Apartments in Turkey — a category of objects in demand among foreign investors. Buyers are attracted by ergonomic planning solutions, high-quality repairs, beautiful views from the windows, complete readiness for occupancy and reasonable prices. In addition to the listed characteristics, Turkish housing has another huge advantage: not only luxury real estate, but also the overwhelming Most modern apartments are located in residential complexes with their own infrastructure. This guarantees owners safe, comfortable living and 24/7 access to a diverse, high-quality infrastructure.
A question that often arises among buyers: how are public facilities managed within a residential complex? In our article we propose to understand in detail what a condominium is in Turkey and how much the owners will need to pay monthly.
Content of the article:
Real estate management in Turkey
Housing and communal services in Turkey — a well-functioning mechanism for real estate management, which today is not inferior to European standards, and in some cases even surpasses them.
The administration of the infrastructure of a private residential complex is regulated by the Condominium Law 634 in Turkey (Kat Mülkiyeti Kanunu 634 Türkiye Cumhuriyeti), which states that apartment owners have every legal basis to independently manage public facilities by creating an Office (Yö netim).
That is, a condominium in Turkey — This is a form of ownership of residential apartment buildings united by a common infrastructure. Thus, each apartment has its own owner, and the infrastructure and common area (lobby, elevators, landings, local area, parking, green area, etc.) are the property of all residents.
The residential complex can be managed by:
- Management company (MC), that is, a commercial company (legal entity) specializing in this type of activity (comprehensive maintenance of residential complexes). A management company in Turkey has all the competencies to monitor the quality of infrastructure functioning, hires specialized personnel and specialized companies, enters into contracts with utility companies and takes on a number of other tasks. The range of management services includes: maintaining utility networks and communications in working order, maintaining the lawn and swimming pool, landscaping the local area, monitoring the implementation of tasks assigned to security and other personnel. The owners choose which management company to contact.
- The developer in case of purchasing housing in a new building. Most construction companies in Turkey take on the management of the infrastructure of a residential complex for the first few years. Advantages for owners: no need to waste time and money searching for a management company, comfortable living without any hassle. Every year, the developer provides a report on the work performed and financial expenses, and the owners decide whether the level of service is suitable for them, or whether it is worth looking for a third-party manager.
- On your own if the complex is small, with a minimum set of infrastructure. A committee is formed from among the most active residents. Meetings are held regularly at which proposals for maintenance of the residential complex are made, decisions are made on the range of necessary services and their cost, and the charter of the house is agreed upon (rules and prohibitions for living).
The apartment was built in 2002, layout 1+1, is located only 70 m from the sea and 50 m from the center of the Oba district. Furnished
1+1
65 m²
10059
Partially furnished. Apartment 2+1 built in 1994 in Mahmutlar, just 50 m from the sea and in the very center of the area. Separate kitchen.
2+1
90 m²
10058
Furnished 1+1 apartment built in 2018 in the Kestel area, just 400 m from the sea and 300 m from the center.
1+1
60 m²
10057
The apartment was built in 2022, layout 1+1, is located on the 3rd floor, only 1100 m from the sea and 1500 m from the center of the Kargicak district. Partially furnished.
1+1
52 m²
10056
The apartment was built in 2004, layout 2+1, is located on the 2nd floor, only 1000 m from the sea and 400 m from the center of the Cikcilli area. Furnished
2+1
130 m²
10055
Partially furnished 3+1 apartment in Cikcilli area, built in 2006, located 2.5 km from the sea and 2 km from the center.
3+1
170 m²
10054
The apartment was built in 2015, layout 1+1, is located on the 1st floor, only 600 m from the sea and 500 m from the center of the Avsallar district.
1+1
55 m²
10053
Furnished duplex 3+1 built in 2022 in the center of Alanya, just 100 m from the sea and 200 m from the center.
3+1
125 m²
10052
The complex was built in 2023, layout 1+1, only 400 m to the sea and 250 m to the center, area of the center of Alanya.
