What Is Turnkey Construction?
Turnkey construction is a contracting model in which one general contractor manages every stage of a building — from land delivery to handing over the keys. The client receives a fully completed, ready-to-use property without coordinating with dozens of separate subcontractors.
At Turallar Yapı İnşaat, our turnkey scope covers design, permitting, structural work, finishings, MEP installations, landscaping and occupancy permit (iskân).
Scope of a Turnkey Contract
A standard turnkey agreement typically includes:
- Architectural, structural, mechanical and electrical projects
- Municipality approval and construction permit
- Excavation, foundation and structural work
- Finishings: plaster, screed, tiling, paint, drywall
- Mechanical installations: plumbing, heating, cooling, ventilation
- Electrical and low-voltage systems, smart home wiring
- Façade and exterior works
- Occupancy permit (iskân) procurement
Advantages for the Owner
1. Single point of contact
You negotiate one contract instead of separate deals with each trade.
2. Fixed budget
The contract price is calculated on detailed quantities. Cost-overrun risk shifts from the owner to the contractor.
3. Fixed delivery date
The schedule is part of the contract; late delivery triggers liquidated damages.
4. Unified quality control
One firm is accountable for the entire build.
Turnkey vs. Land-for-Flat (Kat Karşılığı)
| Criterion | Turnkey | Land-for-Flat |
|---|---|---|
| Payment | Owner pays cash/loan | Paid in apartments |
| Ownership | 100% with owner | Shared with contractor |
| Decision power | Owner | Mostly contractor |
| Timeline | Faster decisions | Longer negotiations |
What to Watch For
- Attach a detailed technical specification. Tile brand, cement class, insulation thickness — all in writing.
- Define the progress payment system. Monthly quantity-based payments are the norm.
- Use separate provisional and final acceptance protocols.
- Require a performance bond or retention.
FAQ
How long does it take?
Single-story villa: 6–9 months. 4-story apartment building: 12–18 months. Soil and weather affect this.
Is pricing per square meter?
Yes — built area × unit price is the industry standard. Unit price varies with material grade.
Is iskân included?
Yes, occupancy permit procurement is part of our turnkey scope.
Contact us for an on-site survey and a detailed turnkey proposal.
