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Uluslararası bir gayrimenkul danışmanlık şirketinin Türkiye temsilcisi olan olan Gökhan Taş, koronavirüs sonrası insanların arsa lara olan ilgi ve talepleriyle ilgili soruları yanıtlandı. Pandemiyle beraber özellikle kapanmaların hayatımıza girmesiyle insanların biraz da psikolojik olarak doğaya gitme gibi isteklerinin doğduğunu söyleyen Taş, bu nedenle arsalara da taleplerin ciddi şekilde arttığını söylüyor.
"Artık insanların önceliği evler değil arsalar. Özellikle karavana benzer 'Tiny House' (Mobil Evler) gibi evler de moda olunca, bir de imara da gerek duyulmayınca, 30-40 metrekarede daha minimal ama doğayla iç içe yaşam sürme fırsatı ortaya çıktı. Doğal olarak insanlar hem bu tip yaşam alanlarına hem de arsalara talep patlaması yaşattılar."
Özellikle Antalya, Alanya, Bodrum, Çeşme, Alaçatı gibi yerlerde önceden yazlık olarak kullanılan evlerin artık yaz-kış olarak kullanılmaya başladığının altını çizen Taş, artık gençlerin de arsa lara ilgi gösterdiğini söylüyor.
"Örneğin 65-70 yaşında bir ailenin 30-35 yaşındaki çocuğu daha önce aile yazlığına bir ya da iki haftalığına gidiyordu ama onlar da artık yazlık alma talebinde bulunmaya başladılar. Durum böyle olunca bu yerlerde arsa fiyatları da ciddi şekilde artmaya başladı. Hatta konutun artış fiyatından daha fazla artmaya başladı. Normalde diyelim ki Bodrum bölgesinde 100 tane arsa satılıyorsa bu satış şimdilerde 300-400'lere çıktı."
PEKİ ARSA ALIRKEN NELERE DİKKAT ETMELİ? Hürriyet'in haberine göre harita mühendisi ve aynı zamanda arsa alım-satımında uzman Hakan Efe önemli bilgiler verdi.
Ev almak nispeten daha kolay gibi görünse de konu arsa oldu mu insanlar biraz daha tereddütlü bakıyorlar. Arsa almak bir uzmanlık gerektiriyor mu? Arsa alımı yaparken kesinlikle ya bilgi sahibi olmalısınız ya da bilen birinden destek alarak süreci öyle yürütmelisiniz. Çünkü evi gördüğünüz gibi alabiliyorsunuz, prosedürleri çok basit ve anlaşılır. Ama arsayı gördüğünüz şekilde alamazsınız. Gerekli incelemeleri ve araştırmaları yapmanız gerekir. Arsa aldığınız zaman sizi bağlayan kurallar ve kaideler var. Bunlara imar çapı diyoruz. Üstündeki imar planları, o arsayı nasıl kullanacağınızı belirler ve kısıtlar. Durum böyle olunca da arsanızı istediğiniz gibi kullanamazsınız. Bu nedenle alım yaparken asla acele edilmemeli.
Peki arsa almaya karar verdik ve üzerine ev yapacağız. Alım öncesi nelere bakmalı, nasıl adımlar atılmalı? İlk dikkat edilecek şey arsa üstündeki imar planı… Yalnız arsa üzerinde imar planı olsa bile herhangi bir çalışma olup olmadığına ve ruhsat verilip-verilmediğini kontrol etmek gerekir. Ayrıca arsa üzerinde bir irtifak hakkı tesisi kurulmuş mu buna da bakmak lazım. Örneğin elektrik idaresinin bir hakkı var mı ya da başka bir devlet kurumunun gibi… En önemli noktalardan biri de satıcıların çok yanaşmadığı 'aplikasyon krokosini' görmek lazım. Bu da şundan dolayı önemli, alacağınız parselde herhangi bir hak talebi var mı ya da arsanızın yanındaki ve çevresindeki arsadan sizin payınıza bir taşma var mı, yok mu öğrenmek gerekiyor.
Bunun için bir harita mühendisinden yardım alınabilir ama maliyet olarak biraz yük getirdiği için çok tercih edilmiyor. Yalnız sorunsuz bir alım için bunlar önemli… Arsayı aldığınız gibi üzerine ev yapmak istiyorum derseniz de arsa üzerinde ya da yakınında imar çalışması tekrardan yapılıyorsa inşaat ruhsatı alamazsınız. Bu nedenle gerekirse belediye, il özel idare gibi kurumlara gidip alınacak arsa hangi yetki alanında kalıyorsa onlara bakmakta fayda var. Asla bütçe olarak size uyuyor, konumu güzel, cazip geliyor, kaçırmamalıyım deyip çok çabuk hareket edilmemeli…
Resmi İlandır
Arsa aldıktan sonra kaç metrekarelik ev yapabiliriz? Örneğin bir dönümlük arsa aldık diyelim üzerine maksimum kaç metrekarelik ev yapabiliriz? Bu konuda da imar planları bizi kısıtlıyor. Özellikle 'Taks' ve 'Kaks' diye adlandırılan emsal oranlar var. Taks, bir binanın taban alanının, arsa nın en çok ne kadarını kaplayabileceğini gösterir. Kaks ise kat alanı kat sayısı demektir. Yani bir binanın kat alanları toplamının, arsa alanına göre en çok ne kadar olabileceğini gösterir. Bu oranlar taşınmazın bağlı olduğu belediyeden alınacak imar durumu belgesinde görülebiliyor. Örneğin bir dönümlük arsa aldık diyelim eğer kaks 0,20 ise maksimum 200 metrekarelik bir inşaat alanına sahip oluruz. 200 metrekareyi de taks kıstaslarına göre ister tek kat olarak yaparız ister 100-100 iki kat olarak yapabiliriz. Bu noktada uzman birinden destek almak lazım. Sonra belediye ile oldukça zorlu bir hukuki süreç içine girilebilir.
