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Builders - what price?

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juliachcc


Joined: 15/04/2009
Posts: 79

Message Posted:
16/04/2009 19:52

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Message 1 of 32 in Discussion

Hi all



Can anybody tell me what the build cost per square metre is in todays climate for a 3 bed medium size bungalow - also, what can you expect as standard in a medium spec, and a top spec. Thanks





Can anyone reccomend a good, honest builder?



TimothyCadman


Joined: 13/12/2007
Posts: 1040

Message Posted:
16/04/2009 20:46

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Message 2 of 32 in Discussion

Medium build bungalow - 600 per sq metre.



Top spec bungalow - 900 per sq metre.



Take off 100 for a villa with no pool.



Standard is as high or as low as you want it. The building is likely to be well built, the fittings are what you decide to put in there and the price you are willing to pay.



As for builders, Gultekin Ben of Imperial Construction, Ersoy Construction, or High View Homes.



Your best idea is to find a builder and talk to his past clients and see how happy they are. If they are then you've found your builder.



juliachcc


Joined: 15/04/2009
Posts: 79

Message Posted:
16/04/2009 21:10

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Message 3 of 32 in Discussion

Gosh - that sounds expensive. Does that include the pool and house fittings?



What could you expect to get for 600 per sq mtr Tim?



Many thanks for your input.



Quarmby


Joined: 15/09/2008
Posts: 975

Message Posted:
16/04/2009 21:23

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Message 4 of 32 in Discussion

why go through all the hassle there are many resales on the market.



Brinsley


Joined: 04/04/2009
Posts: 6858

Message Posted:
16/04/2009 21:27

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Message 5 of 32 in Discussion

Honest Builders? What eight Discs are you taking with you?!



Richard



cronos


Joined: 26/10/2008
Posts: 2093

Message Posted:
16/04/2009 22:03

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Message 6 of 32 in Discussion

Good advice from Quarmby.

Why pay 80K to have one built,and 50K for a plot of land,when you can buy a resale for 100K to 125K ?



PhilD


Joined: 12/12/2007
Posts: 39

Message Posted:
16/04/2009 22:06

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Message 7 of 32 in Discussion

hi julia,

give zaffa a call at sydney construction,having a villa built by him,very trustworthy.



jay76


Joined: 17/07/2008
Posts: 532

Message Posted:
16/04/2009 22:10

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Message 8 of 32 in Discussion

yes resale is the way to go.



decanddyl


Joined: 17/01/2009
Posts: 792

Message Posted:
16/04/2009 22:15

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Message 9 of 32 in Discussion

IWe go along with message 4 go for a resale, there are enough around and it is a buyers market at the moment. Imperial Construction have some nice properties with a pool available you can look at their web site.



rowlo



Joined: 12/10/2008
Posts: 4796

Message Posted:
16/04/2009 22:33

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Message 10 of 32 in Discussion

paid 560 gbp per m2 for mine , top off the range build , only extras was marble work tops in kitchen and breakfast bar , communal pools , but i dont mind that /// 125m2



juliachcc


Joined: 15/04/2009
Posts: 79

Message Posted:
16/04/2009 23:49

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Message 11 of 32 in Discussion

Thanks for the info from everybody. Les - the info will be useful. Thanks.

PhilD - Sydney construction have been mentioned to me a couple of times - I will certainly see what they have to say when I am out later this year. Can you give me a guide to what you are having built and the costs? You can email me off board if you would rather (juliachcc@yahoo.com )







With regards to buying a resale - we purchased land in Kayaler in 2006 (July) The permissin to buy came through in Dec 2008. We have 1 donum, 3 eveks in two names, and are hoping to sell one part to help finance the house.



Can you use an architech from the UK? Do Sydney include drawings in the cost?



Brinsley - took me a while but I got you.......



scoobydoo


Joined: 10/11/2008
Posts: 2434

Message Posted:
17/04/2009 07:45

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Message 12 of 32 in Discussion

Take Phil's advice and ring Zafer at Sidney Construction, we have just had a bungalow built and we are so pleased with it. It took us 6 years to decided to have a build and we definitely chose the right builder. I can't really give you an idea of costs as these have risen since we signed our contracts so anything I give you may be out of date.



At first he may seem a little more expensive than some of the others but the extras we had thrown in plus his super ideas more than made up for the extra cost.



Zafer: 05330533 862 0863



Who ever you go and see always ask to see older properties and/or make a mental note to go back to these when you are by yourself and speak to the owners.



You are more than welcome to come and see what we have but if you do ring Zafer he may well bring you around anyway.



fire starter


Joined: 19/06/2008
Posts: 3401

Message Posted:
17/04/2009 10:06

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Message 13 of 32 in Discussion

there is a good architect in girne his name is omar.

also have a good builder but down side is he only speaks turkish, but if you can speak turkish i will give you his number.

local guy and my muhtars brother.



