The maintenance of real estate in Turkey costs foreign investors far less than in European resort countries, such as Spain or Italy. The amount of taxation and utilities are relatively small when buying a home, and there are simplified options for obtaining Turkish citizenship. It is important to be aware of the expenses involved before you make a move. If you are planning to buy a property in Turkey, read this material to gain an understanding of the cost of maintaining an apartment in Turkey before it surprises you.
Content:
- Regular taxes and fees
- Utilities
- Communication services
- Insurance
- Example of calculation of taxes and payments
- Rental of real estate in Turkey
- What owners often forget to count
- Popular questions
Regular taxes and fees
In the Republic of Turkey, it does not matter whether the homeowner is a citizen of the country or not. For foreigners living here, the requirements for paying taxes are equal to those for indigenous residents.
Property taxes
«Emlak vergisi» is the Turkish name for property tax, the amount of which depends on the type of real estate. The amount of tax will vary for housing, commercial property and land.
| Type of property | Tax amount |
|---|---|
| Housing - apartments, houses | 0.1% – provincial, 0.2% – in large cities |
| Commercial facilities – offices, warehouses, shops, etc. | 0.2% – provincial, 0.4% – in large cities |
| Land without a building permit | 0.1% – provincial, 0.2% – in large cities |
| Land plot with a construction permit issued | 0.3% – provincial, 0.6% – in large cities |
A note to the future owners of Turkish housing: the listed tax rates are calculated on the cadastral value indicated in the TAPU (Turkish certificate of ownership). According to practice, this is usually less than the actual price. The arithmetic is simple: at a cadastral value of 2 million TL and the 0.2% rate applied in metropolitan municipalities, the tax comes to 4,000 TL ($83) a year. Alanya belongs administratively to Antalya, so the doubled rate applies there.
This fee is paid in installments, twice a year, no later than May 31 and November 30. A one-time contribution is allowed at the discretion of the owner. To make the next payment, all you need to do is visit the district administration («Belediye») and present a TAPU. Then, the owner will receive details indicating the amount needing to be paid. Remote services are also available, which allow you to pay on the website of the city authorities. Usually, each city has its own portal where residents can contact the administration.
Additional luxury tax
Since 2021, there is an additional annual fee for residents who own expensive real estate. The taxable base is calculated in accordance with the assessment of the Main Department of Land, Cadastre. The thresholds are revised every year: in 2026 the tax starts at a value of 17,711,000 TL ($366,000).
The rates for 2026 look like this:
| Cadastral value of the home | Tax rate |
|---|---|
| From 17,711,000 to 26,567,000 TL ($366,000–550,000) | 0.3% on the amount above the threshold |
| From 26,567,000 to 35,425,000 TL ($550,000–733,000) | 0.6% |
| Above 35,425,000 TL ($733,000) | 1% |
This tax is also divided into two payments with installments until February and until August. The declaration is filed by February 20, and only a small share of the market is affected: the vast majority of apartments in resort towns fall well below the threshold.
Municipal garbage collection fee
A separate column includes the payment for garbage collection, which is also a municipal fee. For housing it is calculated from water consumption rather than floor area: 4 TL per cubic meter in metropolitan municipalities and 3 TL elsewhere. It arrives together with the water bill, so owners rarely see a separate invoice.
Utilities
Current expenses for the maintenance of a house or apartment include aidat, payment for electricity, water supply, gas supply (if available), and heating in the winter months. All utility bills are paid by meters, except for aidat. Let’s talk about it in more detail.
Aidat is a payment for the maintenance of real estate
Aidat is made by all residents in an apartment building. The contribution is made for the maintenance and upkeep of the building:
- Cleaning and diagnostics of the pool.
- Elevator maintenance.
- Video surveillance and other automatic equipment services.
- Gardener, security, and concierge services.
- Cleaning in common areas.
In Turkey, the higher the payment is for the maintenance of the house, the more developed the infrastructure in the residential complex will be. The value of the aidat is determined by the tenants at the annual meeting. In 2026 it runs at about 1,500 TL ($31) a month in an ordinary building with no facilities and 3,000 to 5,000 TL ($62–103) in a complex with a pool, security and a spa. When buying a house in Turkey, it’s an advantage to know the details of this payment in advance. Payment is made in cash to the manager of the residential complex or to a bank account if the service is provided by the management company.