Tarlanın arsaya dönüşebildiğine dair çokça bilgi var. Böyle bir şey mümkün mü? Tarla nasıl arsaya dönüşür, prosedürleri nedir? Tarla arsa cins değişikliği işleminin yapılabilmesi için tarlanın 1/1000 ölçekli imar planı içinde kalması, yapılaşmaya açık bir fonksiyona sahip olması gerekmekte. 1/1000 ölçekli imar planı hükümleri çerçevesinde yapılacak imar uygulaması sonucunda tapuda 'tarla' olan nitelik 'arsa'ya dönüşecektir. Yalnız bu süreç hiç de kolay değildir. Bu işlem için en az 20'ye yakın kurumdan görüş alınması gerekir ki bunlardan biri ret kararı verse dahi arsaya geçiş süreci iptal olur. Belediye meclislerine bile gider durum. Özellikle şehir plancısı, harita mühendisi, jeoloji mühendisi ve başka mühendislik dallarının komple senkronize çalışarak beraber ürettikleri planlar üzerine tarlalar arsa vasfını alırlar. Çok zor ve yıpratıcı bir süreçtir ama imkansız değildir.
Son zamanlarda Tiny House gibi evler çok moda oldu. Bir de konteynerlar var tabii… Eğer kişiler arsalarının üzerine Tiny House ya da konteyner gibi evler koymak isterseler onları hangi mevzuatlar bekliyor? İmar olmasa da arsa üzerinde kalabiliyorlar mu? Tiny House'lar zaten plakalı ve ruhsatı olan 'karavan' olarak geçiyorlar. Yani karayolları yönetmeliğine bağlılar. Yasal olarak bir yapı değil de araç olduklarından imar iznine gerek duymadan imar planındaki arsa ya konulabilir. Konteynarlar da taşınabilir yani 'geçici' anlamına gelen yapılardandır. Bu nedenle inşa edilmesi sürecinden önce gerekli izinlerin alınması zorunludur. Nedir bunlar; ruhsat alımı için başvuru dilekçesi, tapu belgesi, imar durum belgesi, aplikasyon belgesi, mimarlar odasından alınacak sicil belgesi gibi… Yalnız Tiny House ve konteynarların geçici değil de kalıcı bir şekilde arsanın içine yerleştirildiğini düşünürsek, şikayet durumunda bunlar gerçek evmiş gibi işlem görebilir. Ruhsatsız yapı cezası yiyebilir. Çünkü bunların bir giderleri olmak zorunda, konteyner da olsa Tiny House da olsa bu giderleri kanalizasyona taktığınız an bazı belediyeler ben ruhsat isterim diyor. En son Kırklareli Belediyesi'nde konteynarlar için yıkım kararı alındığı bilgisini almıştım. Özellikle kalıcı olarak kalınacaksa elektrik tesisat projesi, sıhhi tesisat projesi, zemin etüt raporu gibi belgeler de alınmalıdır.
ANTALYA VE ÇEVRESİ ZİRVEYİ GÖRDÜ 'YENİ AMATÖR MÜTEAHHİTLER TÜREMEYE BAŞLADI' Özel bir şirkette Antalya ve çevresinden sorumlu gayrimenkul danışmanı olarak görev yapan Nasuh Çelik de, pandemiyle birlikte bölgedeki arsa fiyatlarında yükselme olduğunu dile getirdi. Müstakil yaşam kurmak isteyenlerin talebi nedeniyle arsa fiyatlarında ciddi artış olduğunu söyledi.
"Geçen yıl mayıs ayında yerine göre değişmekle birlikte Belek, Kadriye, Kundu, Ermenek gibi sahile yakın bölgelerde 500 metrekare arsa 150-250 bin lira bandındayken şu an yine aynı metrekare arsalar 500 bin ile 1 milyon arasında değişiyor. Yani son 10 ayda fiyatlar yüzde 100 ile yüzde 300 arasında artış gösterdi. Antalya ve çevresinde imkanı olan herkes arsa alayım ve kendime müstakil yaşama uygun villa yapayım demeye başladı. Hatta birçok kişi bu işi meslek edinerek villa yapıp satmaya çalışıyor. Özetle yeni amatör müteahhitler türemeye başladı."
Yabancıların da ciddi şekilde talepte bulunduğunu söyleyen Çelik; Rus, Alman, İngiliz, Suriyeli, Iraklı ve İranlıların da talebi tetiklediğini ifade ediyor. "Son dönemde Ahıska Türkleri ve Kazaklar da yatırım yapan ve proje üreterek satış çarkına giren yabancılar arasında. Özellikle Ruslar ve İranlılar Antalya merkezde, Konyaaltı Hurma bölgesinde, Muratpaşa'da ise Güzeloba ve Kundu bölgesinde ağırlıkla talepte bulunuyorlar"