USA Turkish Times - Orange groves set the scene for Antalya's new land boom

Orange groves set the scene for Antalya's new land boom

Turkey's southern Mediterranean tourist hotspot, Antalya, is undergoing a transformation worthy of one of Europe's most popular destinations for retirees and tourists, shifting its reliance from a community banking on orange groves to a cosmopolitan city that thrives on the sale of mortar and real estate. A favorite among German tourists, Antalya offers year round sunshine, views of the Toros Mountains, long beaches and ample fresh produce. The foreign communities have made their mark on the city that doubles in population during summer. With pastry shops baking apple and cherry pies to suit northern European tastes and churches opening their doors to various nationalities, the foreign imprint runs even deeper than the real estate developments sweeping across Turkey's coastline. Muharrem and Katie Küçükerdoğan settled in Antalya when they retired at the age of 55 fifteen years ago to enjoy their sunset years in the happiness of a warm coastal climate and culture.

Leaving two daughters behind, Muharrem and Katie were some of the pioneers of Europe's new ageing population to seek sunny, bargain retirement property in Antalya and throughout southern Turkey. Fifteen years ago when their two-bedroom apartment cost YTL 35,000 hardly any other foreigners lived in Antalya. Muharrem now hangs out on his street helping local business owners run errands, talking to the locals and giving directions to tourists. Katie enjoys cooking and long walks in the sun. She said the asthma that gave her trouble in Sweden no longer ails her. Muharrem explained that retiring in Antalya is easy for Europeans. With a bit of savings earning a good interest rate and a 750-euro-a-month pension, “they can live like kings here,” Muharrem said. He pointed out, however, that many foreigners who retire here come for personal gain and not out of an appreciation of all things Turkish or the desire to preserve them and assimilate. Muharrem said he feared the area will become exactly like Europe. “That's bad! Everything will fall to pieces! They don't come here for the good things Turkey has to offer.” he said.

Muharrem estimates that their apartment in the center of town is now worth 70-80,000 euros, but he's not thinking of selling it yet. “If I have enough money one day, I'd like to buy a small orange grove in Antalya and build a small house in the middle of it,” he said. “That's enough for us. We can wake up in the morning, pick our tomatoes and make breakfast.”

Antalya's mortar boom:

Although Antalya has the second largest German population in Turkey, after Alanya, recently Russians and Scandinavians have been visiting and buying property here. Locals say that the desire to buy and settle here is usually the result of a vacation well spent, and the foreigners who have purchased property support the claim.According to Antalya's Chamber of Commerce and Industry (ATSO), by far the greatest number of visitors to Antalya is still German. ATSO estimates that of every 100 tourists who visit Antalya, 38 are German, followed by Russians comprising 22 percent of total visitors, and Dutch 8 percent. These numbers are mirrored in the area's housing market.

Leif Nielsen, a retired Dane, now owns two apartments with sea views in the popular suburb of Konyaltı. The apartments that Nielsen purchased are located in tall apartment buildings that have changed the face and economy of the city. Fifteen years ago, locals claim, Antalya looked like a village. With the advent of hotels and a booming tourism industry, foreigners began visiting and wanting a place of their own. Now the economy has shifted from one dependent on agriculture, mainly the production of citrus, to one driven by trade, transport, construction and real estate sales. The city and shorefront are filled with apartment buildings and hotels.

In terms of value added to the Turkish economy, Antalya's contribution to different sectors is reflected as follows: 5 percent to trade, 2.7 percent to agriculture, 2.8 percent to construction and 3.2 percent to communication and transport.

Spain's Honorary Consul Hasan Akıncıoğlu and owner of Antmarin Inc. a shipping, trading and construction company, said in the 1990s Turkey became a popular bargain destination for Europeans who wanted to invest or retire here. Demand was driving supply. “There was a demand, a need to have and own apartments wherever they might be. For the Turks that's how the industry boomed,” he said. Back then people didn't even care what the buildings looked like, he said, giving rise to the tall look-alike apartment blocks in the city. “The most important thing was to build the building as fast as possible because the demand was there.” Since then, he said, there has been an improvement in the quality of construction.