Electricity
The residential tariff in 2026 is 2.59 TL per kilowatt-hour for consumption up to 240 kWh a month and 3.92 TL for every kilowatt-hour above that, with all taxes and levies included.
This indicator is still below the European average. However, do not forget that in the summer months you will use your air conditioner more often, which will increase the cost. A summer bill for a one-bedroom apartment with air conditioning usually falls within 1,500 to 2,500 TL ($31–52) a month, and on the coast it rises again in winter, because the same air conditioner heats the flat.
Due to high electricity rates, local residents treat its consumption carefully. They make use of energy-saving lamps and turn on the washing machine at night when a cheap tariff is in effect. There are 3 types of tariffs that are distributed over time. The current electricity tariffs can be found at the State Energy Company (TEDAŞ).
Water
Water costs are the most easily budgeted expense for apartment maintenance in Turkey. The cost of 1 cubic meter of cold water is about 45 lira ($0.93), and the municipal garbage fee is included in the same bill. There is no central hot water supply in the country, therefore boilers or solar panels are used everywhere — the installation of the latter allows you to significantly save on electricity.
When the owner of the apartment changes, the contract for the supply of electricity and water must be renegotiated. A deposit is charged for the new contract and returned when it is terminated. To connect, you will need a passport, a TAPU, a technical passport and an earthquake insurance policy, which we will discuss below.
Gas supply
Gas is not connected to all apartments in Turkish cities. Locals generally use cylinders, which can be bought for 1,385 to 1,440 TL ($29–30) for a 12-kilogram cylinder. One cylinder is usually enough for a family of three people for 3-4 months. Where mains gas is available, a cubic meter costs around 11.90 TL including VAT.
Heating
Central heating is rare. For instance, on the Antalya coast, it can only be found in Antalya itself, and not in every area. In large complexes a boiler room can service several houses, owners often install personal boilers in their apartments.
In southern resorts where the climate is warm, there’s usually enough need for air conditioners to be installed in each apartment, which also provide heating in winter. Of course, you‘ll have to pay extra for electricity once again.
Communication services
Mobile Internet is actively developing in the country. Many large cities have 4G networks. Operators include Turkcell, Türk Telekom and Vodafone. Each offers approximately the same bundles of minutes and data.
Please note that a phone brought from abroad works on Turkish networks for 120 days from the date of entry, after which the connection is cut off until the IMEI is registered. In 2026 the registration fee exceeds 50,000 lira and is indexed every year, which is why many people simply buy a local handset.
The apartment can be connected to home Internet with a TV package (ADSL or fiber optic, if the house is connected to these networks). It is most cost-effective to combine internet with a package that includes TV. Remember that contracts with providers are signed long term (one to two years) and penalties are enforced for early termination.
Insurance
Homeowners need to take out an earthquake insurance policy called DASK. The cost is 500 to 3,000 TL ($10–62) per year, depending on the floor area, the year of construction, the structure of the building and the region. Without a valid policy, water and electricity will not be connected and the sale will not be registered at the land registry.
Example of calculation of taxes and payments
Apartments in Alanya with a developed infrastructure in a residential area with a 1 + 1 layout and a square-footage of 70 square meters, with the sea within walking distance. How much will it cost per year to maintain an apartment like this in Turkey?
| Expense | Per year | Comment |
|---|---|---|
| Property tax | about 4,000 TL ($83) | At a cadastral value of 2 million TL and the 0.2% rate |
| Aidat in a building without facilities | about 18,000 TL ($372) | 1,500 TL a month |
| Aidat in a complex with a pool and security | 36,000–60,000 TL ($745–1,241) | 3,000–5,000 TL a month |
| Electricity | 12,000–20,000 TL ($248–414) | Higher in summer because of air conditioning |
| Water including the garbage fee | 3,000–5,000 TL ($62–103) | Depends on the number of residents |
| DASK insurance | 500–3,000 TL ($10–62) | A compulsory policy |
| Internet and television | at the provider’s rate | Contracts usually run 1–2 years |
In total an apartment without resort facilities costs roughly 38,000 to 50,000 TL ($790–1,030) a year, while the same flat in a complex with a pool and security comes to 56,000–88,000 TL ($1,160–1,820).