1+1
56 m²
10051
The apartment was built in 2008, layout 2+1, located on the 2nd floor, only 600 m from the sea and 400 m from the center of the Oba district. Furnished
2+1
120 m²
10050
Furnished 2+1 apartment, built in 2008, located in the Kargicak area, with sea and mountain views, 2300 m from the beach and 2000 m from the center.
1+1
101 m²
10049
Avsallar district, 1+1, 55 m², furnished, house built in 2023, 1800 m to the sea, 1500 m to the center.
1+1
55 m²
10048
Cikcilli area, 2+1, 110 m², furnished, house of 2014, 950 m to the sea, 100 m to the center.
2+1
110 m²
10047
Furnished 1+1 apartment in the center of Alanya, built in 2020, just 150 meters from Keykubat beach and 100 meters from the center. There is a permit for short-term rent
1+1
50 m²
10046
Furnished 1+1 apartment in the center of Alanya, built in 2022, located 900 meters from the sea and 250 meters from the center.
1+1
45 m²
10045
Kargicak district, 1+1, 45 m², furnished, house of 2021, 100 m to the sea, 100 m to the center.
1+1
45 m²
10044
Oba district, 2+1, 90 m², furnished, house of 2013, 600 m to the sea, 350 m to the center.
2+1
90 m²
10043
Oba district, 1+1, 65 m², furnished, house of 2011, 900 m to the sea, 700 m to the center.
1+1
65 m²
10042
Verkhnyaya Oba, 2+1, 85 m², furnished, house from 2022, 1400 m to the sea, 900 m to the center.
2+1, Duplex, Penthouse
85 m²
10041
Oba district, 1+1, 70 m², furnished, house of 2003, 300 m to the sea, 200 m to the center.
1+1
70 m²
10040
Good to know!
Any residential complex in Turkey has a kapıcı or concierge. This is a responsible and respected position, since kapydzhi — the first person in the house to whom you can turn for any questions. For example, clarify the date of the meeting, call a specialist, pay utilities. In small complexes, the gatekeeper is responsible for maintaining order on the territory and performing a number of other tasks. As a rule, a separate apartment is allocated for kapydzha, paid for by the owners.
Meeting of condominium residents
Condos in Turkey, as a form of ownership, require holding a meeting of residents. Depending on the chosen management format, the meeting is organized by a committee of owners, a management company or a developer.
The standard plan for any annual meeting, as a rule, consists of several points:
- Disclosure of a report on financial costs and work performed.
- Discussions of current issues and their solutions.
- Formation of estimates for the next year.
An important point: at the first meeting, collective decisions are made if at least 50% of homeowners are present. Therefore, owners are notified of a planned meeting at least two weeks in advance. If there are fewer residents than needed for a quorum, the meeting is postponed.
At the next meeting, the number of people present for decision-making will no longer matter. If owners are unable to attend the meeting, they have the opportunity to delegate voting on their behalf to neighbors or other persons by leaving a power of attorney. Based on the voting results, an official protocol is drawn up.
The meeting is held by the manager — a representative of a service company, developer, or one of the residents of the residential complex, selected by voting. The manager is re-elected annually or at an extraordinary meeting of owners.
Property management expenses
Owners' expenses for real estate management — this is aidat in Turkey, which covers all costs of operating the infrastructure and salaries of residential complex service personnel. In particular, cleaning the territory, removing garbage, cleaning the pool, repairing communications, purchasing consumables and supplies, caring for green spaces, services of a security company, etc.
In addition, buyers should know:
- A fixed monthly fee is required for all apartment owners without exception, regardless of the period of residence or use of this or that infrastructure.
- The total amount for maintenance is divided equally among all occupied apartments in the residential complex and does not depend on the composition of the family.
- The more occupied apartments in the building, the lower the payment amount.
Aidat depends on the location of the residential complex and its status. For luxury properties, the amount can reach 1,000 € or more per month, for budget real estate with a standard set of infrastructure — about 30–50 €.
