
Marmaris. Further along, visitors can explore the
ancient ruins of Knidos and Kaunos, and at
Dalyan look out for the sandy beach and Dalyan
Creek, breeding ground of the rare loggerhead
turtle. Sarigerme near Dalaman is all set to be
a world-class golf getaway, with the Hilton Golf
Resort completion in 2010.
At Fethiye climb up to the ancient Lycian rock
tombs, a legacy of the great Lycian kingdom,
before exploring the stunning national park
surrounding Ölüdeniz with its glorious beaches,
sparkling blue lagoon and fabulous walking
opportunities in the pine-clad mountains which
frame the bay.
Overviewof thesouth westcoast of turkey
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Overview of the south west coast of turkeyFurther east, visitors hoping for a more relaxing location venture to the pretty old fishing village
of Kas, while those seeking an all-inclusive package deal head straight for Kemer's big hotels.
This area offers a bountiful supply of day trips, too, from Patara's wonderful eleven-mile beach,
to the magical chimaera - a natural flame which dances from the rock - at Olympos,
and the crumbling cities of Xanthos, Myra and Phaselis.
Inland and within easy reach of the Turquoise coast are yet more fabulous sites:
wander the remains of the Roman city of Hierapolis and bathe in the city's thermal waters, or spend
an hour basking at the calcified waterfalls of Pamukkale, near the city of Denizli. Meander through the
old carpet-making town of Milas or take in the sights of Mugla, the first town in Turkey to appoint
a female governor.
The south-west area is well-served by international airports at Dalaman (the most accessible for the
region), Antalya, Milas and Izmir, and there are now roads which serve most of the towns and villages
along the coast, a far cry from the 1970s when many coastal towns and villages were accessible only
by boat.
Whether you hope to follow sun-drenched days on the beach with wild nights in the bar, wish to
immerse yourself in a cultural retreat, or are simply looking for some peaceful rest and relaxation,
the Turquoise coast has plenty to satisfy every type of visitor.
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DalyanIt is due to the turtle's presence in the area -
one of the last few remaining breeding sites in
the Mediterranean - that Dalyan has managed to
preserve some of its small town appeal.
Special conservation rules, strictly enforced
in order to protect the turtles, mean that major
development in the resort has been kept at bay,
and this once-sleepy farming town has managed
to retain some of its former tranquillity.
Dalyan is just a thirty-minute drive from the
international airport at Dalaman and is close to
the main coastal road, with Marmaris to the west
and the ancient Lycian sites to the east.
This low-key resort is overlooked by the imposing
rock tombs of the Lycian kingdom cut high into
the mountainside above the town. Whilst there is
a good selection of shops, restaurants and bars,
Dalyan is more laid-back than its noisier
counterparts and is the perfect place to while
away a relaxed summer evening. Health facilities
are available in the town and the nearest hospital
is just twelve kilometres away in Ortaca.
Local planning regulations dictate that only
smaller low-rise complexes and villas are given
planning permission, and there are therefore
fewer apartments available than in neighbouring
towns, a factor which keeps prices in the area at
a premium. For those seeking a more traditional
home, a new build in the same style makes a
much more viable purchase than the old stone
houses of the area which are not earthquake-
proof.
dalyanThe pretty riverside resort of Dalyan is situated
on the delta which leads from Lake Köycegiz to the sea,
via a ten kilometre-long channel lined with reed beds which
are a haven for wildlife and birds.
At one end, the stunning Iztuzu beach, a five kilometre-long sand bar
which separates the sea from the mouth of the Dalyan Creek,
is the breeding ground of the rare loggerhead turtle which
nests on the beach between May and October.
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DalyanDuring the summer months, the river is in
constant motion, with excursion boats ferrying
visitors backwards and forwards to Lake
Köycegiz, the ruins of Kaunos, the mud baths
and hot springs of Sultaniye and the Iztuzu beach
which boasts excellent swimming in addition
to the chance of glimpsing the famous turtles.
The ancient city of Kaunos, still only
partially-excavated, used to be by the sea,
but its old harbour has long since silted up,
and the site is now accessible from the reeded
channels which pass through Dalyan.
