Building a Light Steel House in Istanbul: Prices, Process and Completed Projects

Why is light steel preferred in Istanbul?

Land prices are high and construction times are long in Istanbul. Light steel houses consume only assembly time on site because the structural system is produced in the factory; this delivers the project much faster than traditional reinforced concrete.

In terms of earthquake regulation, Istanbul is in the first-degree zone. The light steel frame, with its low weight and ductile behavior, offers a clear advantage under seismic loads. For this reason, demand for light steel housing in Silivri, Buyukcekmece and Catalca has been increasing.

• On-site duration is significantly shorter than traditional construction.
• Low building weight is an advantage under seismic loads.
• Factory control increases quality consistency.

Permit and zoning differences across Istanbul districts

Each Istanbul district municipality applies the zoning regulation according to its own plan. While village settlement area applications can be more flexible in Silivri and Catalca, project review is stricter in zoned areas of Buyukcekmece and Beylikduzu.

For this reason, the zoning status document of the parcel's district must be obtained before applying for a light steel house. The AYD technical office prepares the application file according to district-specific requirements, which shortens the permit time.

• Village settlement area applications can be more flexible in Silivri and Catalca.
• Zoning review is stricter in Buyukcekmece, Beylikduzu and Esenyurt.
• The zoning status document must be obtained before application.
• Structural and system documents are prepared per district requirements.

Coastal vs. inland: the critical price-driving difference

In Istanbul, coastal parcels often have water-saturated soil, so soil survey and foundation costs are higher than inland parcels. Buyukcekmece, Silivri shore strip and Tuzla coast may require raft foundation or deep foundations.

On inland parcels, especially in Catalca and Silivri, the soil is more solid and foundation costs are lower. This difference is clearly felt on the total construction cost; coastal and inland quotes for the same square meter can differ.

• Soil survey reports are more comprehensive for coastal parcels.
• Raft or piled foundations may be needed on saturated soil.
• Stepped standard foundation remains economical inland.
• Foundation difference can affect 5-12% of the total cost.

AYD's Buyukcekmece advantage: intra-Istanbul transport and installation

AYD's production hub is in Buyukcekmece. This location provides a serious transport advantage for light steel projects in Istanbul; long-distance transport items are kept to a minimum. Deliveries to Silivri, Catalca, Beylikduzu and Esenyurt follow a short route.

The installation team is also close to intra-Istanbul mobilization. Since there is no team rotation, lodging, or long inter-city transfer cost, the customer's total cost decreases. At the same time, on-site issues are resolved quickly.

• Distance between production and site is kept short.
• Transport insurance and fuel items decrease.
• Installation team mobilization time is reduced.
• On-site issues can be addressed the same day.

Istanbul earthquake code and special light steel applications

The Turkish Building Earthquake Regulation (TBDY 2018) is enforced strictly in Istanbul. In light steel structures, spectral analysis, shear-diaphragm continuity and connection details must be solved in detail in the structural project.

The AYD technical office attaches the structural report, system conformity certificates and TSE/CE documentation to every Istanbul project file. This approach prevents rejection both at the permit and the occupancy stage.

• TBDY 2018 makes spectral analysis mandatory in Istanbul.
• Light steel connection details are shown on the project.
• System conformity certificates are added to the permit file.
• A building inspection report is also prepared for occupancy.

AYD projects completed in Istanbul and process summary

AYD has completed many light steel house projects in the western side of Istanbul, especially in Silivri, Buyukcekmece and Catalca. Completed projects offer a wide reference both in terms of housing type and coastal/inland location.

A typical Istanbul project runs in six main steps: survey, preliminary design, permit file, production, transport and installation. With the right workflow, the turnkey duration is 60-90 days; the total duration including the permit is planned within 4-6 months.

• Survey and ground assessment are completed in the first week.
• The permit file is submitted within 3-5 weeks.
• Production is completed in the factory within 4-6 weeks.
• On-site assembly takes 3-5 weeks.
• Total turnkey duration drops to 60-90 days.

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