Failure to pay may result in fines and penalties. In difficult cases, the management company has the right to file a lawsuit and the property can be sold to pay off the debt.
When choosing an apartment in Turkey, we recommend that you focus on the purpose of the purchase and clarify the costs not only for the purchase, but also for the maintenance of housing.
The apartment was built in 2002, layout 1+1, is located only 70 m from the sea and 50 m from the center of the Oba district. Furnished
1+1
65 m²
10059
Partially furnished. Apartment 2+1 built in 1994 in Mahmutlar, just 50 m from the sea and in the very center of the area. Separate kitchen.
2+1
90 m²
10058
Furnished 1+1 apartment built in 2018 in the Kestel area, just 400 m from the sea and 300 m from the center.
1+1
60 m²
10057
The apartment was built in 2022, layout 1+1, is located on the 3rd floor, only 1100 m from the sea and 1500 m from the center of the Kargicak district. Partially furnished.
1+1
52 m²
10056
The apartment was built in 2004, layout 2+1, is located on the 2nd floor, only 1000 m from the sea and 400 m from the center of the Cikcilli area. Furnished
2+1
130 m²
10055
Partially furnished 3+1 apartment in Cikcilli area, built in 2006, located 2.5 km from the sea and 2 km from the center.
3+1
170 m²
10054
The apartment was built in 2015, layout 1+1, is located on the 1st floor, only 600 m from the sea and 500 m from the center of the Avsallar district.
1+1
55 m²
10053
Furnished duplex 3+1 built in 2022 in the center of Alanya, just 100 m from the sea and 200 m from the center.
3+1
125 m²
10052
The complex was built in 2023, layout 1+1, only 400 m to the sea and 250 m to the center, area of the center of Alanya.
1+1
56 m²
10051
The apartment was built in 2008, layout 2+1, located on the 2nd floor, only 600 m from the sea and 400 m from the center of the Oba district. Furnished
2+1
120 m²
10050
Furnished 2+1 apartment, built in 2008, located in the Kargicak area, with sea and mountain views, 2300 m from the beach and 2000 m from the center.
1+1
101 m²
10049
Avsallar district, 1+1, 55 m², furnished, house built in 2023, 1800 m to the sea, 1500 m to the center.
1+1
55 m²
10048
Cikcilli area, 2+1, 110 m², furnished, house of 2014, 950 m to the sea, 100 m to the center.
2+1
110 m²
10047
Furnished 1+1 apartment in the center of Alanya, built in 2020, just 150 meters from Keykubat beach and 100 meters from the center. There is a permit for short-term rent
1+1
50 m²
10046
Furnished 1+1 apartment in the center of Alanya, built in 2022, located 900 meters from the sea and 250 meters from the center.
1+1
45 m²
10045
Kargicak district, 1+1, 45 m², furnished, house of 2021, 100 m to the sea, 100 m to the center.
1+1
45 m²
10044
Oba district, 2+1, 90 m², furnished, house of 2013, 600 m to the sea, 350 m to the center.
2+1
90 m²
10043
Oba district, 1+1, 65 m², furnished, house of 2011, 900 m to the sea, 700 m to the center.
1+1
65 m²
10042
Verkhnyaya Oba, 2+1, 85 m², furnished, house from 2022, 1400 m to the sea, 900 m to the center.
2+1, Duplex, Penthouse
85 m²
10041
Oba district, 1+1, 70 m², furnished, house of 2003, 300 m to the sea, 200 m to the center.
1+1
70 m²
10040
These materials have been prepared for informational purposes and are not of a commercial nature.
Point Property is a certified real estate agency that specializes in providing a full range of real estate services for residential and commercial real estate transactions in Turkey. Our company takes care of all the organizational aspects of a real estate transaction: searching for an object, organizing a sightseeing tour, assistance in collecting documents and checking the legal purity of documentation, support in re-registration of ownership. In addition, we provide our customers with a wide range of after-sales services.