TRNCVaughan


Joined: 27/04/2008
Posts: 4578

Message Posted:
17/04/2009 10:23

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Message 14 of 32 in Discussion

Buy a resale. You will see what you are buying and know what the situation is with electricity, water and papers.

It's a buyers market and there are bargains to be had.



roisin


Joined: 19/03/2009
Posts: 358

Message Posted:
17/04/2009 13:39

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Message 15 of 32 in Discussion

Ali Yemeneci built our house and we love it. You can contact him through Sunbeams estate agents. http://www.sunbeamsestate.com. or email info@sunbeamsestate.com. They will show you houses that he has built and introduce you to previous customers.



Mrs P


Joined: 30/09/2008
Posts: 22

Message Posted:
17/04/2009 13:53

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Message 16 of 32 in Discussion

Hello juliachcc



Boyut Construction are building for me at the moment and I have to say they are doing a fantastic job, When I'm not there I get regular emails with pics whenever there is new progress and they have been fantastic with advise and ideas, nothing is too much trouble and all of the guys are very knowledgeable and they have been smack on time for each stage of works, saved me money too with materials, if you dont have contact info already here's the web addy http://www.boyutconstruction.com I have a friend who built his own house in the UK staying over there at the moment and he has been keeping an eye on each of the stages and is very impressed. Buying a re-sale or off-plan property is ok but you very rarely get everything you want and obviously have to make compromises, (I know we bought off-plan 5 years ago) at the very least when you are involved in the planning process yourself you can include everything (well nearly) you want. Hope it all goes well.



Aussie


Joined: 17/06/2007
Posts: 657

Message Posted:
17/04/2009 14:54

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Message 17 of 32 in Discussion

According to the TRNC State Planning authority average construction costs at the end of 2007 were 905 T/L for Houses and 789 TL for apartment per square metre. I would have thought these would have increased in line with inflation maybe 15-20% till now. 2008 numbers haven't been released yet.



http://www.devplan.org/Frame-eng.html.





Aussie



captainjohn


Joined: 08/06/2008
Posts: 201

Message Posted:
17/04/2009 16:43

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Message 18 of 32 in Discussion



This site may be of help to you or anyone else looking to buy a property in the TRNC http://www.lcmservices.net



juliachcc


Joined: 15/04/2009
Posts: 79

Message Posted:
17/04/2009 17:23

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Message 19 of 32 in Discussion

Thanks everyone for your input - much appreciated:



Sue (Scoobydo) - do you have any completed pictures of your build? Did you get your own arcitech, or was the cost and plans included? Could you give me a ballpark figure of the cost, just for a rough idea? You can email me off board if you prefer: juliachcc@yahoo.com. Many thanks.



Rosin Along with Sydney Construction, Sunbeams are also on my shortlist. Wouls appreciate if you could consider doing the above. Many thanks



Mrs P - Boyut have been in touch with me. I am so glad that you are happy with what they are doing for you. Any pics?.



Rose(fire starter) - Think I would be happier knowing I can understand the language....

Aussie and Captain John - thanks for the advice.



cronos


Joined: 26/10/2008
Posts: 2093

Message Posted:
17/04/2009 18:15

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Message 20 of 32 in Discussion

Aussie...msg 17

Were these figures the actual construction costs to the builder , or the costs to the client when overheads and profit are added on ?



WAZ-24-7



Joined: 18/10/2008
Posts: 695

Message Posted:
17/04/2009 22:55

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Message 21 of 32 in Discussion

Build costs in TRNC far to high because people have paid far too much for far too long.

Build costs in UK for a high specification fully certificated build. Detached 4 bedroom with all extras runs @ about 450 per sq metre.

Based on a skilled labour rate of 100 - 130 per 8 hour working shift.

TRNC labout rate is circa 70-120TL per day.

Materials are cheaper in TRNC.

ie. C35 grade concrete is about 45 per M3 UK cost circa 65.

It is little wonder that there are so many builders /developers and agents in TRNC.

There is a vast array of part finnished property as all can see. Land prices are still far too high especially as there is so much finished and part finished stock on the market.

If you cannot get land for about 20K donum then its too much in current market. You really need to seek out the deals. It will get even tougher for land and property developers in the region.



