How to Understand Apartment Types in Turkey: Guide for Foreign Buers

In Turkish real estate, apartment layouts are commonly described using a format like "2+1" or "1+1." But what exactly do these combinations mean? Whether you're buying a holiday home or relocating long-term, it's important to understand how this system works so you can evaluate listings correctly and avoid misinterpretation.

How Apartment Layouts Are Classified in Turkey

The Turkish format divides rooms into two main categories: bedrooms and living rooms. The first number indicates how many bedrooms (or other enclosed rooms) the apartment has. The second number shows how many living rooms (salons) there are. Kitchens, bathrooms, and utility spaces are not counted in this formula.

Adding the two numbers together gives you the total number of primary rooms, but it's key to understand the meaning behind each digit.

What 1+1, 2+1, 3+1, and 4+2 Really Mean

• 1+1: One bedroom + one living room, often with an open-plan kitchen.

• 2+1: Two bedrooms + one living room. This is one of the most common layouts.

• 3+1 or 4+1: Three or four bedrooms + one living room.

• 4+2: Four bedrooms + two living rooms, typically found in duplexes or large penthouses.

This shorthand allows buyers to quickly understand the number of sleeping and shared living areas. However, it does not reflect the number of kitchens, bathrooms, balconies, or utility rooms.

How Turkish Floor Plans Differ from International Standards

A “Room” Isn’t Always a Bedroom

The first number in the Turkish format counts all enclosed rooms except the living room. That includes not only bedrooms but also offices, studies, or separate dining rooms. In other countries, listings usually specify exact bedroom counts or total rooms without dividing by purpose.

Kitchens and Bathrooms Are Not Included in the Format

Neither kitchens nor bathrooms are included in the 1+1 or 2+1 format. A 2+1 apartment in Turkey could have a closed or open kitchen, but the layout designation remains the same. Similarly, the presence of one or multiple bathrooms has no impact on the format. In contrast, listings in many Western countries specify the number of bedrooms and bathrooms (e.g., "2 beds, 2 baths").

Why 2+1 Doesn’t Mean “Two-Room Apartment”

Buyers from other countries often assume that "2+1" means two rooms in total, similar to a "two-room flat." In reality, a Turkish 2+1 apartment includes two bedrooms and a separate living room — essentially a three-room property.

Typical Mistakes Foreign Buyers Make When Reading Turkish Listings

Expecting Full-Size Bedrooms in a 2+1 Layout

Although 2+1 indicates two bedrooms, this doesn't guarantee that both are spacious or equal in size. Many developers design one large master bedroom and a smaller second room meant for a child, guest, or office. In some cases, that second "bedroom" may not function well as a full sleeping space at all.

Some buyers mistake a 2+1 for a Western-style two-bedroom apartment and expect both rooms to be large and similar. But one of those rooms might be a compact study or small guest room. Always ask for room measurements and intended use before assuming the layout suits your needs.

Overlooking the Living Room Area

Another common mistake is focusing only on the number of bedrooms. In Turkish apartments, the living room typically takes up the most space. Bedrooms are often compact, designed mainly for sleeping.

This means two 2+1 apartments may feel completely different depending on the living room's size. If you're used to judging apartments solely by bedroom count, you may miss how much usable living space is available. Always check the floor plan and total square meters.

Confusion Around Kitchen Layouts

Many Turkish developments, especially in coastal areas, feature open-plan kitchens integrated into the living room. This leads some buyers to assume that all 1+1 or 2+1 apartments have this layout.

However, that's not always the case. In cities like Istanbul or Ankara, many 2+1 layouts include a separate, enclosed kitchen. This style is more popular with local buyers. On the coast, open kitchens align with the relaxed, resort-like lifestyle.

If you prefer a closed kitchen — or specifically want an open one — be sure to confirm the layout in advance.

Why the 1+1 and 2+1 System Exists in Turkey

Cultural and Architectural Traditions

Traditional Turkish homes have always separated private sleeping quarters from the communal living space. The living room (salon) is where guests are welcomed and families gather, while bedrooms are used for rest and privacy.

This cultural approach remains central in modern Turkish apartments. Even small units tend to have a dedicated living room and separate sleeping area. Unlike Soviet-style or some European layouts where kitchens serve multiple roles, Turkish layouts emphasize distinct functional zones.

