Buying property in Turkey is relatively straightforward. Managing it afterward — especially from another country — is where most foreign owners run into unexpected costs, administrative friction, and the occasional unpleasant surprise. Understanding what ownership actually costs on an ongoing basis, and how to structure the management of your asset, is as important as getting the purchase right in the first place.
This guide covers the full picture: every recurring cost of Turkish property ownership, the management options available to foreign owners, and how to structure things so the asset works for you rather than against you.
Most buyers focus on the purchase price and the transaction costs — the 4% title deed tax, legal fees, and agent commission. What gets less attention is the ongoing cost structure after the keys are in hand. These costs are not dramatic, but they need to be planned for.
Annual Property Tax (Emlak Vergisi)
Turkey's annual property tax is levied by the local municipality (Belediye) based on the property's assessed value — which is typically set well below market value.
| Property Type | Standard Municipality | Metropolitan Municipality |
|---|---|---|
| Residential | 0.1% | 0.2% |
| Commercial | 0.2% | 0.4% |
| Land with building | 0.1% | 0.2% |
| Land without building | 0.3% | 0.6% |
Metropolitan municipalities — Istanbul, Ankara, Izmir, Antalya, Bursa — apply the higher rates. For most foreign buyers purchasing in coastal resort markets (Alanya, Bodrum, Kemer), the standard 0.1% rate applies.
In practice: for a property with a municipal assessment value of 2,000,000 TRY (significantly below market in most cases), the annual property tax would be 2,000 TRY — approximately $55–60 at current exchange rates. This is a modest figure.
Payment is made in two installments: May and November. It can be paid online through the municipal portal or in person at the Belediye. Non-payment accumulates penalties and can ultimately become attached to the property.
DASK Earthquake Insurance (Zorunlu Deprem Sigortası)
Mandatory for all registered properties in Turkey. Not optional, not waivable. The premium is calculated based on seismic zone, construction type, and floor area.
| Property Size | Annual Premium (approx.) |
|---|---|
| Up to 75 sqm | $30–70 |
| 75–150 sqm | $70–150 |
| 150–200 sqm | $150–250 |
| Villa / large property | $200–500 |
DASK covers structural earthquake damage only. For comprehensive coverage — contents, fire, water damage, liability — a supplementary home insurance policy (konut sigortası) is required, typically adding $200–600 per year.
Aidat (Building Management Fee)
The aidat is the monthly contribution to the building's common area management fund. It covers cleaning of common areas, lift maintenance, garden upkeep, security, pool operation, and building insurance. It is the Turkish equivalent of a service charge or HOA fee.
| Property Type | Monthly Aidat Range |
|---|---|
| Basic apartment building, no amenities | $20–60 |
| Mid-range complex with pool and security | $60–150 |
| Premium complex, full amenities | $150–400 |
| Villa in managed community | $200–600 |
The aidat is set by the building's management committee (kat malikleri kurulu) and reviewed annually. Foreign owners not physically present are legally required to pay regardless. Unpaid aidat can be pursued through Turkish courts and, in persistent cases, can attach to the property.
Important: aidat figures quoted during property viewings are often outdated or optimistic. Always request the last 12 months of aidat statements and minutes from the management committee meeting where the current rate was set.
Utilities
Utility costs in Turkey are paid by whoever is the registered subscriber — owner or tenant. If the property is vacant and utilities are registered in the owner's name, standing charges apply even with zero consumption.
| Utility | Monthly Standing Charge (approx.) | Notes |
|---|---|---|
| Electricity | $5–15 | TEDAŞ distribution fee |
| Water | $5–20 | Municipal water authority |
| Natural gas | $5–10 (where available) | Subscription fee |
| Internet | $15–30 | Broadband connection |
When a property is tenanted, utilities are typically transferred to the tenant's name — eliminating standing charges for the owner. For vacant properties between tenancies, the owner bears these costs.
Property Management Fee
If you use a professional property management company — which most non-resident owners do — this is the most significant ongoing cost after the aidat.
| Management Type | Typical Fee Structure |
|---|---|
| Long-term rental management | 10–15% of monthly rent |
| Short-term / holiday rental management | 20–30% of gross rental income |
| Key holding and check-in only | Fixed fee: $50–150/month |
| Full service (maintenance, tenant relations, accounting) | 15–20% of rent + maintenance markup |
Management fees vary significantly between providers and cities. Alanya and Antalya have a mature market of management companies serving foreign owners — competition keeps fees reasonable. Istanbul has fewer specialist foreign-owner managers, and fees can be higher.