Founded around the 9th century BC, the ruins
include a well-preserved 5,000-seat theatre,
baths, an acropolis, defensive walls and a
basilica, in addition to the rock-cut tombs.
You may also spot the strange-looking wooden
fishing weirs in the river here - mullet is still fished
in the waters.
The Sultaniye open-air mud baths and hot
springs are also a major attraction, where the
mud reaches temperatures of 40°C and is rich
in therapeutic minerals, claimed to be excellent
for skin conditions and rheumatism. Once you've
wallowed for a while, take a dip in the sulphur
pools to cleanse your body.
Nearby centres include the once-sleepy
agricultural town of Dalaman, which now has
excellent bus connections due to its proximity
to the airport, and Göcek, a small fishing port
almost entirely enclosed by spectacular
mountains, which has an enviable yachting
marina and is fast becoming a popular,
small-scale upmarket holiday resort.
izutzu beach dalyan
SarigermeSarigerme is the name given to the stretch of
beach close to the small town of Osmaniye in
the Dalaman area, which has almost become
synonymous with the town itself.
With a tradition of agriculture, the region
produces cotton, citrus fruits, and vegetables .
The town of Dalaman is becoming increasingly
targeted by the tourist market since the
introduction and subsequent expansion of the
international airport just out of town.
In the town itself visitors are still able to catch
a glimpse of real Turkish life, while enjoying the
shops and restaurants which have appeared
along with the tourists, and the surrounding
countryside is still green and untouched.
Sarigerme is a true haven for the holiday-maker,
with its pine-fringed sandy beach and seven
kilometres of shallow waters, and the recent
investment in this stretch of coast means that
great care is taken to maintain the beach and
services, which include sun beds, umbrellas,
cabins, toilets, and food and drink outlets - for
a small entrance charge.
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sarigermeThe coastal resort of Sarigerme is located only fifteen minutes from
Dalaman international airport, the area is renowned for its spectacular
scenery and views across the Mediterranean.
sarigermeat your leisure
The completion of the new five-star Hilton Golf
Resort and Spa, which opened, summer 2009,
has brought with it significant interest from
investors and buyers alike, and the Turkish
government also plans to develop the marina,
hotels and the residential area nearby.
Furthermore, the first of a number of additional
courses planned for the region is due to open
in 2010, thanks to the increased government
spending. Such plans have inevitably resulted
in a hike in land and property prices in the
Sarigerme area.
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luxuryHilton Golf Resort and Spa
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Nearby is white water rafting on the Dalaman river, and the pretty island of Babaada just off the coast
is a refuge for yachters and boaters who moor there on their way between Göcek and Marmaris, while
the rockier far side of the island is also good for diving. Braver souls swim from the coast to the island
itself and are rewarded with magnificent views of the scenery beyond the beach and town of
Osmaniye, a modern town which has yet to bloom under tourism, despite its location just 850 metres
from the beach.
Sarigerme is also close to the site of the ancient city of Physilis. Now buried beneath the sand, the city
is unlikely ever to be excavated because of development plans, although it is still possible to see parts
of the ruins on the banks of the Sarisu stream, including its late Byzantine-era walls and the remaining
two columns of a church.
Other sites in the area include Karatepe-Aslantas, a 4,000 year-old site with ruins dating back to the
13th century, and the once summer retreat for the neo-Hittite kings. Now there is an open-air museum
where visitors can view the crumbling walls and look out over the artificial Lake Ceyhan, created for
hydro-electric power and leisure pursuits.
And if that's not enough culture for one day, you can also drop
by the age-old sites of Hierapolis-Castabala, Issos, and Payas -
where you can view an Ottoman caravanserai with its complex
of baths, courtyards, a mosque and an ancient bazaar.
Buying a property in Sarigerme means just a fifteen minute
hop to the airport, easy
access to golf and the
beach, and prices which
reflect its accessibility
and natural beauty.
sarigerme
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The area is also becoming known for its world-class golfing and the new Hilton Dalaman Golf Resort
and Spa which opened in summer 2009 in Sarigerme boasts an 18-hole championship golf course,
a nine-hole golf academy facility, a health club and spa, and a range of other leisure facilities.