As a result, the 1+1 or 2+1 designation has become a clear and intuitive standard. For example, a 3+1 layout signals enough space for parents, two children, and a shared living room.

Legal Standardization in Projects and Tapu

The format isn’t just used in marketing — it's part of official documentation. Floor plans submitted to authorities during the construction permit process define each unit as 1+1, 2+1, etc.

Once approved, these labels are legally binding. A developer can't later market a 2+1 apartment as a 3+0 unless the structure is physically altered and re-approved. This also ensures that the apartment's designation matches what's recorded in the Tapu (title deed).

The standardized format also makes communication easier between agents and international clients. The numbers are universally understood, regardless of language.

What to Clarify During Apartment Viewings

How Many Enclosed Rooms Are There Really

Ask how many enclosed rooms the apartment has in total. Sometimes, a 2+1 layout might include a walk-in closet, small laundry room, or storage space not reflected in the main format.

For example, a 3+1 might include three bedrooms and a home office, but the office is counted as one of the bedrooms in the listing. Get a full description or floor plan to understand what you’re really getting.

Is the Kitchen Open or Separate

Is the kitchen open or enclosed? This can greatly impact how the space feels and functions. In coastal regions, most 1+1 and 2+1 apartments have open kitchens. In larger city apartments (3+1 and up), enclosed kitchens are more common.

If kitchen design is important to you, confirm the style before viewing.

How Many Bathrooms and Utility Rooms

Most 2+1 apartments come with at least one bathroom and a guest toilet. In 3+1 units, two or even three bathrooms may be included. However, in older buildings or budget projects, even a 2+1 might only have one full bathroom.

Also check whether there's a proper entryway or if the front door opens directly into the living room. And ask about storage: some layouts include dedicated utility or laundry rooms, especially in larger units.

Balconies, Terraces, and Storage Options

In Turkey, balconies and terraces are essential features. Even a 1+1 unit usually includes at least one balcony. In 2+1 and larger apartments, there may be multiple balconies or a large terrace.

Large balconies often serve as outdoor living spaces for dining or relaxing. If the property has a sea view, the terrace may even be the key selling point. Also ask if there are shared storage areas, such as lockers or basement storage rooms.

How to Interpret Turkish Apartment Listings as a Foreign Buyer

What to Look for Beyond the X+Y Label

Don't stop at the room count. Look at all details in the listing: total square meters, floor number, building age, heating type, and so on.

For layout details, look for phrases like "separate kitchen" or "American kitchen." Mentions of "2 bathrooms," "walk-in closet," or "terrace" are usually found in the body of the description.

Also keep in mind that Turkish listings often use gross area (brüt), which includes shared spaces, balconies, and even wall thickness. The actual net area may be 20–30% less.

How to Evaluate Whether a Layout Suits You

Understanding Turkish apartment terminology helps you compare listings to your needs. If you expect two large bedrooms, but the second is a tiny study, you could end up disappointed.

Room count formulas in Turkey are consistent and legally regulated. You just need to "translate" them into your preferred categories: number of bedrooms, size of living room, kitchen type, etc.

Practical Tips for Choosing the Right Apartment

• Study the floor plan or layout images: This shows room arrangement, kitchen style, bathroom locations, and balcony access.

• Decide your priorities: Know in advance what matters most: number of bedrooms, kitchen type, living room size, or number of bathrooms.

• Ask detailed questions: What are the dimensions of each bedroom? Which direction do the windows face? Is there a utility room? How many apartments share the same floor?

• View in person or virtually: A floor plan is helpful, but real spatial impressions come from visiting. If you're abroad, an online viewing with our managers can help ensure the space meets your expectations.

Choosing the Right Property with Luxury Estate Turkey

Working with a licensed agency Luxury Estate Turkey ensures a smooth and transparent buying experience. We understand the challenges international buyers face: unfamiliar terminology, language barriers, and unusual layouts.

That’s why we follow clear listing standards, provide accurate floor plans, and speak your language — literally and professionally. We verify all listings for clarity, including photos, videos, expert commentary on the property and its location, and layout plans.

If you’re interested in a particular apartment, contact us. We’ll give you a full description, answer all your questions, send additional materials, and arrange an in-person or virtual tour to help you find the right home in Turkey.