Property Maintenance Costs in Turkey: Full Guide for Homeowners

Owning a home or apartment in Turkey provides undeniable benefits—access to a warm Mediterranean climate, proximity to the sea, and a comfortable standard of living. But residential ownership also comes with ongoing financial obligations. Regardless of whether you have an apartment in a modern complex or a private villa, maintaining property in Turkey involves a set of recurring payments: taxes, monthly aidat, electricity and water bills, and the cost of servicing shared amenities. Understanding these expenses in advance helps you plan your annual budget accurately, avoid unexpected charges, and ensure that your property is managed consistently and responsibly.

This guide provides a detailed overview of all essential costs associated with maintaining residential property in Turkey—mandatory payments, how they are calculated, how expenses differ depending on the property type, and what foreign homeowners should keep in mind.

Why It is Important to Understand Property Maintenance Costs in Turkey

Many buyers focus solely on the purchase price, overlooking the fact that any residential asset requires continuous upkeep. Annual property taxes, mandatory and voluntary insurance, monthly maintenance fees, building operations, and periodic repairs form a stable set of costs that an owner must anticipate. Failing to account for them may lead to accumulated debt, fines, interrupted services, or a lower-than-expected net income if the property is rented out.

A clear understanding of your obligations allows you to avoid delays, protect the physical condition of the property, and maintain its liquidity and long-term value.

Who Should Consider the Cost of Maintaining Property in Turkey

Maintenance costs are relevant for several categories of owners.

For those who recently purchased a home or use it as a second residence, understanding how payments are structured helps avoid missing mandatory charges and makes it easier to adapt to Turkey’s administrative system.

For investors, these expenses play a central role in calculating real returns. Property tax, maintenance fees, insurance, and utilities directly influence rental yield and resale profitability. In high-demand tourist areas such as Alanya, where properties are used intensively during peak season, wear and tear occur more quickly. Furniture and appliances may require more frequent replacement, and recurring cosmetic updates affect the annual budget.

For landlords, cost allocation is also important. In long-term rentals, tenants typically pay for electricity, water, and aidat, while annual taxes, insurance, structural repairs, and major upgrades remain the owner's responsibility. Real rental yield, therefore, depends not just on the rental rate, but also on regular ownership expenses.

For foreign owners living abroad, the topic is especially relevant—what can be automated, which payments require local presence, how to ensure ongoing monitoring of the property, and whom to trust with technical maintenance.

In Turkey, foreign and Turkish owners follow the same rules: everyone pays maintenance fees, utilities, and annual property taxes on identical terms.

Understanding Aidat in Turkey: Monthly Maintenance Fees and What They Include

Aidat is the mandatory monthly maintenance fee charged to all owners in multi-unit buildings and residential complexes. It represents each owner’s share of the cost of maintaining common areas and operating shared facilities. This includes cleaning, lighting, elevator servicing, security, landscaping, pool operations, and other routine expenses essential to a well-functioning complex.

The size of the monthly fee depends directly on the on-site amenities. Complexes with extensive amenities—large pools, fitness facilities, security, landscaped grounds—naturally have higher operating expenses.

Aidat budgets are reviewed annually at the homeowners' assembly. The management company presents a detailed report of actual expenditures and proposes a budget for the following year. Owners approve the new plan collectively, allowing the complex to maintain high service standards and adjust to rising energy or service costs.

What Aidat Covers and What Determines the Total

The list of services funded by aidat typically includes all operational and maintenance tasks for shared areas:

• Cleaning and upkeep of lobbies, corridors, hallways, and waste rooms

• Technical servicing of elevators, pumps, generators, gates, and building systems

• Electricity for entrances, parking areas, pathways, and outdoor spaces

• Security staff salaries, CCTV operations, and access control systems

• Landscaping, gardening, irrigation, and general outdoor maintenance

• Pool cleaning, filtration, chemical treatment, and equipment servicing

• Upkeep of fitness rooms, saunas, hammams, children's rooms, or other shared amenities

• Salaries of onsite staff such as concierges, security guards, gardeners, and technicians

Aidat spending is monitored by the management company and/or an elected owners' committee, ensuring transparency and proper allocation of funds.

Average Aidat Fees in Alanya, Antalya, and Istanbul

Maintenance fees vary significantly depending on the region and the class of the residential complex.

