LETTER FROM INEKE FOR OWNERS AND POTENTIAL OWNER OF PORTAKAL SITE ABOUT THE HISTORY OF COMPLEX

If you are a resident of Portakal Sitesi, but like most new residents of this beautiful apartment complex, you probably don’t know much about how this park was created. We would therefore like to take you back to 2006.

Around that time, the Turkish / Dutch company Elshout / Turnkey will start selling a complex that consists of two buildings, the current blocks A and B. The project with the name Kizil is to be completed at the end of the year 2007. At that time there is an enormous demand for a holiday home, especially from the Netherlands, Belgium, England and Scandinavia. Due to the great interest, the project developer decides to expand the park with another three buildings to a total of five.

The luxury complex would have an outdoor swimming pool of unprecedented size, an indoor swimming pool, a gym, a shop and so on. Even a shuttle service to the beach (with free use of the beach chairs) would be among the facilities. Unfortunately, one setback after another follows with great financial consequences for the mainly foreign owners. Moreover, there is no longer any prospect of completion.

Promises from the project developer are repeatedly not kept. At mid-2008, the project developer promises delivery in the first half of 2009; but at that time only the two concrete skeletons of buildings A and B are standing. In the meantime, two other projects by the developer, Eflatun and Nautica, are indeed being completed. It is getting clear that the owners lose their money if no action is taken.

2009

The hopeless situation prompts three owners from the very beginning to establish a foundation in 2009 under the name Stichting Afbouw Kizil (SAK 1) with the aim of finishing the complex. A meeting is convened in which no fewer than 57 owners bring together an amount of € 350,000 as a loan to Elshout / Turnkey. During this meeting, project developer Y. van B. solemnly promises that the Foundation will receive 20 apartments in return. With this money, the loan can be paid back to these 57 owners.

In this way, the construction is restarted in collaboration with the original contractor Hür Dizayn. The three remaining concrete skeletons (blocks C, D and E) are now also being built with fits and starts. At the same time, overdue cases are also addressed in blocks A and B. All this is made possible with money from the foundation. However, Y. van B. once more does not fulfill his obligations and construction comes to a complete standstill again.

It now appears that dozens of apartments have sometimes been sold several times (purchase amount usually paid in full, but no tapu received). Several lawsuits are filed against the project developer and the high costs of them are initially charged to the foundation. However, it is obvious that new steps need to be taken to complete the complex.

2011

A new initiative to get construction going again, called SAK 2, is being launched. Those who want to have their apartment completely finished have to deposit money again: € 15,000 for a small apartment and € 30,000 for a penthouse. Owners of 44 apartments and 7 penthouses decide to participate. The apartments are then finished.

In addition to other activities, such as pouring floors of non-compliant apartments (to prevent possible problems during subsequent finishing), fronts and windows are also placed in the non-compliant apartments. This gives the construction site a better look. Contracts are concluded by means of a lawyer:

a. With Hür Dizayn for the completion and
b. with Elshout / Turnkey for payment of € 750,000 when the park is fully completed.

2012

Construction is resumed, but is subsequently halted for various reasons. The Turkish partner of Elshout / Turnkey appears on the site with two companions and the workers present are ordered to leave the site under threat. After extensive and difficult negotiations with all parties involved, an agreement is finally reached again at the office of a lawyer. It is promised that works will resume, this time led by the Turkish partner of Elshout / Turnkey. Despite many troubles and difficulties, the first apartments can be delivered in mid-2012. However, problems arise again, construction is stopped and everyone is forbidden to enter the premises. This ban has been enforced for a long time by a supervisor.

2014

At that time, a number of owners decides, many threats and other unsavory events later, to complete and start using their apartment and finish it – as far as unfinished – at their own expense, although no Iskan has been issued at that time. Unfortunately many structural defects present themselves; for example, the water supply has been carried out inexpertly and there are serious roof leakages. These problem are also partly solved at the expense of both the owners and the foundation.

In order to prevent owners from being sent from the park under threat by both Y. van B. and T. T., a meeting is arranged with the head of construction affairs of the municipality. He confirms that habitation on Portakal (the name Kızıl has now been officially changed) will be tolerated.