Foreigners are more interested now in having private homes and villas with swimming pools and modern or unique architectural designs. Akıncıoğlu has purchased 15 look-alike villas in Marmaris that had been abandoned mid-construction. Working closely with Izmir-based architects, Ayyapı, he plans to increase their value tenfold and sell them for over 1 million euros each by giving them each a unique facelift. Some of the houses in his designs he showed to the Turkish Daily News were Hellenic-style, some Ottoman and others French. Akıncıoğlu said he would sell them to people who wanted to be closer to the sea, such as yachtsmen. “This kind of project will be a model for others and increase the demand and standards for these types of buildings,” he said. The architects of the Marmaris project were also responsible for giving Izmir's marina a facelift that has made it appear more rustic and quaint.

Nuray Akkan from Remax Eksper Real Estate said the city's architecture has been tasteless. “It's like they [the buildings] are coming from the same factory. There's no art.” However things are changing now, she said. Along the coast, in Belek, Kemer and even in Antalya beautiful villas are selling for around 1,000 to 1,200 euros per square meter, while in the cities flats go for 700 to 800 euros. Compared to Istanbul, she said, Antalya is cheap. “Everyone can buy a flat in Antalya.”

Yabancis in the villages:

While Europeans are enjoying what Turkey has to offer, Turkish locals are doing, or hoping to do, the same. Construction, real estate and tourism have all profited from the arrival of the “yabanci” (foreigner).

Per capita gross domestic product (GDP) in Antalya has risen significantly in recent years from $1,833 in 1987 to $2,193 in 2001. The latter figure is higher than the Turkish average of $2,146 placing Antalya 20th among Turkish provinces for this indicator, according to Antalya's Chamber of Commerce and Industry.

On the road from Antalya to Alanya, in the heart of Turkey's four-season 43-million-ton fresh fruit and vegetable basket with an estimated annual export value of $800 million, the TDN discovered one of the remaining orange growers in the region who has not sold off the family property to Europeans. Ali Ertunç, who sells his produce for $0.50 cents a kilo (75 kurush), lives in the mountain village Taşal Kaymaz 15 kilometers from the sea. He comes and sells his oranges here on the side of the road twice a week, making around YTL 100 ($75) each time he sets up shop. He said that already in his village some 20 Germans and Dutch have bought property and built condominiums and homes there. They eat cherries and come mostly in the summer, he said. When asked how long he's been growing and selling oranges he explained, “I planted the orange trees 10 years ago.” Most of his family members are planning to sell at least some of their farmland to newcomers looking to build in the village. “We're selling,” he said.

A community and a garden:

Father Reiner Korten, has run the interdenominational and first-established church in Antalya, St. Nicholaus Derneği, since 2004. He believes that the opening of the European Union talks with Turkey in 2004 was part of what helped make the church a reality, along with the booming German and foreign population in the area. How many Germans are there? “That's the interesting question,” he said with a smile. No one really knows, as none of the foreigners are required to register with their consulates. His parish of 40 regular members has an average age of 60. It has a prayer room with a 60-person capacity, a guestroom, kitchen and a library – “older, retired people have a lot of time” – and most importantly, a garden. “We're very happy with this garden.” Last Easter a group representing 14 different nationalities gathered at the church for service, and Korten said he wants the church to be a community center for all Christians on Sundays.

With 29-euro flights to Hanover to see his brother, Korten said: “I don't miss anything here. They [Turks] have a lot of values we've lost that make a community. Life here isn't so regulated.” TABLE 1 Countries of which nationals have purchased real estate in Antalya.

COUNTRY     Number of real estate purchased Germany          15,278 England               12,749 Greece     12,183 Holland               2,739 Ireland          2,541 Denmark            1,905 Austria             1,524 Norway         1,213 U.S.A.                 1,148 Italy   1,091 TOTAL        52,371

Tapu ve Kadastro Genel Müdürlüğü (TKGM)

TABLE 2 Top 10 Turkish cities in which real estates were purchased CITY       Number of immovable properties Antalya         14,610 Istanbul         10,695 Muğla           8,251 Aydın           5,839 İzmir           4,572 Bursa           4,310 Hatay           3,852 Mersin          1,740 Ankara          1,034 Gaziantep     1,013

TOTAL          55,916

Tapu ve Kadastro Genel Müdürlüğü (TKGM)

DAMARIS KREMIDA
ANTALYA – Turkish Daily News

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