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).
Oba district, 3+1, 120 m², complex of 2014, furnished, 750 m to the sea and 500 m to the district center, suitable for residence permit.
3+1
120 m²
10687
Oba district, 3+1, 100 m², complex of 2001, unfurnished, 350 m to the sea.
3+1
100 m²
10686
Mahmutlar district, 2+1, 85 m², complex 2021, unfurnished, first coastline, 0 m to the sea and 100 m to the center of the area.
2+1
85 m²
10685
Konakli district, 3+1 duplex, 150 m², complex built in 2012, furnished, 1500 m to the sea and 1100 m to the center of the area.
3+1
150 m²
10684
Cikcilli area, 1+1, 70 m², complex of 2012, furnished, 800 m to the sea and 350 m to the center of the area, suitable for residence permit.
1+1
70 m²
10683
Oba district, 3+1 duplex, 220 m², complex built in 2010, furnished, 650 m to the sea and 350 m to the center of the area.
3+1
220 m²
10682
Oba district, 2+1, 95 m², complex of 2023, unfurnished, 2000 m to the sea and with a view of the surrounding area.
2+1
95 m²
10681
Oba district, 2+1, 120 m², 2010 complex, unfurnished, 650 m to the sea and 350 m to the district center.
2+1
120 m²
10680
Oba-Obagol district, 2+1, 95 m², 2000 year complex, unfurnished, 500 m to the sea and 250 m to the district center, suitable for residence permit.
2+1
95 m²
10679
Mahmutlar district, 3+1 duplex, 220 m², furnished, 500 m to the sea, within walking distance from the center of the area.
3+1, Duplex, Penthouse
220 m²
10678
Payallar district, 1+1, 50 m², complex 2024, unfurnished, 2000 m to the sea and 1000 m to the center of the area.
1+1
50 m²
10677
Nizhnyaya Oba district, 2+1, 80 m², complex from 2024, unfurnished, 800 m to the sea and 450 m to the district center.
2+1
80 m²
10676
Oba district, 3+1, 170 m², complex of 2015, furnished, 1100 m to the sea and 500 m to the district center, suitable for citizenship and residence permit.
3+1
170 m²
10675
District Kestel, 2+1, 80 m², complex 2010, furnished, 50 m to the sea and 200 m to the center of the area.
2+1
80 m²
10674
Alanya center, 1+1, 55 m², complex of 2026, unfurnished, 600 m to the sea and 500 m to the center.
1+1
55 m²
10673
Avsallar district, 2+1 apartment, 94 m², built in 2024, unfurnished, located 1000 m from the sea and 700 m from the district center.
2+1
94 m²
10672
Cikcilli district, 2+1 apartment, 120 m², built in 2008, furnished, located 1200 m from the sea and 500 m from the center of the district, suitable for obtaining a residence permit.
2+1
120 m²
10671
Cikcilli area, 3+1 apartment, 160 m² in a 2008 complex, furnished, located 1200 m from the sea and 500 m from the center of the area.
3+1
160 m²
10670
Oba district, 1+1 apartment, 50 m², in a 2022 complex, unfurnished, 3500 m to the sea, 2500 m to the district center.
1+1
50 m²
10669
Mahmutlar district, 1+1 apartment, 55 m², built in 2025, unfurnished, located 500 m from the sea and 1500 m from the district center.
1+1
55 m²
10667
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.
Oba district, 3+1, 120 m², complex of 2014, furnished, 750 m to the sea and 500 m to the district center, suitable for residence permit.
3+1
120 m²
10687
Oba district, 3+1, 100 m², complex of 2001, unfurnished, 350 m to the sea.
3+1
100 m²
10686
Mahmutlar district, 2+1, 85 m², complex 2021, unfurnished, first coastline, 0 m to the sea and 100 m to the center of the area.
2+1
85 m²
10685
Konakli district, 3+1 duplex, 150 m², complex built in 2012, furnished, 1500 m to the sea and 1100 m to the center of the area.
3+1
150 m²
10684
Cikcilli area, 1+1, 70 m², complex of 2012, furnished, 800 m to the sea and 350 m to the center of the area, suitable for residence permit.
1+1
70 m²
10683
Oba district, 3+1 duplex, 220 m², complex built in 2010, furnished, 650 m to the sea and 350 m to the center of the area.
3+1
220 m²
10682
Oba district, 2+1, 95 m², complex of 2023, unfurnished, 2000 m to the sea and with a view of the surrounding area.
2+1
95 m²
10681
Oba district, 2+1, 120 m², 2010 complex, unfurnished, 650 m to the sea and 350 m to the district center.
2+1
120 m²
10680
Oba-Obagol district, 2+1, 95 m², 2000 year complex, unfurnished, 500 m to the sea and 250 m to the district center, suitable for residence permit.
2+1
95 m²
10679
Mahmutlar district, 3+1 duplex, 220 m², furnished, 500 m to the sea, within walking distance from the center of the area.
3+1, Duplex, Penthouse
220 m²
10678
Payallar district, 1+1, 50 m², complex 2024, unfurnished, 2000 m to the sea and 1000 m to the center of the area.
1+1
50 m²
10677
Nizhnyaya Oba district, 2+1, 80 m², complex from 2024, unfurnished, 800 m to the sea and 450 m to the district center.
2+1
80 m²
10676
Oba district, 3+1, 170 m², complex of 2015, furnished, 1100 m to the sea and 500 m to the district center, suitable for citizenship and residence permit.
3+1
170 m²
10675
District Kestel, 2+1, 80 m², complex 2010, furnished, 50 m to the sea and 200 m to the center of the area.
2+1
80 m²
10674
Alanya center, 1+1, 55 m², complex of 2026, unfurnished, 600 m to the sea and 500 m to the center.
1+1
55 m²
10673
Avsallar district, 2+1 apartment, 94 m², built in 2024, unfurnished, located 1000 m from the sea and 700 m from the district center.
2+1
94 m²
10672
Cikcilli district, 2+1 apartment, 120 m², built in 2008, furnished, located 1200 m from the sea and 500 m from the center of the district, suitable for obtaining a residence permit.
2+1
120 m²
10671
Cikcilli area, 3+1 apartment, 160 m² in a 2008 complex, furnished, located 1200 m from the sea and 500 m from the center of the area.
3+1
160 m²
10670
Oba district, 1+1 apartment, 50 m², in a 2022 complex, unfurnished, 3500 m to the sea, 2500 m to the district center.
1+1
50 m²
10669
Mahmutlar district, 1+1 apartment, 55 m², built in 2025, unfurnished, located 500 m from the sea and 1500 m from the district center.
1+1
55 m²
10667
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.
