Annual Costs of Owning Property in Turkey: A Guide for Foreign Owners

Buying a property is only the first step. Once the title deed is in your name, owning an apartment or villa in Turkey comes with recurring costs that every foreign owner should plan for. Knowing these costs in advance helps you budget accurately, avoid late-payment issues and calculate the real return on a rental property.

This guide explains the main annual costs of owning property in Turkey, who you pay them to and how foreign owners living abroad usually manage them.

1. Annual Property Tax (Emlak Vergisi)

Every property owner in Turkey pays an annual property tax to the municipality where the property is located. The tax is calculated on the officially registered value of the property, and the rate differs between residential and commercial property and between metropolitan and other municipalities.

Property tax is normally paid in two instalments during the year. New owners usually need to declare the property to the municipality after the purchase, which is often handled by the seller, the buyer's representative or the consultancy managing the transaction.

Tip: keep your municipal tax records together with your title deed documents. You may need proof that property tax has been paid when you sell the property or apply for certain official procedures.

2. Compulsory Earthquake Insurance (DASK)

Compulsory earthquake insurance, known as DASK, is required for residential buildings in Turkey. The policy must be renewed every year. It is usually needed for title deed transactions and for opening utility subscriptions such as electricity and water.

DASK covers the building itself up to a set limit. It does not cover your furniture or personal belongings, which is why many owners also take out a separate home insurance policy.

3. Home Insurance

Home insurance is optional but strongly recommended, especially if you rent out your property or leave it empty for long periods. A standard policy can cover fire, water damage, theft and damage to contents, depending on the package you choose. Owners of furnished rental apartments often add cover for furniture and appliances.

4. Building Maintenance Fees (Aidat)

If your property is in an apartment building or a residential complex, you will pay a monthly maintenance fee known as aidat. It covers shared services such as:

• Cleaning and maintenance of common areas
• Security staff and reception
• Lifts, generators and technical systems
• Gardens, pools, gyms and other social facilities
• Building management and administrative costs

Maintenance fees vary widely between a simple apartment building and a complex with a pool, gym and 24-hour security. Before buying, ask for the current fee and for the most recent building budget so you know what is included.

5. Utilities and Subscriptions

Owners pay for electricity, water, natural gas and internet in their own name. Even when a property is empty, some utilities may have fixed monthly charges. If you rent out the property, you can agree with the tenant whether utilities will be transferred to their name or included in the rent.

6. Repairs and Ongoing Maintenance

Inside your own apartment, repairs and maintenance are your responsibility. Typical items include boiler servicing, air-conditioning maintenance, painting between tenants and replacing appliances. Setting aside a small annual maintenance reserve helps you avoid unexpected expenses, particularly for rental properties.

7. Costs Linked to Rental Income

If you rent out your property, rental income in Turkey must be declared and may be subject to income tax, depending on the amount and your circumstances. Owners usually work with a local accountant to prepare the annual declaration. You should also consider:

• Fees for finding and screening tenants
• Property management fees if a company manages the property for you
• Furnishing and refreshing the property between tenancies
• Possible vacancy periods when the property is not rented

For a realistic view of rental returns, read our guide on how to calculate rental yield before buying.

8. Property Management for Owners Living Abroad

Many foreign owners do not live in Turkey full time. In that case, paying bills on time, renewing insurance and dealing with tenants can be difficult from abroad. A property management service in Turkey can take care of:

• Paying property tax, maintenance fees and utilities on your behalf
• Renewing DASK and home insurance policies
• Finding tenants, collecting rent and handling repairs
• Regular inspections and reporting while you are away

If you plan to rent out your property while living outside Turkey, our guide to renting out property in Turkey while living abroad explains the practical steps.

Annual Ownership Cost Checklist

• Annual property tax paid to the municipality
• DASK compulsory earthquake insurance renewed every year
• Optional home and contents insurance
• Monthly building maintenance fees (aidat)
• Utilities and fixed subscription charges
• Repairs and a maintenance reserve
• Rental income declaration and accounting, if the property is rented
• Property management fees, if you use a management service

Plan Your Costs Before You Buy

Ongoing costs differ significantly from one property to another. A new residence with extensive facilities may have higher maintenance fees but stronger rental demand, while an older building may cost less to run but need more repairs. Comparing these costs is as important as comparing purchase prices.

Before you commit, also review the one-time costs of the purchase itself in our guide to the total cost of buying property in Turkey, and see what happens after buying property in Turkey.

Our team can give you a clear overview of the expected running costs for any property in our property investment portfolio. Contact us for a personalised assessment.

This article is for general information only. Tax and insurance rules can change, so confirm the current requirements with a qualified adviser before making decisions.