How to choose a floor in a new building in Turkey

When purchasing a new building in Alanya, floor is often chosen last—after neighborhood, area, and price—even though it influences price per square meter, comfort, and resale value just as much as location. The choice of floor is determined by the purchase scenario. Ground-level apartments often have private access to the garden, but humidity and privacy should be considered; middle floors are more marketable; upper floors offer superior views but can become hotter in the summer.

Below, we'll take a detailed look at which apartment to choose in Turkey and which floor is best based on comfort, price, and liquidity.

First floor: pros and cons of an apartment

In Turkish projects, the numbering starts with the zemin kat, the so-called "zero" floor, so 1. kat in documents may appear to be the second level above ground if there is a basement or parking lot under the house.

The main argument for the lower level is your own garden. Its legal status varies, and this should be taken into account when purchasing:

• Eklenti – an annex to an apartment: when a plot of land is assigned to a specific premises, entered into the TAPU and automatically transferred with the apartment upon sale or rent.
• Tahsisli alan – part of the common areas of the complex, transferred for use by decision of the owners and recorded in the management plan.

That is, in the first case, the garden is your property; in the second, you only have the right to use it.

The second advantage is independence from the elevator. This is very convenient for families with small children, elderly parents, or people with limited mobility.

Additionally, privacy and humidity levels should be checked on the lower floors. If windows face the sidewalk, parking lot, or block entrance, there will be constant foot traffic. Humidity, however, is determined not by the property's location on the ground floor itself, but by the building's ventilation and waterproofing. Before purchasing, it's worth confirming with the developer the exact ventilation and waterproofing work performed in the complex. It's also worth noting that insolation—the duration of direct sunlight—is shorter on the lower floors than on the upper floors: this is a plus in summer, but in winter, some of the light is blocked by neighboring buildings.

Middle floors: why are they the first to be dismantled?

Newly built apartments in Turkey on mid-rise buildings combine views afforded by height, privacy, and comfortable living. They avoid the humidity and traffic of the lower levels, nor the heat from the roof. This is why such apartments are highly resold and rented. Prices typically depend on orientation and the views. For example, two apartments with the same layout on adjacent floors may have different prices if one overlooks the sea and the other faces the wall of the adjacent block.

Upper floors and penthouses

If you're looking to buy an apartment in Alanya with guaranteed panoramic views and maximum privacy, consider the upper floors. The downside of living on the top floor in Turkey is roof heating in the summer. In the Mediterranean region, where temperatures consistently exceed 30°C during the holiday season, this is noticeable, but overall, heating depends on thermal insulation: modern projects design roofs according to current regulations and insulate the upper floors well, which significantly reduces heat.

The second factor is dependence on the elevator. The higher the apartment, the more important it is for the elevators to be operational, and therefore, the presence of a generator—a backup power source for the complex that maintains operation during power outages. For upper floors, this is a crucial factor for comfort, and it's worth checking for generator availability before purchasing.

Here it is important to separate two objects:

• an ordinary apartment on the top floor of a Turkish house;
• A penthouse is an apartment on the top level with a terrace, often two-level; it is a distinct format and a distinct price segment (note that a duplex is a two-level apartment located anywhere in the building, not necessarily on the top floor).

How does the floor affect price and liquidity?

The price difference between floors within a single complex typically depends on three factors: view, privacy, and the number of floors in the building.

It's worth distinguishing between a liquid format and a rare one. Rare doesn't necessarily mean high resale value: an unusual layout or renovation narrows the buyer pool, and a property can wait months for its rightful owner. Middle-floor apartments with good views and well-designed layouts sell faster precisely because they suit the majority of buyers.

As for rentals, there's a different logic to it. Long-term rentals are more popular if the property is located on a mid-level and generally meets tenant demand. Short-term rentals, on the other hand, are monetized by the view: a panoramic view directly influences the nightly price, so upper floors and apartments with sea views can rent out faster.

The development prospects of the adjacent plot should be taken into account separately. This parameter is especially critical for lower floors: housing on the lower levels is the first to lose its view, and the horizon that is open today may be blocked by the wall of a new building tomorrow. This is verified using the general development plan and the cadastral data of the plot.

The New Level Group catalog for each residential complex in Alanya includes floor plans linked to each floor, allowing you to compare options within a single project before visiting. New Level Group's new developments are available in Avsallar, Incekum, Alanya city center, Oba, and Mahmutlar.

Which floor should I choose in a new building?

The criteria for choosing a property depend on why you need the apartment and how long you plan to own it.

• For permanent residence with children or for people with limited mobility, the ground floor with a garden or the lower middle floors are most comfortable.

• Seasonal getaway for yourself: middle and upper floors with a view – privacy and views are more important here than ease of entry.

• Long-term rentals: middle floors have the widest range of tenants.

• Short-term rentals: top floors with a view – the view directly affects the price.

• Purchase for resale: middle floors and penthouses with views are the most liquid segment.

The price of apartments in new Turkish buildings varies depending on the number of floors in the complex, its location on the site, the building's characteristics, and the views. The choice of property depends on the buyer's goals and preferences. There is no universally preferred floor for apartments in Turkey.