There are also a number of excellent golf courses in and around Antalya and Bodrum.
Days outThere are a multitude of day trips from all the bigger resorts in the south west of Turkey, and aside
from the wealth of ruined Roman cities in the area (see the Dalyan and Sarigerme sections) there
are also some fabulous trips worth making further afield.
One of the most popular excursions includes a visit to Pamukkale, the 'Cotton Castle' in the Denizli
Province. This captivating natural site composed of white calcium formations cascades down the side
of a ridge in a series of travertine pools, shelves and stalactites.
The pools were formed by warm mineral water washing down the cliff, leaving deposits of calcium
behind. The Romans built a spa city, Hierapolis, on the site, where you can still visit remains which
include a stunning 12,000 seat theatre.
A drivable distance away from Pamukkale is the renowned classical city of Ephesus (Efes) a well-pre-
served ancient trading city near the modern-day city of Izmir. A walking tour of the city will lead you
down the central promenade to the library of Celsus and the great theatre, as well as many other
treasures. Excavations and restoration work continue to take place.
Less dramatic gems of the region include the weekly markets in most towns, where you can pick
up great bargains; but most visitors love to simply kick back and enjoy great food and drink while
watching the sun go down over the blue Mediterranean Sea.
http://www.turkuaz-guide.net/adventure.html
www.lycianturkey.com/things-to-do-places-to-visit-activities-lycia.htm
activitiesThe south west region of Turkey offers something for every visitor in terms of
rest, relaxation and, for the more adventurous, a host of more energetic outdoor
activities. From trekking and horse-riding in the Toros mountains, to canyoning
in the Saklikent Gorge, there's plenty for those who prefer to enjoy the weather
away from the beach. Spend a day canoeing on the Xanthos river, or explore
the under-water ruins in the Kekova-Simena region by sea kayak.
Go mountain-biking, or take a jeep safari through
the fascinating region of Lycia.
ActivitiesScuba diving is on offer at many of the major resorts, and the warm, calm waters, combined
with good visibility make this part of the Med a great place to establish or hone your diving skills.
Paragliding is also popular in the region, with centres at Kas and Ölüdeniz, where you'll be rewarded
with stunning views of the blue lagoon and beyond.
If you fancy something a little more laid-back, why
not visit a Hamam and take an invigorating Turkish
bath, or enjoy a boat trip along this ancient
stretch of coastline.
The Turquoise Coast is a yachting haven, with every type
of outing from chartered gület cruises to sailing tours, and boat trips
to the Greek islands. Many resorts along the coast have fine marinas.
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The increase in demand for Turkish property is
due to several determining factors, not least of
which include government spending in the south
west coastal region, the devaluation of the pound
against the euro, and an increasing number of
year-round budget flights to the area. Improved
infrastructure and building regulations, as well as
capital growth, a reduction in inflation, and the
straight-forward buying process have also made
major contributions to the area's popularity.
New facilities and amenities are being built,new
mortgage products are available from European
and Turkish banks, and new leisure projects such
as marinas and golf courses are also on the
increase. There are efficient hospitals with
English-speaking staff, new restaurants and bars,
a low cost of living, and low crime rates. Strict
planning controls place limitations on
building height, as well as making
improvements in building quality and
ensuring that all new properties are
built to withstand earthquakes.
The Turkish government is seeking to
bring its laws and policies into line with
the rest of Europe, in preparation for the
country's long-desired entry into the EU.
Inflation dropped from previously high
rates to a mere 7.7% by the end of
2007, and the downward trend looks
set to continue into 2009. And with a 6% year
on year increase in the economy since 2002,
the Turkish property market is in a strong
position.
Combine all this with Turkey's stunning scenery,
300 days of sunshine, relaxed lifestyle,
fascinating cultural diversity, and the fact that
the Turquoise coast is just a three and a half
hour flight from the UK, and it's easy to see
why Turkey has become the hottest destination
in Europe. Add into the pot economic, religious
and political stability and it's no surprise that
2008 saw visitor numbers reach 26 million
(up 17% on the previous 12 months), making
Turkey the number one holiday destination for
the British in 2008.the turkish property marketSince 2003 when Turkey first opened its doors to foreign property buyers,
the Turkish property market has snowballed, with foreign buyers investing
an estimated $10 million in the real estate market.Numbers of British-owned
properties have increased from 3,000 in 2003 to an estimated 20,000 or more
in 2008.
