In Turkey, apartment layouts are recorded using the formula "rooms + living room": 2+1 means two separate rooms (usually bedrooms) and one living room, while the kitchen, bathroom, toilet, and balconies are not included in the formula. The area is indicated by two figures: brüt (gross) — the outer contour of the apartment, sometimes including a share of common areas, and net — the actual living space measured between the walls. Both concepts are defined in the Planlı Alanlar İmar Yönetmeliği (Spatial Planning Zoning Regulation), and it is the net area that indicates how many square meters you actually have for your furniture.
What 1+1, 2+1, and 3+1 mean
The first digit is the number of rooms, the second is the number of living rooms (salon). This formula comes from market practice: it is not explicitly defined in the zoning regulations or the Condominium Law (Kat Mülkiyeti Kanunu), so the actual number of rooms should always be checked against the apartment floor plan rather than the listing title.
- 1+0 — studio: one room with an integrated kitchen.
- 1+1 — one bedroom and a living room, most often with a kitchen inside the living area. See our selection: 1+1 apartments.
- 2+1 — two bedrooms and a living room; in new developments, these usually have two bathrooms, one of which is an en-suite. See our selection: 2+1 apartments.
- 3+1 — three bedrooms and a living room, a family-sized format. See our selection: 3+1 apartments.
- 4+1, 4+2, 5+1 — large apartments, duplexes, and villas; "+2" means two living rooms.
The regulation sets a minimum standard for any residential unit (Planlı Alanlar İmar Yönetmeliği, Article 29). This is a useful benchmark: by law, a "bedroom" smaller than 9 m² is not considered a bedroom.
| Room | Minimum narrow side | Minimum net area |
|---|---|---|
| Living room (oturma odası) | 3.00 m | 12.0 m² |
| Bedroom (yatak odası) | 2.50 m | 9.00 m² |
| Kitchen or cooking area | 1.50 m | 3.30 m² |
| Bathroom or shower | 1.50 m | 3.00 m² |
| Toilet | 1.00 m | 1.20 m² |
In apartments with fewer than three rooms, the bathroom and toilet may be combined, and the width of halls and corridors must be at least 1.20 m (the same Article 29).
Brüt and net: how area is calculated
Article 4 of the Planlı Alanlar İmar Yönetmeliği (as amended on 01.07.2026) distinguishes between four types of area for an independent unit (bağımsız bölüm) — which is the legal term for an apartment.
| Term | What it includes |
|---|---|
| Net alan | The clear area between the walls, including internally connected spaces. It excludes columns, shafts, ventilation ducts, thresholds, plaster (up to 2.5 cm), areas under staircases lower than 1.80 m, as well as balconies, open projections, terraces, gardens, annexes (eklenti), and common areas. |
| Brüt alan | The area within the outer contour of the apartment, excluding shafts, light wells, and voids. For internal walls separating the apartment from adjacent units, the contour follows the wall axis. |
| Toplam brüt alan | The apartment's brüt plus the brüt area of its annexes (eklenti) — for example, a storage unit or a separate room with its own entrance. |
| Genel brüt alan | The Toplam brüt plus the apartment's share of the building's common areas: stairs, lobbies, technical rooms, etc. |
This is the main trap: in listings, "brüt" can refer to any of the three brüt figures, and the difference is noticeable in complexes with extensive infrastructure. The regulation does not set a fixed percentage for the difference between brüt and net. It depends on wall thickness, the number of balconies, and the portion of common areas allocated to the apartment, so an "average market percentage" is meaningless without checking the specific project. The practical rule is to ask for the net area and compare prices per net square meter.
All four area types for each apartment must be specified in the approved architectural project (ruhsat eki onaylı mimari proje) — this is a requirement of Article 57 of the same regulation. This means you can verify the figures from the advertisement against official documents rather than taking them at face value.
Ortak alan: what counts as common property
Common areas (ortak yerler) are parts of the building outside the individual apartments that serve all owners. Article 4 of the Kat Mülkiyeti Kanunu (Condominium Law) explicitly includes foundations, main load-bearing structures, courtyards, entrances, stairs, elevators, landings, corridors, concierge rooms, central heating systems, water tanks, shelters, roofs, and common terraces, as well as shared utility networks and antennas. Swimming pools, gyms, or gardens within the complex are also common property unless they are deeded to a specific apartment.
Each apartment owns a share of the land — arsa payı. Expenses depend on this: under Article 20 of the Kat Mülkiyeti Kanunu, unless owners have agreed otherwise, salaries for the concierge, gardener, and security are split equally, while insurance, repairs, maintenance of common areas, management fees, and the operation of shared systems are divided proportionally based on arsa payı. This is why two apartments with the same net area in the same building might pay different aidat (maintenance fees).
Kitchen: separate or American-style
"American kitchen" (Amerikan mutfak) refers to an open-plan kitchen integrated into the living room. Regulations permit this, provided that if the kitchen niche is combined with a room, the total area of the space must not be less than the sum of the minimums for each room (Article 29). For a living room with a kitchen, this means at least 15.3 m² net (12.0 + 3.3).
- American kitchen visually enlarges compact 1+1 and 2+1 units, provides more light, and is easier to furnish. The downside is that cooking odors and noise permeate the living space, and the air conditioner must cool the entire volume at once.
- Separate kitchen is more convenient for families who cook frequently and live in the property year-round; it is more commonly found in older housing and in 3+1 or larger layouts. The downside is that the living room becomes smaller for the same total area.
Converting an open kitchen into a closed one using a light partition is usually possible, but moving "wet zones" (plumbing) or changing the apartment's footprint is considered a major renovation (esaslı tadilat), which requires a permit under the regulations.