Alanya

• Standard building: €20–50 per month

• Complex with full amenities: €70–150 per month

Antalya

• Standard building: €25–60

• Complex with a pool, security, and rich facilities: €80–160

Istanbul

• Standard multi-unit building: €40–100

• Premium high-end development: €150–250

Annual aidat costs for a single apartment generally range from €250 to €1,800. Payments are mandatory regardless of whether the apartment is occupied; even if the property is vacant, aidat must be paid.

Utility Costs for Homeowners in Turkey: Electricity, Water, Internet, and Gas

In addition to aidat, homeowners in Turkey must pay for individual consumption of electricity, water, gas (if available), and telecommunications. Utility accounts are opened either in the owner’s name or, for long-term rentals, in the tenant’s name. Bills are issued based on actual meter readings or the selected tariff.

Below are typical monthly utility costs for an average urban apartment occupied by a household of two to four people.

Average Monthly Utility Bills

Electricity (€25–60 per month): Air conditioning is the primary cost driver. During the hottest months, electricity bills often reach €50–60, while in spring or autumn they typically fall to €20–30.

Water (€10–25 per month): Water remains relatively inexpensive in Turkey; even for a family of four, it rarely exceeds €15–20.

Internet (€10–20 per month): Unlimited broadband packages from major providers cost €10–20. Mobile packages of around 20 GB and 200 minutes cost roughly €25–30.

Gas (€20–50 per month): Central natural gas is available primarily in major cities and modern complexes. Winter heating costs usually fall between €20 and €50. In regions without central gas, households use gas cylinders costing around €30 each, typically lasting two to three months for kitchen use.

These figures are averages; large villas or year-round high consumption naturally result in higher bills.

Full-Time Living vs. Seasonal Home Use

Consumption patterns directly influence utility costs.

Permanent residents incur higher expenses because electricity, water, and internet are used daily. Bills usually fall in the average to high range, especially during the summer when air conditioners operate for extended periods.

Seasonal homeowners pay significantly less. When the apartment is empty, owners often pay only fixed service charges. In such periods, electricity bills may be as low as €5–10 per month.

Electricity and Water Tariffs in Turkey

Turkey uses a tiered electricity billing system:

• The first ~240 kWh per month are billed at a lower rate

• Consumption above this threshold is billed at a higher rate

There is also a day/night tariff difference, with nighttime electricity significantly cheaper.

Owners who are away for long periods often switch off boilers, routers, and appliances entirely to avoid baseline consumption.

How to Reduce Utility Expenses

The most effective ways to optimize costs involve efficient climate control. A++ inverter air conditioners, limited use in unoccupied rooms, and installing timers or thermostats on boilers significantly reduce electricity usage. Many homes in Turkey also have rooftop solar collectors, which can provide hot water throughout the sunnier months.

Water savings relate to proper maintenance of fixtures, avoiding leaks, and mindful consumption habits.

Locals commonly use motion-sensor lighting in hallways and regularly check meter readings to prevent unnecessary expenses.

Annual Property Expenses in Turkey: Taxes, Insurance, and Maintenance Reserves

Alongside monthly utility bills and aidat, homeowners in Turkey face several mandatory annual payments and ongoing maintenance responsibilities.

Annual Utility Costs

• Full-time residents usually spend €400–800 per year on utilities.

• Large apartments or high-consumption households may reach €1,000.

• Seasonal property users typically spend far less.

Annual Property Tax (Emlak Vergisi)

The tax rate ranges from 0.1% to 0.2% of the cadastral value:

• 0.1% in smaller municipalities

• 0.2% in major metropolitan areas such as Istanbul, Antalya, Izmir, or Ankara

Cadastral values tend to be lower than actual market values, which keeps payments modest:

• Standard apartment: €100–200 per year

• Villa or high-value home: €300+ per year

Taxes are calculated automatically and must be paid annually.

Mandatory Earthquake Insurance (DASK)

DASK is required to activate electricity and water accounts and must be renewed each year. The annual premium is €10–25 (300–600 TL), depending on property size and region.

Reserve for Minor Repairs

Even new homes require annual maintenance: servicing air conditioners, updating boilers, minor repairs, and small cosmetic improvements. A reasonable annual reserve is €150–500.

Total Annual Ownership Cost

Combined, the typical homeowner spends €900 to €3,000 annually, depending on:

• Utilities

• Property tax

• Mandatory insurance

• Routine maintenance reserves

Smaller apartments fall toward the lower end of this range, while premium villas with high aidat fall toward the upper end.