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RestrictionsAlthough there are some restrictions on where
foreign investors are allowed to buy, these do not
affect the average buyer and have largely been
put in place to avoid building on agricultural land.
Foreign investors therefore cannot buy outside
officially-planned building zones (i.e. in rural
areas or villages), or in military areas or areas
of historical conservation.
The buy-to-let marketProperty rental has been restricted in recent
years due to a lack of year-round flights and
the popularity of the holiday package industry.
However, with flights on the increase and an
improved infrastructure, now is a great time to
invest in a buy-to-let property on the Turquoise
coast, and the Mediterranean region looks set
to yield healthy returns for investors over the next
few years. Investing in a more expensive property
by the sea means greater rental opportunities,
with a detached villa with a private pool
commanding up to £900 per week, and a
two-bed apartment bringing in £300 per week
during the summer season. For those on a
budget, inland areas with regular shuttle buses
to the beach make a good alternative. The best
areas to invest in for long-term gain are beyond
Alanya, and those seeking short-term returns
should concentrate their search in the more
established resorts of Fethiye and Dalaman.
For re-sale, look for property with a high quality
build in a good location.
Government investmentThe Turkish government plans to increase visitor numbers to 30 million by 2010 and is investing heavily
in developing the south west coast as a major tourist hotspot, thereby ensuring continued growth in the
tourist and property markets. The Turkish Tourism Ministry, together with the private sector, are set to
invest $320m in strengthening Turkish tourism and expanding into new markets through international
promotion, and effective advertising campaigns which have already been implemented. The Turkish
Tourist Board is also hoping to expand the tourist season in Turkey to 12 months a year with the
introduction of year-round flights.
Credit crunch nerves ?
As the euro has gained strength, holiday-makers and second home buyers
have been looking away from the euro-zone towards destinations where their
pound will go further, and with its proximity to the UK combined with relaxed
ownership laws for foreigners, Turkey has become the obvious choice for
investment.
Property in Turkey is great value for money in comparison with the established
markets in Spain, France and Cyprus. Now's a good time to get on the ladder
if you're a first-time buyer and can't afford to buy at home, and it is also a
good time to be thinking about your long-term lifestyle plans.
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Dalyan
A smaller, quieter resort in a beautiful rural
area with a good choice of villas
and apartments.
Dalaman
Plans for a major new golf course and
marina, in addition to year-round flights
to the region's international airport mean
that investor interest is rising.
Prices in Dalaman remain competitively
low.
Sarigerme
Presently a quaint and authentic
Turkish village with 6km of white sandy
beach, Sarigerme is a major location for
investment from the Turkish government.
Sparking off the investment is the new
Hilton Golf Resort and Spa completed
in spring 2009 with the golf course
opening late 2010.
Göcek
Göcek is considered Turkey's top
yachting centre and is an exclusive resort
where property prices are higher due to
a lack of suitable building land and strict
development controls.
Fethiye
The Fethiye area boasts a good
selection of reasonably-priced
properties from town-centre
apartments to secluded villas.
The main areas
of investment in Turkey
are along the Aegean and
Mediterranean coasts in the south west
which boast some of the most
beautiful beaches and scenery in the country.
The most popular areas for British buyers are Kusadasi,
Altinkum,and the Bodrum peninsula to the west; the
emerging markets of Dalaman and the areas
surrounding Fethiye, including Çalis,
Oludeniz, Hisarönü, Ovacik, and
Kalkan to the south; and further east,
Alanya and Belek. Peaceful areas for
those wishing to avoid the hoards
can still be found away from the
busy centres.
Most properties along the Turquoise
coast are bought as holiday homes,
with an emerging rental market and
some permanent relocation due to
the low cost of living and great
quality of life.
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The buying processWhile the buying process is relatively straight
forward in Turkey and certainly less expensive
than in France or Spain, buyers should still
proceed with caution and ensure that every step
is carried out with a reputable agent or developer.