Maintenance and Repairs
All properties require periodic maintenance. The cost depends on the age, condition, and type of property.
| Category | Typical Annual Budget |
|---|---|
| Routine maintenance (basic apartment) | $200–500 |
| Air conditioning service (annual) | $100–200 per unit |
| Pool maintenance (if applicable) | $100–300/month |
| Garden and irrigation | $50–200/month |
| Major repairs (roof, plumbing) | Variable — budget 1% of property value annually |
For new-build properties under warranty (typically 5 years for structural defects), the developer covers major structural issues. For resale properties, the owner bears all costs from day one.
To illustrate the full picture, here is a realistic annual cost model for a typical foreign-owned 1+1 apartment in Alanya, valued at approximately $150,000, managed by a local management company and rented seasonally.
| Cost Item | Annual Amount |
|---|---|
| Annual property tax | $80–150 |
| DASK earthquake insurance | $70–120 |
| Home insurance (supplementary) | $200–350 |
| Aidat (building management fee) | $600–1,200 |
| Utility standing charges (off-season) | $300–600 |
| Property management fee (20% of gross rental income) | $800–1,500 |
| Routine maintenance | $300–600 |
| Total annual ownership costs | $2,350–4,520 |
Against a gross rental income of $8,000–12,000 for a well-managed Alanya 1+1 in high season, this represents an operating cost ratio of roughly 25–40% — leaving a net yield of 4–7% on the $150,000 asset. This is a realistic, not optimistic, figure.
The practical question for most foreign property owners in Turkey is straightforward: the property is there, you are not — who manages it?
Self-Management (Remote)
Theoretically possible, practically difficult unless you have strong Turkish language skills, a local trusted contact for emergencies, and the willingness to coordinate remotely across time zones.
Self-management works adequately for properties that are used exclusively for personal holidays and sit empty the rest of the year — no rental, no tenant relations, just keeping the property maintained and the bills paid. Even in this scenario, you will need someone local who can respond to emergencies (water leak, electrical fault, building management requests).
Best for: owners who visit regularly, do not rent, and have a trusted local contact (friend, family member, or neighbor).
Informal Local Management
A neighbor, building superintendent (kapıcı), or local acquaintance who keeps an eye on the property, collects mail, and handles minor issues for a small monthly fee or as a favour.
This is common in Turkish coastal towns and works well for basic caretaking. It does not work for rental management — informal arrangements lack the legal structure, insurance, and accounting required for compliant rental operations.
Best for: owners who use the property personally and need basic caretaking between visits.
Professional Property Management Company
The standard solution for non-resident foreign owners who rent their property or require systematic management. A professional management company handles:
What to look for when choosing a management company:
| Criteria | What to Check |
|---|---|
| Track record | How many foreign-owned properties do they manage? References? |
| Language | Can they communicate effectively in your language? |
| Transparency | Do they provide itemized monthly statements? |
| Maintenance network | Do they have reliable contractors for repairs? |
| Rental license | Are they legally registered to operate short-term rentals? |
| Fee structure | Is the management fee percentage clear, with no hidden charges? |
In Alanya and Antalya, there are established management companies with portfolios of hundreds of foreign-owned properties. In Istanbul, the market is less organized — due diligence on the specific company matters more.
Best for: investors who rent the property, non-residents who cannot visit frequently, owners who want professional financial reporting.
Developer-Managed or Hotel-Managed Property
Some complexes — particularly branded residences and resort-style developments — include a mandatory or optional management program operated by the developer or a hotel operator. The property is managed as part of the building's hospitality operation, with rental income pooled or distributed on a per-unit basis.
Advantages: no operational involvement from the owner, consistent service standards, marketing through the operator's channels.
Disadvantages: less owner control over pricing and calendar, management fees typically higher (25–35%), less flexibility for personal use.
Best for: owners who want zero involvement and are comfortable with the operator's terms.
The choice between short-term and long-term rental significantly affects both gross income and management complexity.
| Factor | Short-Term Rental | Long-Term Rental |
|---|---|---|
| Gross yield | Higher — 8–12% in peak season | Lower — 5–7% annually |
| Seasonality | Concentrated (May–October in coastal markets) | Year-round |
| Management intensity | High — frequent changeovers, cleaning, guest communication | Low — one tenant, annual contract |
| Vacancy risk | High in low season | Low with stable tenant |
| Management fee | 20–30% of gross income | 10–15% of gross income |
| Legal requirement | Rental license required | Standard tenancy agreement |
| Tenant profile | Tourists | Local families, professionals, expats |
The short-term rental licensing requirement is not optional in Turkey. Since 2023, properties operating as short-term rentals (stays under 30 days) must be registered and licensed through the Ministry of Tourism. Properties operating without a license are subject to significant fines. Your management company should be registered and operating under the licensing framework — confirm this before signing any management agreement.