Tasgirl


Joined: 31/12/2008
Posts: 100

Message Posted:
17/04/2009 23:16

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Message 22 of 32 in Discussion

Hi Juliachcc, before looking at any of the suggestions offered by well intended people on this board, take a few moments to check out the home buyers protection group site. You will find a very different view than that of Mrs P, for example, about the Boyut company..........beware there be dragons here !!!



fire starter


Joined: 19/06/2008
Posts: 3401

Message Posted:
18/04/2009 11:23

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Message 23 of 32 in Discussion

waz,

so who is selling a donum of turkish title for 20k then?

you may get a rubbish located donum of exchange but who is going to invest/build on that?



cronos


Joined: 26/10/2008
Posts: 2093

Message Posted:
18/04/2009 11:29

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Message 24 of 32 in Discussion

Firestarter.....msg 23



You are right....you can't buy a donum of land for 20K.



BUT....for the figures to make sense if choosing between a land and self-build,and buying a completed property....then this is what land SHOULD cost.



rtddci


Joined: 29/12/2007
Posts: 842

Message Posted:
18/04/2009 17:44

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Message 25 of 32 in Discussion

With all the advice that's available including the UK government and on this forum on not buying in NC, I find it amazing that there are still gullible people willing to be sucked in or who encourage others to be so. With the Orams case looming, why hasn't avoiding exchange land like the plague been mentioned in the 'friendly advice' or is it as Tasgirl says and I agree 'beware there be dragons here.'



TRNCVaughan


Joined: 27/04/2008
Posts: 4578

Message Posted:
18/04/2009 18:29

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Message 26 of 32 in Discussion

Before you choose a builder have a word with Stuart Hillard of Compass Cyprus. He is a Chartered Surveyor (FRICS) from the UK and acts as overseeing project manager for lots of clients. I suspect he may be able to help you shortlist a few good builders.



juliachcc


Joined: 15/04/2009
Posts: 79

Message Posted:
19/04/2009 00:06

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Message 27 of 32 in Discussion

Thanks once again for the advice.



Warren - yes, the price per sq mtr seems crazy when you compare to the UK. WHAT ARE THE LAWS REGARDING BUILDING YOURSELF - OR RATHER, engaging skilled people at each stage? I have noticed quite a few silled tradesmen on this board. My partner could certainly do the groundwork - earthmoving machinery / motorways/business parks - thats his line of wo



Vaughan - A good idea. I have come across Stuart on the HBPG board.



Tasgirl - hopefully, I will do my homework well. Already had the info you are directing me to. Lots of hours spent on various boards to see what is going on. The lady seems to be happy with her purchase and I hope everything continues to go well for her.



Many thanks all. Julia



keithr


Joined: 20/08/2008
Posts: 720

Message Posted:
19/04/2009 07:23

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Message 28 of 32 in Discussion

Forget building a new gaff,the builders here are all as bent as a nine bob note. Get a resale with everything connected and ready to go. Why create problems for yourself ???



Geejay


Joined: 18/04/2009
Posts: 475

Message Posted:
19/04/2009 13:04

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Message 29 of 32 in Discussion

Yes. That also goes for Estate Agents and Solicitors who deny having a Duty of Care.



WAZ-24-7



Joined: 18/10/2008
Posts: 695

Message Posted:
19/04/2009 14:03

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Message 30 of 32 in Discussion

THe value of any commodity is soley determined by supply and demand and the price that someone is willing to pay. TRNC is no longer in the property boom of 2004.

Certainly there are few land transactions taking place recently and indeed for some time to come. There is simply no demand for new housing stock in TRNC. The vast array of part finished stock with little current demand is clearly driving prices down. There are certainly deals out there. It costs nothing to make an offer and be prepared to negotiate. Check out the costs, assess the risk and proceed with due care.

Resale property represents a safer bet as completed and titled stock has distinct and safer advantages over anything under construction by an industrial sector that is at rock bottom, is financially at the brink, and fraught with contractual failures.



rtddci


Joined: 29/12/2007
Posts: 842

Message Posted:
19/04/2009 14:14

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Message 31 of 32 in Discussion

I fear that the days of wanting to own a holiday home abroad are gone. It is no longer seen as a dream or 'investment' more of a financial stone around ones neck. It's bad enough in Spain or South Cyprus legally and security wise let alone NC with it's inbuilt legal/political issues and lack of justice through law or lawyers. Unfortunately I doubt that the NC politicians have fully grasped just how devastating it will be to the NC economy as 'foreigners' no longer seek a 'dream home' in the sun of Cyprus or elsewhere come to that. Any knee jerk schemes to try and mollify the whinging 'foreigners' will be far too little and far too late.



Esentepe7


Joined: 19/04/2009
Posts: 34

Message Posted:
20/04/2009 01:20

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Message 32 of 32 in Discussion

Ref.: message 21



If you can build in the UK for that money you would make a massive fortune.

Going rate around 1000 a m2.

100-130 a day will get you monkeys



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