When you have chosen your property, you will
need to secure it by paying a deposit of £2,000
before it is taken off the market. You may then
choose to instruct a local solicitor who
is experienced in dealing with foreign buyers.
The solicitor will then request a copy of the title
deeds and carry out all the necessary searches
at the registry office, which will include confirming
the vendor's right to sell the property, as well as
checking that planning regulations have been
carried out and that the property is not in a
restricted zone.
Once these searches have been completed,
a preliminary contract will be drawn up and you
will need to pay a deposit to secure the property
while military checks are carried out. The contract
should be drafted according to Turkish law and
should be simple and fair to both parties. At this
point you should also open up a local bank
account and register with the local tax office
to obtain your tax number.
Military checks will normally take between six and
eight weeks, and will include your eligibility to
purchase, as well as making sure that the proper-
ty is not in a restricted zone. This includes areas
of historical or archaeological importance as well
as military areas. This can often be the lengthiest
part of the whole process.
After you have been cleared through the military
checks, completion can go ahead. This involves
the signing of a final contract by both parties,
transfer of funds (costs - which add up to around
six per cent of the purchase price - include all
legal fees, transfer tax, registration fees, Notary
Public fees, estate agent commission if applica-
ble, and compulsory earthquake insurance), and
the issue and registration of a new title deed in
the buyer's name.
You may grant power of attorney to a solicitor or
other trusted party but this should be drafted by
a Turkish solicitor and notarised in your presence
at the Notary Public.
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Financing Your Property
Since the changes in legislation in July 2003
which lifted restrictions on foreigners purchasing
property in Turkey, there has been an inevitable
property boom in the beautiful south-western
region of the country, with Britons at the front of
the queue to receive their slice of sun-drenched
Turkish life.
The first thing buyers need to decide when
financing their Turkish property is whether to
re-mortgage on an existing UK property, and
use the loan to buy in cash (generally the
cheaper option); or to borrow against their
Turkish property.
New mortgage facilities have been in place since
January 2008 and mean that foreign buyers of
residential property in Turkey can now apply for
euro and sterling mortgages with several
European and Turkish banks. Buyers can borrow
up to 70 per cent of the valuation or purchase
price of the property - whichever is lower - in
Istanbul and the Turkish Riviera (other areas of
Turkey are currently dealt with on an individual
basis), with minimum and maximum loans ranging
between Û40,000 and Û200,000. Mortgages are
not currently available for off-plan properties but
changes are afoot and it's looking hopeful that
this product will become available in the near
future.
The maximum term for a loan is 20 years and
loans are available for those up to the age of 75.
Interest rates are fixed over a one- to five-year
period after which time they will be reviewed.
While euro interest rates have generally been
lower, buyers should be aware of disadvanta-
geous euro/pound exchange rates unless they
have a euro income. Properties are usually free-
hold and foreigners can own up to 2.5 hectares
of land, which can be extended to 20 hectares
on application to the Council of Ministers.
While you can arrange a mortgage directly with
a European or Turkish bank, it is in the buyer's
best interest to get in touch with an overseas
mortgage broker: not only will a broker be more
experienced in dealing with foreign applicants,
they will also have a broader knowledge of the
full range of products available. Bear in mind that
there will be an application charge in addition to
a fee of between 0.5 and 1.5 per cent of the loan
amount.
Do remember that the application process may
differ from the UK and it may be necessary to
grant power of attorney to a trusted party who
can sort out insurance and other legalities on
your behalf. Above all, don't make an agreement
to purchase a property or pay non-refundable
fees until you are sure that you have the funds
in place, as you may be liable to pay penalty
charges for delaying completion.
Due to the great value for money mortgages
now on the market, the new property regulations,
improving economy, and increase in tourism and
foreign investment, Turkey looks set to continue
attracting foreign property buyers, and with an
increase in construction, there are also likely to
be many more buy-to-let opportunities. If you are
planning to rent your property in Turkey, see the
'Renting your property' section of this guide.
financing your property
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Before you begin marketing your property,
make sure that you are allowed to rent it out on
a temporary basis and are aware of taxation laws
which state that you must declare all income from
your rental property. You will also need to take
out holiday rental liability insurance.
