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).
Tosmur, 1+1, 60 m², 1st floor, December 2023, 400 m to the sea and 200 m to the center, furnished, modern complex with full infrastructure.
1+1
60 m²
10706
Mahmutlar, 2+1, 110 m², 10th floor, 2015, 500 m to the sea and 250 m to the center, furnished, panoramic windows, developed infrastructure of the complex.
2+1, Duplex, Penthouse
110 m²
10705
Kargicak, 4+1 duplex, 300 m², 2 floors (1–2), 2015, 5000 m to the sea and 2500 m to the center, furnished, own private infrastructure.
3+1, Duplex
300 m²
10704
Türkler, 1+1, 58 m², 4th floor, completion 2025, 300 m to the sea and 200 m to the center, panoramic windows, short-term rental allowed, unfurnished.
1+1
58 m²
10703
Türkler, 2+1, 136 m², 3rd floor, completion in 2025, 300 m to the sea and 200 m to the center, 3 bathrooms and 3 balconies, unfurnished, complex with 5★ level infrastructure.
2+1
136 m²
10702
Mahmutlar, 1+1, 55 m², 3rd floor, building of 2023, 550 m to the sea and 200 m to the center of the district, unfurnished, complex with expanded infrastructure.
1+1
55 m²
10701
Mahmutlar district, 2+1, 90 m², 1st floor (same as 2nd), house built in 2015, 350 m to the sea and 200 m to the center of the area, furnished.
2+1
90 m²
10700
Mahmutlar district, 2+1 duplex, 80 m², 5–6 floors, house built in 2019, 300 m to the sea and 200 m to the center of the area, unfurnished.
2+1, Duplex, Penthouse
80 m²
10699
Obagol district, 2+1, 90 m², 3rd floor, 2015 building, 350 m to the sea and 200 m to the district center, furnished.
2+1
90 m²
10698
Mahmutlar district, 2+1, 120 m², 5th floor, building built in 2005, 300 m to the sea and 100 m to the center of the area, furnished.
2+1
120 m²
10697
Mahmutlar district, 2+1, 75 m², 2nd floor, building built in 2000, 400 m to the sea and 250 m to the center of the area, unfurnished, requires renovation.
2+1
75 m²
10696
Mahmutlar district, 1+1, 60 m², 10th floor, building 2018, 500 m to the sea and 200 m to the center of the area, furnished.
1+1
60 m²
10695
Mahmutlar district, 2+1, 100 m², 9th floor, complex 2017, 600 m to the sea and 300 m to the center of the area, furnished, sea view.
2+1
100 m²
10694
Mahmutlar district, 3+1 duplex, 155 m², 8–9 floors, complex 2019, 300 m to the sea and 250 m to the center of the area.
3+1, Penthouse
155 m²
10693
Mahmutlar district, furnished 1+0, 35 m², built in 2016, 250 m to the sea
1+0
35 m²
10692
Apartment 1+1, 54 m², in a complex built in 2022 in Avsallar - 1400 m to the sea and 1250 m to the center.
1+1
54 m²
10691
New apartments 1+1, 2+1 and 3+1 in a residential complex built in 2026, just 600 m from the sea and 100 m from the center of Lara.
1+1, 2+1, 3+1, Duplex, Penthouse
45-151 m²
10690
Apartment 1+1, 60 m², in a complex built in 2015 - first line to the sea (0 m), 250 m to the center of Mahmutlar, furnished and with a view of the Mediterranean Sea.
1+1
60 m²
10689
Spacious 2+1 apartment with an area of 120 m² in a 2009 complex - 850 m to the sea and 600 m to the center of the Tosmur district.
2+1
110 m²
10688
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
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.
Tosmur, 1+1, 60 m², 1st floor, December 2023, 400 m to the sea and 200 m to the center, furnished, modern complex with full infrastructure.
1+1
60 m²
10706
Mahmutlar, 2+1, 110 m², 10th floor, 2015, 500 m to the sea and 250 m to the center, furnished, panoramic windows, developed infrastructure of the complex.
2+1, Duplex, Penthouse
110 m²
10705
Kargicak, 4+1 duplex, 300 m², 2 floors (1–2), 2015, 5000 m to the sea and 2500 m to the center, furnished, own private infrastructure.
3+1, Duplex
300 m²
10704
Türkler, 1+1, 58 m², 4th floor, completion 2025, 300 m to the sea and 200 m to the center, panoramic windows, short-term rental allowed, unfurnished.
1+1
58 m²
10703
Türkler, 2+1, 136 m², 3rd floor, completion in 2025, 300 m to the sea and 200 m to the center, 3 bathrooms and 3 balconies, unfurnished, complex with 5★ level infrastructure.
2+1
136 m²
10702
Mahmutlar, 1+1, 55 m², 3rd floor, building of 2023, 550 m to the sea and 200 m to the center of the district, unfurnished, complex with expanded infrastructure.
1+1
55 m²
10701
Mahmutlar district, 2+1, 90 m², 1st floor (same as 2nd), house built in 2015, 350 m to the sea and 200 m to the center of the area, furnished.
2+1
90 m²
10700
Mahmutlar district, 2+1 duplex, 80 m², 5–6 floors, house built in 2019, 300 m to the sea and 200 m to the center of the area, unfurnished.
2+1, Duplex, Penthouse
80 m²
10699
Obagol district, 2+1, 90 m², 3rd floor, 2015 building, 350 m to the sea and 200 m to the district center, furnished.
2+1
90 m²
10698
Mahmutlar district, 2+1, 120 m², 5th floor, building built in 2005, 300 m to the sea and 100 m to the center of the area, furnished.
2+1
120 m²
10697
Mahmutlar district, 2+1, 75 m², 2nd floor, building built in 2000, 400 m to the sea and 250 m to the center of the area, unfurnished, requires renovation.
2+1
75 m²
10696
Mahmutlar district, 1+1, 60 m², 10th floor, building 2018, 500 m to the sea and 200 m to the center of the area, furnished.
1+1
60 m²
10695
Mahmutlar district, 2+1, 100 m², 9th floor, complex 2017, 600 m to the sea and 300 m to the center of the area, furnished, sea view.
2+1
100 m²
10694
Mahmutlar district, 3+1 duplex, 155 m², 8–9 floors, complex 2019, 300 m to the sea and 250 m to the center of the area.
3+1, Penthouse
155 m²
10693
Mahmutlar district, furnished 1+0, 35 m², built in 2016, 250 m to the sea
1+0
35 m²
10692
Apartment 1+1, 54 m², in a complex built in 2022 in Avsallar - 1400 m to the sea and 1250 m to the center.
1+1
54 m²
10691
New apartments 1+1, 2+1 and 3+1 in a residential complex built in 2026, just 600 m from the sea and 100 m from the center of Lara.
1+1, 2+1, 3+1, Duplex, Penthouse
45-151 m²
10690
Apartment 1+1, 60 m², in a complex built in 2015 - first line to the sea (0 m), 250 m to the center of Mahmutlar, furnished and with a view of the Mediterranean Sea.
1+1
60 m²
10689
Spacious 2+1 apartment with an area of 120 m² in a 2009 complex - 850 m to the sea and 600 m to the center of the Tosmur district.
2+1
110 m²
10688
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
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.