Beyond physical property management, non-resident owners have ongoing administrative obligations.
Annual Tax Filing
If your property generates rental income, you are required to file an annual income tax return in Turkey by March 31 of the following year. This applies regardless of whether you are a Turkish tax resident. Most foreign owners use a Turkish accountant (mali müşavir) for this purpose — fees are typically $200–500 per year for a straightforward rental income filing.
Power of Attorney
A notarized power of attorney (vekâletname) granted to a Turkish lawyer or trusted representative allows them to act on your behalf for property-related matters — signing contracts, appearing at the Land Registry, representing you in dealings with the municipality. For non-resident owners, having an active power of attorney with a reliable local representative significantly reduces administrative friction.
Building Management Participation
Turkish condominium law (Kat Mülkiyeti Kanunu) gives all property owners rights and responsibilities in building management decisions. Major decisions are made at building owner meetings (kat malikleri toplantısı). As a foreign non-resident owner, you are entitled to participate — either in person, through a proxy, or via power of attorney. Decisions made at these meetings affect your aidat, building rules, and major expenditures.
Not reading the aidat history. Sellers often present the current aidat as lower than it actually is, or the building is behind on maintenance spending that will require a special levy. Always request 12 months of bank statements for the building's management account.
Failing to transfer utilities. When a property changes hands, utilities must be formally transferred to the new owner's name. Many buyers assume this happens automatically — it does not. Unpaid utility bills in the previous owner's name can accumulate and complicate future transfers.
Choosing a management company based on price alone. The cheapest management fee often corresponds to the least diligent management. A company charging 10% that leaves the property vacant for months costs more than one charging 20% that actively markets and fills it.
Ignoring the short-term rental license. Operating short-term rentals without a license exposes the owner to fines and the management company to penalties. Ensure any management company you use is properly registered.
Not maintaining DASK. DASK must be renewed annually. A lapse in DASK coverage means the property is uninsured for earthquake damage — in one of the world's most seismically active countries.
Leaving utilities in the owner's name between tenancies. Standing charges accumulate. Transferring utilities to each tenant's name at the start of their tenancy — and back to the owner's name at the end — is the correct procedure and eliminates unnecessary costs.
Can I manage my Turkish property entirely remotely without a local representative?
For a purely personal-use property with no rental income, remote management is possible with someone trusted on the ground for emergencies; for any rental operation, a local management company or representative is essential.
Does the aidat cover building insurance?
The aidat typically covers common area maintenance and building-level insurance for the structure — but not contents or individual unit insurance; supplementary home insurance covers your specific unit and its contents.
What happens if I don't pay the aidat?
Unpaid aidat can be pursued through Turkish courts; the building management has the right to seek recovery, and persistent non-payment can ultimately become attached to the property as a lien.
Is it legal to rent my Turkish property on Airbnb?
Short-term rentals (under 30 days) require a tourism rental license since 2023; unlicensed operations are subject to fines; your management company should hold the appropriate registration — confirm this before signing any management agreement.
Can my management company pay my Turkish taxes on my behalf?
A management company can collect and transfer funds but cannot file tax returns on your behalf; for tax filing, you need a registered Turkish accountant (mali müşavir) or a lawyer with the appropriate authority.
What is the difference between aidat and site management fee?
They are the same thing — aidat is the Turkish term for the monthly building or complex management contribution, equivalent to a service charge or HOA fee in other markets.
Owning property in Turkey from abroad is entirely manageable — but it requires proper structure from the start. The costs are predictable and modest relative to comparable markets, and the management infrastructure in Turkey's main foreign-buyer markets is well-developed. The owners who have problems are almost universally those who underestimated the ongoing obligations or chose management arrangements based on price rather than quality.
DDA Real Estate works with buyers through the full ownership lifecycle — from initial purchase and TAPU registration through to management setup, rental structuring, and eventual resale. If you are purchasing in Alanya, Antalya, Istanbul, or Bodrum and want to ensure your property is set up for efficient, compliant management from day one, our advisors can help you build the right structure before you sign anything.
Contact a DDA advisor to discuss your property purchase in Turkey and get the management structure right from the start.