One of the best places to advertise your property
in the current market is online and most holidays
in private homes are booked directly with owners
via the Internet. If you want to do this successful-
ly, you will need to carry out some careful investi-
gation before deciding where to place your ad.
A good starting point is to do a search online
with terms which relate to your property, for
example “apartment in Dalyan”. See which
websites come up first and take a look at them
in terms of navigability and choice, as those
searching for holiday rentals on the Internet are
likely to appreciate sites that are quick to use
and offer a wide selection.
If you are choosing to market your property
privately, you will need to write some good copy
for your website or promotional material, and
include rates, photos and as much information
as possible with regards to the accommodation,
facilities and location, to ensure that your
property is made as attractive as possible
to potential holiday-makers. It is also a good
idea to include testimonials from happy previous
guests.
Make sure your prices are competitive by looking
around online and getting to know your market,
and get a booking contract drawn up outlining
your terms and conditions - your customers
should be fully-informed of your payment,
cancellation and refund policies.
Provide a friendly and professional service when
contacted by customers - always reply promptly
to emails or calls and make sure your website
is up-to-date in terms of available calendar dates
and current rental prices. Make sure you provide
clear directions to your property if you can't be
on the spot to meet your guests in person.
Finally, remember that travel companies, estate
agents, and independent companies will market,
manage and maintain your property for you for
a fee. If you are not living in the area and taking
care of the property yourself, it is worth finding
a local company who will take care of meeting
and greeting, cleaning, laundry, welcome packs
and maintenance.
Sarigerme - all year round rental
with the Hilton Hotel Golf and Spa
renting your propertyWith increased government spending on tourism, continual improvements
in infrastructure and facilities, foreign investment and the emergence of cheap,
year-round flights, the south west area of Turkey is becoming an increasingly
viable location for rental opportunities.
In larger cities such as Istanbul, Izmir and
Antalya, there is potential for high yields from
year-round rental of property, as there is
increasing demand for decent accommodation
among the burgeoning city populations.
The holiday rental market, on the other hand,
is some way behind the urban buy-to-let
market, and the recent boom in construction
means that the wealth of available holiday lets
has led to supply outstripping demand in some
resorts. This makes it particularly important to
choose your property carefully, and do your
research in terms of potential customers:
apartments will rent well in resorts which attract
families, whereas a villa with a pool will give you
better returns in more exclusive destinations
In either case, you can expect to rent your
property out for around six months during
the summer period between May and the
beginning of October, which may often be
sufficient to cover the maintenance of your
property. You may also be able to offer
deals during off-peak seasons.
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We have extensive contacts in all the resorts in which we operate and have built up
an infrastructure that will deliver the services you need.
Our property management service takes care of everything when you are not there.
It encompasses:
1. Key HoldingWe will act as the official key-holder for your property and carry out regular checks.
We inspect the property both internally and externally and check that all appliances
are in full working order.
2. Ground MaintenanceWhere appropriate, gardens, terraces, swimming pools and Jacuzzis
are checked and cleared of debris, dust and leaves.
3. TransportWe will arrange for you, your guests and people renting your home to be collected
and dropped off at the airport. Alternatively, we can arrange for car hire for all or for
just a part of your stay.
4. Property MaintenanceWe will check for any obvious signs of damage and any minor problems, such as blown bulbs,
will be rectified immediately. In the unlikely event of there being a major problem, you will be
notified immediately to give your approval for us to carry out vital repairs.
5. Property PreparationWe offer a full check-in and check-out service both before your visit and prior to a letting.
This includes cleaning and laundry services.
6. Welcome PacksWe are happy to provide arrival packs which range from basic groceries to champagne
and flowers. Just tell us what you want and we will provide it.
7. Special RequirementsWe will be pleased to consider any additional requirements
you may need such as restaurant reservations and golf bookings.
maintainingyour propertyThere are several different levels of service that you might require, from simply organising the
collection and return of keys to a bespoke property management service that could include pool
cleaning and laundry. You simply choose the services you want from our extensive menu and they
will deliver them in the professional manner you would expect.
When you have invested your money in a holiday home, it makes sense to maximise the returns.