Balconies, orientation, duplexes, and garden apartments
A balcony, by regulation, is a space outside or within the facade line, open on at least one side and separated from the room or kitchen. It is not included in the net area. Balconies with an open projection not exceeding 20% of the apartment's net area are not included in the building density calculation (emsal, Article 22), which is why developers are happy to include spacious balconies. Glazing a balcony in a way that changes the facade or the apartment's floor area may require a permit: changing the external appearance is excluded from "simple repairs" (basit tamir ve tadil). Before starting work, check with the local municipality and the complex's house rules.
Orientation is a matter of lifestyle, not just documents. On the Alanya coast, the sea lies to the south, so south-facing windows provide a view and winter sunshine but heat up more in the summer; the north and east sides are cooler. Cross-ventilation (windows on two sides) is valued more in the local climate than an extra square meter. Also, look at what lies beneath the windows: a busy road, a cafe, or a parking lot.
A duplex by regulation is an apartment on several floors connected from within (çok katlı bağımsız bölüm). Its brüt and net areas are calculated as the total of all floors, including attic spaces. A penthouse on the market is a top-floor unit, often a duplex with roof-level spaces (çatı piyesi) and a terrace; like a balcony, a terrace is not included in the net area. This is sufficient for a purchase: it is important to verify in the project which spaces of the apartment are legally classified as living quarters.
"1+1 garden" and ground-floor units
Apartments with a garden (bahçe katı, "1+1 garden") are typically located on the ground floor or a lower basement level. Two legal aspects are important here.
- Whose garden is it? According to Article 4 of the Kat Mülkiyeti Kanunu (Property Ownership Law), courtyards are considered common areas. A garden becomes "yours" only if it is officially attached to your apartment as an annex (eklenti) stated in the title deed, or granted as an exclusive use right in the management plan (yönetim planı). The management plan, mandated by Article 28, is binding for all owners, and any amendments to it require a four-fifths majority vote. If the garden is not legally documented as attached to your unit, it is common property, and neighbors or the building management have the right to utilize it for other purposes.
- Basement/Garden floors. A basement floor (bodrum kat) is any floor located below the ground floor (zemin kat). Residential use in a sunken floor is permitted only if the floor level of the living room and at least one bedroom is not below the ground level, there is natural light and ventilation through windows, and anti-flooding measures are in place; installing windows in walls below ground level is prohibited (Article 51). In practice, for garden-level basement apartments, inspectors verify humidity levels, ventilation, and stormwater drainage systems.
What to check in the Tapu and building project
The Tapu is your Certificate of Ownership; for more details, see our article "Tapu in Turkey". Regarding floor plans, the following points are crucial.
- Type of ownership. Kat irtifakı represents the right to a future unit in a building under construction or one that has not yet received a occupancy permit; kat mülkiyeti is full ownership of a completed, officially recognized apartment. Under Article 3 of the Kat Mülkiyeti Kanunu, kat irtifakı is converted to kat mülkiyeti once the building receives its occupancy permit (yapı kullanma izin belgesi, or İskan).
- Zoning purpose. For residential use, the unit must be designated as "mesken". A space registered as a warehouse, shop, or office does not automatically become an apartment simply by being renovated.
- Arsa payı. This represents your share of the land; it dictates your portion of the maintenance fee (aidat) and your share in the event of the land being sold.
- Block, floor, and unit number — these must strictly match the official project blueprints and your sales contract.
- Area/Square footage. Compare the square footage stated in the listing and your contract with the net and brüt figures from the officially approved architectural project. According to Article 10 of the Kat Mülkiyeti Kanunu, property registration is based on the approved project and management plan, making the project the primary reference point. If your document contains a field labeled "Yüzölçümü", consult with a lawyer to clarify whether it refers to the entire land plot or just your apartment.
- Unauthorized modifications. A 2+1 converted from a 1+1 via partition walls, or an enclosed/integrated balcony, are not reflected in the original project. This is a critical point to address with the seller.
Which floor plans are best for rental investment
There is no exact official data on rental demand by layout, so the following is a qualitative assessment of the market in resort cities like Alanya.
- 1+1 — the most versatile format: ideal for a single person or a couple. They are easy to rent out for both long-term and short-term stays, and they have lower maintenance costs. Competition for these units is high, so the location, view, and the condition of the residential complex are deciding factors.
- 2+1 — preferred by families and couples hosting guests; having two bathrooms significantly increases rental appeal. These are excellent for long-term rentals and for personal use as a "second home by the sea."
- 3+1 and larger — the pool of tenants is narrower: typically families staying long-term or groups during the peak season. Rental rates are higher, but vacancy periods can be longer.
- Garden apartments are popular with families with children and pets, though it is even more important to verify the quality of waterproofing and ventilation.
- Studios (1+0) are easy to rent for short-term stays, but they are chosen less frequently for long-term leases.
Frequently asked questions
What does 2+1 mean in Turkey?
Two separate rooms and one living room. The kitchen, bathrooms, balconies, and hallway are not included in this formula, meaning the kitchen can be either independent or an open-plan style connected to the living room.
Is the square footage in the listing brüt or net?
Usually, it is the brüt (gross) area, often without further specification. Request the net area and a copy of the approved project: it lists all four types of area for the apartment.
Is the balcony included in the net area?
No. Balconies, terraces, gardens, and annexes are not included in the net square footage; balconies are only calculated in the brüt area based on the facade perimeter.
What is 4+2?
Four rooms and two living rooms — usually a duplex or a villa where each floor features its own living area.
Does the garden attached to my first-floor apartment belong to me?
Only if it is legally assigned to the apartment as an annex or a right of use in the management plan. Otherwise, it is a common courtyard.