Periodic Costs: Major Renovations, Infrastructure Updates and Furnishing Cycles

Major Building Renovations

In multi-unit buildings, major repairs—facade restoration, roofing, elevator replacement, and engineering system upgrades—are collectively covered by owners. Such work typically occurs every 5–10 years and is financed through the building’s reserve fund or one-time contributions.

Costs range from €200 for small cosmetic improvements to €2,000+ for elevator replacement.

Facility Upgrades in Residential Complexes

If the complex decides to install new structures, such as a pergola, playground, gym equipment, or upgraded CCTV, the expenses are shared among owners. Depending on the scale, costs may be included in the aidat budget or billed as a separate contribution.

Furniture and Appliance Replacement Cycles

Furniture, appliances, and fixtures have predictable lifespans:

• Large appliances (refrigerators, washing machines, air conditioners): every 5–7 years

• Interior elements (mattresses, sofas, textiles, repainting): more frequently, especially in rental properties

Security deposits may offset some costs, but owners should still expect periodic replacements.

Long-Term Reserve for Major Repairs

A universal guideline is to allocate 1–2% of the property’s value annually to a long-term reserve. Over 5–10 years, this creates a sufficient fund for major capital updates.

Additional One-Time Costs After Purchasing Property

Aside from recurring monthly and annual payments, homeowners face occasional additional expenses during move-in or administrative setup.

Voluntary Home Insurance (€100–250 per Year)

In addition to mandatory DASK, voluntary extended insurance may cover:

• Fire and smoke damage

• Flooding and water leaks

• Theft and vandalism

• Damage to interior contents

• Liability to third parties

Annual premiums typically range from €100 to €250.

One-Time Utility Activation Fees

After receiving the Tapu (title deed), owners must register all utility accounts in their name.

Electricity:

• Initial service fee: ~2,500 TL

• Refundable deposit: ~500 TL

Water:

• Contract registration: ~500 TL

• Deposit: ~250 TL

Natural gas (if available):

• Meter installation: 1,000–1,500 TL

Internet:

• Small installation fee depending on provider

These are one-time setup payments; thereafter, only consumption-based charges apply. Real estate agencies typically assist new owners with the entire process.

How Maintenance Costs Change When Renting Out Property in Turkey

Renting out property shifts certain expenses to tenants, but increases wear and tear.

Increased Wear and Ongoing Updates

Short-term or seasonal rentals require regular replacement of:

• Bedding and linens

• Kitchenware and small appliances

• Cosmetic painting and touch-ups

• Professional cleaning

Long-term rentals also require periodic repainting, replacement of appliances, and refreshment of furniture.

How Much to Allocate for Repairs and Updates

A practical approach is to allocate 10–15% of annual rental income toward repairs and updates. This creates a stable fund for replacing appliances or updating interiors without stretching the budget.

Why Regular Updates Increase Profitability

Well-maintained properties rent faster, attract more reliable tenants, and command higher rental rates. Cleanliness, functioning appliances, and a fresh interior enhance the property’s appeal and long-term value.

Managing Property in Turkey Remotely: Practical Guidance for Foreign Owners

Foreign homeowners who do not live in Turkey year-round can maintain their property efficiently by setting up automated systems and reliable local support.

Set Up Automatic Bill Payments

Turkish banks offer automated payments for utilities through online banking. Property taxes can also be paid online.

Use Remote Monitoring Technologies

IoT solutions help owners monitor their property:

• IP cameras

• Water leak, smoke, and motion sensors

• Smart locks for controlled access

Arrange Local Assistance

Trusted neighbors, a concierge, or a contracted management company can periodically inspect the property, ventilate the rooms, and check technical systems.

Monitor Bills and Insurance

Regularly reviewing utility bills helps identify unusual consumption patterns, which may indicate leaks or malfunctioning equipment. Insurance renewals can also be handled online.

Comprehensive Property Management in Turkey by Luxury Estate Turkey

For owners who prefer not to handle administrative routines—or simply wish to save time—professional management offers the most efficient solution. Luxury Estate Turkey, a licensed real estate agency operating since 2015, supports clients through all stages of property ownership in Turkey.

We handle all operational responsibilities, allowing owners to enjoy their property as a residence, second home, rental asset, or long-term investment.

Our clients receive:

• Full oversight of all bills, taxes, and mandatory payments

• Careful maintenance and regular inspection of the property

• Prompt resolution of technical issues

• Professional coordination with contractors

• Transparent reporting

• Complete relief from administrative and operational concerns

Luxury Estate Turkey protects the physical condition and financial security of your property, ensuring consistent performance and peace of mind.