Rental of real estate in Turkey
The country is a popular tourist destination: the holiday season is long here and the demand for tourist accommodation is always high. There are many large cities where year-round rental is common. If you are choosing a purchase for such purposes, it will be useful for you to find out what your income will be, taking into account the expenses for the maintenance of the property in Turkey.
A guide to yields for 2026: around 7.3% a year before expenses nationally, roughly 5.7% on long-term rentals in Alanya and 7 to 11% on short-stay letting under active management. After tax, fees and upkeep, 1.5 to 2 percentage points less remains.
By law, individuals have the right to conclude long-term rental agreements. But at the same time, they must:
- Notarize the agreement.
- Register the renter at the address of the apartment in the Department of Civil Status, Population and Citizenship of the Ministry of Internal Affairs (Nüfus Müdürlüğü).
- Something to keep in mind: to register a renter who is not a citizen of the country, his foreigner identification number (yabancı kimlik numarası) will be required. This is required for those who live in the territory for more than six months because of a residence permit.
The rules on short-stay letting have changed. Under law 7464, in force since January 1, 2024, this kind of rental requires a permit from the relevant ministry, and in a multi-unit building the written consent of every owner. Operating without the document costs at least 100,000 TL in fines, and since April 2026 booking services remove listings that do not show the permit number. The law does not bar a private individual from letting by the day — it all comes down to the neighbors.
The tax on rental income: the exempt amount for residential rent in 2026 is 58,000 TL a year, and everything earned above it falls under the progressive scale:
| Annual income after the exempt amount | Tax rate |
|---|---|
| Up to 190,000 TL | 15% |
| 190,000 – 400,000 TL | 20% |
| 400,000 – 1,000,000 TL | 27% |
| 1,000,000 – 5,300,000 TL | 35% |
| Above 5,300,000 TL | 40% |
The tax can be reduced by documented expenses: building maintenance fees, the insurance policy, repairs, the annual property tax, bank interest and agency commission.
What owners often forget to count
Four expenses that do not make it into a buyer’s first calculation.
Aidat while the flat stands empty. It is charged all year round, even if the owner comes for two weeks in summer.
The previous owner’s debts. Arrears on the maintenance fee and utility bills pass on with the apartment, so clearance certificates are collected before the deal.
Connection deposits. Transferring the water and electricity contracts requires a deposit, and that is a separate sum at move-in.
The management company. If the flat is let out, management services cost a percentage of the rent, and that belongs in the yield calculation separately.
"What you should be counting is not the tax but the aidat: in complexes with pools and security it eats up most of the annual budget. The gap between an ordinary building and a resort complex reaches three times," says the head of a transaction support department.
How to choose a city with costs and yields in mind is covered in the article "Which city in Turkey is the best place to buy an apartment", and checking the property before the deal is set out in our piece on the TAPU.
Popular questions
How much does it cost to maintain an apartment in Turkey?
For a one-bedroom without resort facilities, roughly 38,000 to 50,000 TL ($790–1,030) a year. In a complex with a pool and security the figure rises to 56,000–88,000 TL because of the aidat.
What property tax does a foreigner pay?
The same as Turkish citizens: 0.1% of the cadastral value in the provinces and 0.2% in metropolitan municipalities, paid in two installments by May 31 and November 30.
What is the luxury tax and who does it affect?
It is an additional tax on expensive housing. In 2026 it starts at a cadastral value of 17,711,000 TL ($366,000), with rates of 0.3%, 0.6% and 1%.
Is DASK insurance compulsory?
Yes. Without a valid policy the sale will not be registered and utilities will not be connected. It costs 500 to 3,000 TL a year.
Can the apartment be let by the day?
Only with the relevant permit, and in a multi-unit building the written consent of every owner is needed. A breach costs from 100,000 TL.