Two ways we work
We run land-for-flat projects in two ways:
- As the contractor: we take on the project and carry out construction from start to finish.
- As an intermediary: we help landowner and contractor reach balanced, written terms on shares and contract clauses.
Which model fits is decided in the first conversation, depending on the land, the project and what the parties want.
Who is it suited to?
It suits people who own land but do not want to fund construction themselves, owners of an old building that needs replacing, and anyone who wants to turn land into a new home. You can receive the value of your land as apartments in the new building without cash outlay. The risk and timing of the project depend on the contract, so the terms need to be clear from the start.
The process, step by step
- Initial assessment: the location, size and title status of the land, and any existing building, are reviewed.
- Zoning and permit analysis: zoning status, floor-area ratio, number of floors and building conditions are verified with the relevant authorities. The feasibility of the project becomes clear at this stage.
- Offer and share calculation: based on estimated costs and values, the units going to the landowner and to the contractor are calculated and put in writing.
- Contract: the unit list, delivery date, delay provisions, guarantees and title deed transfer schedule are written into the contract.
- Design, permit and construction: the architectural project, building permit and construction are carried out.
- Handover: the occupancy certificate is obtained, units are delivered and deed transfers are completed.
How is the share ratio decided?
The ratio is not a standard percentage. It is shaped by:
- The size of the land and its zoning rights (floor-area ratio, number of floors, building conditions)
- The estimated construction cost and the quality level
- Local sales values
- The project type (villa, apartment block, complex) and the number of units
- Timeline and financing terms
In a sound agreement, how the ratio was calculated is written into the contract or an annex so both parties can verify it later.
Contract points to check
- Definition of the units: floor, façade, area and unit number should be stated precisely.
- Delivery date and delay penalty: delays other than force majeure should carry a defined consequence.
- Guarantees: security mechanisms tied to the deed transfer and construction progress should be agreed.
- Technical specification: materials and workmanship quality should be in writing.
- Permit, occupancy and fee responsibilities: who bears what should be stated clearly.
- Taxes and fees: the split should be in the contract; consult an accountant about current tax consequences.
- Form requirement: have a lawyer confirm whether an official form is required for validity.
Local points in Bodrum
Building conditions on the Bodrum Peninsula vary from area to area. Factors such as the shoreline setback, protected areas, slope and the zoning plan determine what can be built on a parcel. Because these can change, the current position should be verified with the municipality and the relevant authorities before every project.
Time and cost
Time and cost depend on the size of the project, ground and zoning conditions and the quality level chosen, so we do not give a fixed duration or figure on this page. After the initial assessment we prepare a written, itemised quote.
Where we work
Our construction and renovation services apply only to projects on the Bodrum Peninsula.
Frequently asked questions
What share split should a land-for-flat deal have?
There is no single correct ratio. It depends on the size of the land, zoning rights (floor-area ratio, number of floors), the estimated construction cost, local sales values and the type of project. What matters is that the calculation is written down and can be followed.
Does the contract have to be signed at a notary?
Under Turkish law, contracts of this kind generally require an official form (notary or land registry) to be valid. Practice and case law can change, so have a lawyer confirm this before you sign.
When do I transfer the title deed of my land?
This is agreed in the contract. At which stage of construction and with which guarantees the deed is transferred is one of the most debated clauses; having a lawyer review it is recommended.
Can any plot in Bodrum be built on under a land-for-flat deal?
No. Building rights depend on the zoning plan, floor-area ratio, height limits, the shoreline setback and protected areas, where relevant. The zoning status of each parcel must be checked with the municipality and the relevant authorities.
Which documents do you need for an initial assessment?
Usually the title deed, the zoning status document and, if there is an existing building, its permit and occupancy certificate, plus the parcel location. We can complete missing documents together.
Do you work outside the Bodrum Peninsula?
No. Our construction and renovation services are limited to the Bodrum Peninsula.
This page is for general information only and is not legal, tax or technical advice. Verify current regulations and consult a lawyer or relevant specialist before acting.