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).
Комфортабельная квартира на 4-м этаже в 700 метрах от моря, в спокойном районе Аланьи - Джикджилли.
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Новая квартира в трех километрах от моря, в перспективном районе Аланьи - Верхняя Оба.
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Квартира с чистовой отделкой в 750 метрах от моря, в центре популярного Средиземноморского курорта - Аланья.
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Комфортабельная квартира в 800 метрах от моря, в центре популярного района Аланьи - Нижняя Оба.
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Благоустроенная, просторная квартира с мебелью и бытовой техникой, в нескольких минутах ходьбы от центра района Оба.
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Благоустроенная меблированная квартира 2+1, общей площадью 120 м2, в нескольких минутах ходьбы от центра европейского района Аланьи - Нижняя Оба.
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Благоустроенная квартира в 450 метрах от моря, в центре популярного района Аланьи - Махмутлар.
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Благоустроенная квартира с мебелью и бытовой техникой, на 1-м этаже в жилом комплексе 2013 года постройки.
2+1
100 m²
7648
Просторное помещение, общей площадью 100 м2, на 1-м этаже в доме 2008 года постройки.
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Светлая, уютная вилла с собственным садовым участком, в спокойном районе Аланьи - Конаклы.
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Стильная двухэтажная вилла с дизайнерским ремонтом, в живописном районе Аланьи - Авсаллар.
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Two-storey twin villa with panoramic sea views, a kilometer from the beach and promenade.
2+1, Duplex
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Detached villa with a swimming pool in a quiet area of Alanya - Avsallar.
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Spacious apartment with a total area of 100 m2, on the 2nd floor in a modern residential complex with hotel infrastructure.
2+1
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7642
Spacious 2+1 apartment with a total area of 130 m2, in the picturesque area of Alanya - Tosmur.
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Spacious apartment on the 3rd floor in a residence built in 2010, in the center of the European region of Alanya - Lower Oba.
2+1
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New apartment with a modern design in a residential complex with hotel infrastructure, commissioned in 2023.
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Apartment with modern design 500 meters from the sea, in the center of Mahmutlar.
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Apartment with two bedrooms, a total area of 90 m2, two and a half kilometers from the sea.
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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.
Комфортабельная квартира на 4-м этаже в 700 метрах от моря, в спокойном районе Аланьи - Джикджилли.
2+1
100 m²
7656
Новая квартира в трех километрах от моря, в перспективном районе Аланьи - Верхняя Оба.
2+1, Duplex, Penthouse
100 m²
7655
Квартира с чистовой отделкой в 750 метрах от моря, в центре популярного Средиземноморского курорта - Аланья.
2+1
105 m²
7654
Комфортабельная квартира в 800 метрах от моря, в центре популярного района Аланьи - Нижняя Оба.
2+1
100 m²
7653
Благоустроенная, просторная квартира с мебелью и бытовой техникой, в нескольких минутах ходьбы от центра района Оба.
2+1
120 m²
7652
Благоустроенная меблированная квартира 2+1, общей площадью 120 м2, в нескольких минутах ходьбы от центра европейского района Аланьи - Нижняя Оба.
2+1
120 m²
7651
Квартира на 3-м этаже в жилом комплексе с отельной инфраструктурой, в центре района Оба.
2+1
100 m²
7650
Благоустроенная квартира в 450 метрах от моря, в центре популярного района Аланьи - Махмутлар.
2+1
100 m²
7649
Благоустроенная квартира с мебелью и бытовой техникой, на 1-м этаже в жилом комплексе 2013 года постройки.
2+1
100 m²
7648
Просторное помещение, общей площадью 100 м2, на 1-м этаже в доме 2008 года постройки.
1+1
100 m²
7647
Светлая, уютная вилла с собственным садовым участком, в спокойном районе Аланьи - Конаклы.
3+1, Duplex
130 m²
7646
Стильная двухэтажная вилла с дизайнерским ремонтом, в живописном районе Аланьи - Авсаллар.
3+1, Duplex
220 m²
7645
Two-storey twin villa with panoramic sea views, a kilometer from the beach and promenade.
2+1, Duplex
170 m²
7644
Detached villa with a swimming pool in a quiet area of Alanya - Avsallar.
3+1, Duplex
140 m²
7643
Spacious apartment with a total area of 100 m2, on the 2nd floor in a modern residential complex with hotel infrastructure.
2+1
100 m²
7642
Spacious 2+1 apartment with a total area of 130 m2, in the picturesque area of Alanya - Tosmur.
2+1
130 m²
7641
Spacious apartment on the 3rd floor in a residence built in 2010, in the center of the European region of Alanya - Lower Oba.
2+1
100 m²
7640
New apartment with a modern design in a residential complex with hotel infrastructure, commissioned in 2023.
3+1
80 m²
7639
Apartment with modern design 500 meters from the sea, in the center of Mahmutlar.
2+1
73 m²
7638
Apartment with two bedrooms, a total area of 90 m2, two and a half kilometers from the sea.
2+1
90 m²
7637
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.