“Lucky” for the foundation it comes into contact with a Turkish / Dutch couple who indicate that they feel enormously involved in what happened to all owners; fraud and pure theft. They indicate that they know the way, are gaining the trust of the foundation and promise to ensure that many issues will be resolved, including connection to the official electricity grid.

Unfortunately, this party also turns out not to be in good faith; the money disappears like snow in the sun. (costly) lawsuits are still ongoing for this. In the meantime the terrain starts to change into a wilderness and during the rainy season it is one big mud party; the buildings are barely accessible.

Meanwhile, the liquidity position of the Foundation is weakening. The establishment of an Owners Union and an Owners Union board is necessary. An GMM is therefore organized. Portakal get support from Holanya who possibly may act as our management company. During this meeting, a board is chosen, Holanya as management company and the fee is set at 100 euros. This relatively high fee is necessary because many things have to be arranged at the park to make the park really habitable. In essence, it is still one large construction site.

At the end of this year, the Owners Union board asks the owners to pay the fee on average for a longer period of time. Then they can deduct 50% of their fee from 2016 onwards in order to be able to get the money back in this way. Many Dutch people respond to this request; an amount of € 88,260 is paid in advance. With this money, bigger steps can be taken immediately.

2015

During the GGM of November 2015, the board of the Owners Unionis mandated to arrange additional loans with owners so that a swimming pool can be realized. This loan could also be repaid to the owners over a five-year period by means of a monthly Owners Union contribution of € 100 (at that time high by normal standards). 23 Mainly Dutch owners subsequently raise an amount of € 134,000. A single owner even donates 30,000 euros. The pool can be realized with this. The paths are also being constructed and the still leaking roofs are being tackled.

2016

Meanwhile, the liquidity position is weakening. This time this is the result of the non-payment of the fee by a few people (including Elshout as the largest owner), who together own half of the apartments.

2017

Many lawsuits/collections against defaulters are brought by the board of the Owners Union. Considering a few years of arrears for many apartments, this is a fairly large amount. The procedures are still ongoing.

2018

N.K. and D. de K. announce that they know a way to get the Iskan and have the elevators built. Owners must jointly bring in € 1.500,- per apartment. The clumsy and threatening communication by N.K. leaves annoying traces, but in the end we are now the proud owners of the Yapı Kayıt Belgisi and a start is also being made on installing the elevators. Partly as a result of these problems, the entire board of the Owners Union steps down during the GMM of October 2018; another way of management needs to be found for the Owners Union

An additional GMM will be convened in December. During this meeting a new way of management is found. Daniel de Koster will be temporarily elected as the only board member until 8 April 2019 until the next GMM and EasyHome as management company. In order to accommodate the Turkish owners, the fee is set at 250 TL from January 2019 to April 2019; after all, for them € 100 is a lot. It is therefore downright unsavory that sellers of apartments – whether or not knowingly – provide incorrect or insufficient information about the amount of the fee and its background.

2019

During the GMM of April 8, 2019 EasyHome is again chosen as Management Company in Alanya and because no other board members have registered, Tugberk Ursan of EasyHome has expressed his willingness to act as board. The fee was then with large majority set at 300 TL for the period from 1 May 2019 to 1 May 2020 because 250 TL turned out to be insufficient to actually realize everything that still needs to be realized.
Despite the significantly lower VVE income, the lifts are further installed in the five buildings under the supervision of D. de K. Unfortunately, however, it appears that the lack of construction flow is far from sufficient to allow the lift installations to be put into use safely.

2020

Partly thanks to the efforts of Easy Home (our current management company annex board) and the cooperation of the owner of A3, the park has finally been connected to the official electricity grid since April 2020, so that the lifts can also be used.

Unfortunately, lowering the fee makes it is more difficult to repay the prepaid fee (2014) (rest amount 43,910 euros). The same applies to the loans to the Owners Union (2015) for the construction of the pool and other matters (rest amount of 113,000 euros).

The conclusion of this historical overview is clear: the park was ultimately realized with blood, sweat, tears and extra investments, especially from foreign owners. A number of victims have even had to decide, because of the enormous emotional burden, to sell their proud property for far below the market value, which you will undoubtedly understand after reading this story. 

IT IS 2023 AND WE ARE STILL MANAGEMENT COMPANY OF THIS COMPLEX.

THANK YOU INEKE FOR YOU TIME AND WORDS !! WE WILL NEVER FORGET YOU…