Aidat and Site Management in Turkey Explained: What Property Owners Pay

When you compare apartments in Istanbul, the price is only part of the story. Almost every building and compound charges a monthly management fee, known as aidat, and in projects with pools, security and concierge services it can make a real difference to your running costs and rental returns. This guide explains what aidat covers, how it is decided, who pays it and what to check before you buy.

Last updated: November 2026.

What Is Aidat?

Aidat is each owner's share of the common expenses of a building or residential compound. It is collected monthly by the building manager or a professional management company and pays for the services and maintenance that all owners share.

Typical items include:

• Cleaning, gardening and lighting of common areas
• Security staff, cameras and reception or concierge services
• Lift, generator and water tank maintenance
• Pool, gym, spa and social facility running costs
• Building insurance and repairs to common parts
• Management company fees and, in some buildings, central heating

How Aidat Is Decided

Buildings in Turkey are governed by the Condominium Ownership Law and each building's management plan (yönetim planı).

• Owners' meeting: owners approve the annual budget and the operating plan, and elect the manager or appoint a management company.
• Sharing the costs: unless the management plan says otherwise, common expenses are generally shared in proportion to each unit's land share. Some costs, such as staff and security, may be shared equally.
• Reserve fund: well-managed buildings keep a reserve for major repairs, lift replacement or facade work.

Because the management plan binds every new owner, read it before you buy. It can also contain rules on pets, short-term rentals and the use of common areas. The plan appears as a declaration on the title record; see title deed annotations explained.

Why Aidat Varies So Much

• Facilities: a tower with a pool, spa, gym, concierge and 24-hour security costs far more to run than a simple apartment block.
• Size of the project: very small buildings have fewer owners to share fixed costs, while large compounds benefit from scale.
• Heating and utilities: some buildings include central heating or hot water in the aidat.
• Quality of management: professional management can control costs well, or add significant fees.

Two similar apartments in the same district can therefore have very different monthly costs. Include aidat in the annual costs of owning property in Turkey when you compare options.

Who Pays Aidat When the Property Is Rented?

In most residential lettings, the tenant pays the regular monthly aidat, while the owner pays major one-off costs such as facade renovation or lift replacement. Under the law, tenants are also jointly liable with the owner for common expenses, but the owner remains responsible to the building. Set out the split clearly in the rental contract. Read our guide to Turkish tenancy law for foreign landlords.

What Happens If Aidat Is Not Paid?

• The law provides for monthly late-payment compensation on overdue common expenses.
• The manager can start legal proceedings to collect the debt.
• Unpaid common expenses can be secured by a legal mortgage right on the unit, which means debts can follow the property.

What to Check Before You Buy

1. Ask for the current monthly aidat and what it includes.
2. Ask whether major works or special contributions are planned.
3. Request written confirmation from the manager that the seller has no unpaid aidat.
4. Read the management plan and the latest owners' meeting decisions.
5. For new projects, ask how the aidat will be set once the developer hands over management.

These checks belong in your wider property due diligence.

Aidat and Rental Returns

A high aidat can reduce the attraction of a property for tenants and lower your net return. On the other hand, good facilities and professional management can support higher rents and better resale. Compare gross rent, aidat and other running costs together. See our guide to rental yields in Turkey.

Frequently Asked Questions

Is aidat mandatory in Turkey?

Yes. Every owner must contribute to the common expenses of the building, according to the law and the management plan.

Can aidat increase?

Yes. The budget is set by the owners' meeting and can rise with costs, new services or major works.

Does the tenant or the owner pay aidat?

Usually the tenant pays the regular monthly amount and the owner pays major one-off works, but the rental contract should state the split.

Can I inherit the previous owner's unpaid aidat?

Unpaid common expenses can follow the property through a legal mortgage right, so ask for written confirmation that no debt exists before you buy.

Find a Well-Managed Property

Compare projects and running costs among property for sale in Istanbul, read our Property Turkey guide or let our property management team handle building fees and tenants for you. Contact us for details.