TOKI AND REITS: DOMINATING HOUSING ACTORS IN TURKIYE AND THEIR DESIGN APPROACHES

Abstract

In Turkiye, after 1950’s accessible housing started to emerge as a problem, and in years, slum areas created a necessity for urban transformation. Global wars and other natural disasters have been playing important role in Turkiye’s housing market. In the context of Turkey's dynamic urbanization and population growth, the housing sector plays a pivotal role in shaping the nation’s built environment and social fabric. As a diverse and complex industry, housing development involves multiple actors, including government agencies, private developers, non-profit organizations, and architects, each contributing distinct design approaches to address the evolving needs of the population. There are two big parties working on mass housing production in Turkiye; TOKI (The housing development administration of Turkiye) and REITs (real estate investment trusts). As a governmental agency, TOKI is responsible for large-scale housing projects to provide affordable housing, and their design approach prioritizes functionality with an emphasis on meeting basic needs. On the other hand, REITs’ aim in the housing market is to generate income for investors, and their design approach focuses on enhancing the value of the property by prioritizing aesthetics and amenities that appeal to buyers. The design approaches in housing production of TOKI and REITs will be examined and discussed under three main headings: site planning, design aspects, and engineering aspects, accordingly, suggestions will be made for improvements.