Renting your property when it is not being used by, your family or your friends will give you a useful
income stream that will contribute towards the running costs.
We can advise you on the rental levels you can expect at different
times of the year and seek to get you the best possible return.
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Testimonials
Dalyan - Zircon Apartments“I bought an off plan apartment from Lycia
Properties and although I was very apprehensive
at first - as I was using all my savings and all
I could see was a plot of land and plans -
I need not have been concerned as I was kept
up to date on the progress of the build and all
the legal paperwork was taken care of and
explained in full.
“The build was finished on time and was
better than I could have hoped for. Since then
every query or question I have had has been
quickly answered and I have an apartment
I love and great friends in the Lycia
and Overseasproperties4u team.”
Karen Price
Sarigerme - Plot of land“We have been investors in property in both
the UK and Spain for several years and although
we have visited Turkey regularly, it is only recently
we have seen the potential of purchasing land
and property there.
“We purchased through Lycia Properties
and were delighted with the result. The buying
process was straight forward and we were
assisted every step of the way. We found them
extremely professional but of a size to give us a
personal service. We also received an excellent
after sales service on returning home.”
Dreena and Fred Wharton
Uzumlu - 'Design and Build Project'“When we decided to look for a home in Turkey
we trawled different estate agents and booked
our week in Turkey to view.
We also arranged to see Kate & Hakan Cinar,
Lycia Properties for 2 of the days. They showed
us quite a few plots including the one we bought
in Uzumlu. We then sat down with their Architect
and helped design our dream home. Within 2
days we had agreed design, price, contract and
chosen the fittings and we had an agreed com-
pletion date all in English.
They finished as agreed on February 12th 2007
and we moved in on May 1st the same year.
All the snagging jobs were finished speedily and
we were very impressed with their customer after
care service.
We took the jump to leave the UK and do not
hesitate to recommend this company to anyone
else looking to purchase land or houses in this
beautiful area of Turkey as you can have the
confidence in a long established, professional
and friendly English speaking company to trust.”
Fiona & Eric Robson
Ovacik - The Dell Apartments"We bought from Lycia off plan and throughout
the whole process were kept up to date at every
stage of the build. The final outcome was more
than was expected and to date every bit of help
that we have needed has been forthcoming from
not only Kate and Hakan but from all their staff.
I would be more than satisfied to recommend
this company to any one considering buying from
them. In the climate of today's buying abroad this
company does what they say and possibly even
more as they know that we put our trust and
money into their hands and they deliver at the
end. More than first class, as good if not better
than the best that Fethiye has to offer."
Ron and Pat White
testimonials
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Travel / Airlines
Thomas Cookwww.flythomascook.com
Thomson Airlineswww.thomsonfly.com
Aegean Flightswww.aegeanflights.com
Cyprus Turkish Airlineswww.kthy.net/kthyen/
Jet 2www.jet2.com
Easyjetwww.easyjet.co.uk
Pegasuswww.flypgs.com
Avrowww.avro.co.uk
Flight comparison websites
Sky Scannerwww.skyscanner.net
Travel Supermarketwww.travelsupermarket.com
Car Rental
AvisTel: 0090 252 792 51 18www.avis.com.tr
BudgetTel: 0090 252 792 51 50www.budget.com.tr
EuropcarTel: 0090 252 792 54 14www.europcar.com.tr
Official
British Embassy in TurkeyTel: 0090 312 455 3344ukinturkey.fco.gov.uk/en/
Ministry of Foreign Affairswww.mfa.gov.tr/
Turkish Consulate in Londonwww.turkishconsulate.org.uk
Turkish Tourist Officewww.gototurkey.co.uk
Banks
Yapi Kredi Bankwww.yepikredi.com/en
Finansbankwww.finansbank.com.tr
DenizBankwww.denizbank.com/EN
Garanti Bankwww.garantibank.com
Healthcare
Esnaf Hospital, Fethiyewww.esnafhastanesi.com
AXA PPP Healthcarewww.axappphealthcare.co.uk
BUPA Internationalwww.bupa-intl.com
ExaCare Insurance Serviceswww.expacare.net
useful websites
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