Turkish real estate enjoys strong demand among foreigners: in recent years, according to market data, the volume of transactions with overseas buyers has increased by 30–40%, particularly in Istanbul, Antalya, and Alanya. This trend is not surprising — purchasing property in Turkey is relatively straightforward thanks to simplified procedures: a foreign passport, a minimal set of documents, and just a few days are usually sufficient to complete the process.

However, once they become owners of an apartment or villa, buyers face recurring expenses related to property maintenance. Taxes, utility bills, monthly contributions (aidat), and compulsory house insurance in Turkey (DASK) can significantly impact the budget. In this article, we will examine the key aspects of property ownership and the ongoing costs that owners should expect.

Contents:

  1. Property Taxes in Turkey
    1. Taxes on Selling and Renting Property
  2. Utilities in Turkey
  3. What is Aydat?
  4. Property Insurance (DASK)
  5. Regional Specifics of Property Maintenance
  6. Cost of Living in Turkey
  7. Specifics for Foreign Property Owners

Property Taxes in Turkey

In most countries, purchasing real estate doesn’t end with transferring the agreed amount to the seller. Once ownership rights are registered, the buyer assumes responsibility for ongoing property taxes in Turkey.

The primary levy is the Property Tax (Emlak Vergisi), which all property owners are obliged to pay annually. The rate depends on both the type of property and its location:

  • Residential apartments and houses in smaller towns — 0.1%.
  • Residential properties in major cities such as Istanbul and Antalya — 0.2%.
  • Commercial real estate — from 0.2% up to 0.4%.
  • Land plots — 0.3% to 0.6%.

This tax is calculated based on the cadastral value of the property, which is almost always lower than its market value. For example, if a municipality values an apartment at 1 million TRY, the owner in Istanbul would pay around 2,000 TRY per year. Payment can be made as a lump sum or in two installments — in spring and autumn.

Since 2020, there has also been a separate Luxury Property Tax (Değerli Konut Vergisi) applied to premium real estate. It is levied if the cadastral value of an apartment or villa exceeds 5.25 million TRY (≈ $127,000). Rates are progressive:

  • 0.3% for properties valued between 5.25–7.87 million TRY (≈ $127,000–190,500).
  • Up to 1% for properties worth more than 10.5 million TRY (≈ $243,250).

Another mandatory fee is the Municipal Waste Collection Levy (Çevre Temizlik Vergisi). Although modest, it is obligatory and paid separately from utility bills. The amount depends on the property’s size and usually totals a few hundred lira annually. Formally, it is a fee rather than a tax, but it cannot be avoided.

Additionally, at the time of property registration in the land registry, buyers must pay the Title Deed Transfer Tax (Tapu Harcı). The rate is fixed at 4% of the declared property value. By law, the payment should be split equally between buyer and seller, but in practice, it is almost always covered entirely by the buyer.

Fees and taxes on housing in Turkey:

Category

Tax / Fee

Rate

Applies to

Ownership

Property Tax (Emlak Vergisi)

0.1–0.2% (residential), 0.2–0.4% (commercial), 0.3–0.6% (land)

All property owners

Luxury Property Tax (Değerli Konut Vergisi)

0.3–1% (properties valued above 5.25 million TRY)

Owners of premium real estate

Municipal Waste Collection Levy (Çevre Temizlik Vergisi)

A few hundred TRY per year

All property owners

Purchase

Title Deed Transfer Tax (Tapu Harcı)

4% of the declared value

Typically paid by the buyer

Taxes on Selling and Renting Property

If an owner sells real estate within five years of purchase, they are required to pay capital gains tax on the profit. The rate is progressive — from 15% to 40%, depending on the amount of gain. However, if the property has been owned for more than five years, no tax is levied at all.

Income from renting out property is taxed at the same progressive rates — 15% to 40%. There is, however, a tax-free threshold of approximately 33,000 TRY (≈ $800) per year. If annual rental income does not exceed this amount, the owner is exempt from paying tax.

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Utilities in Turkey

Utilities are one of the key expense items in maintaining property in Turkey. In addition to paying for electricity, water, gas, and internet, bills also include equipment rental, network charges, and tariff surcharges. Below are the main figures:

  • Electricity. The rate is 2.6 TRY/kWh (≈ $0.063) for consumption up to 240 kWh per month; exceeding this limit raises the rate to 3.6 TRY/kWh (≈ $0.087). On top of this, a 10% VAT, a 5% municipal tax, and local grid surcharges are applied.
  • Gas. The price per cubic meter for household consumers is about 11–13 TRY, depending on the supplier.
  • Water. The cost is consumption-based: 49 TRY/m³ (≈ $1.20) for 0–15 m³, 75 TRY/m³ (≈ $1.83) for 16–30 m³, up to 109 TRY/m³ (≈ $2.64) for 31+ m³ per month.
  • Internet. Home internet costs between 150 and 750 TRY per month. Basic plans (25–50 Mbps) range from 90–150 TRY/month, while high-speed tariffs can reach 750 TRY/month or more.

Approximate cost of utilities in Turkey:

Parameter

1 person

2 people

Family (3–4 people)

Electricity

150–250 TRY ($3.6–$6.1)

200–350 TRY ($4.9–$8.5)

300–500 TRY ($7.3–$12.2)

Water

100–200 TRY ($2.4–$4.9)

150–250 TRY ($3.6–$6.1)

200–350 TRY ($4.9–$8.5)

Natural gas (summer)

100–200 TRY ($2.4–$4.9)

150–250 TRY ($3.6–$6.1)

200–350 TRY ($4.9–$8.5)

Natural gas (winter)

300–500 TRY ($7.3–$12.2)

400–700 TRY ($9.8–$17.0)

600–1000 TRY ($14.6–$24.5)

Internet

300–600 TRY ($7.3–$14.6)

300–600 TRY ($7.3–$14.6)

300–600 TRY ($7.3–$14.6)

Total (summer)

650–1250 TRY ($15.7–$30.5)

800–1400 TRY ($19.5–$34.1)

1100–1700 TRY ($26.9–$41.5)

Total (winter)

950–1450 TRY ($23.2–$35.4)

1100–1600 TRY ($26.9–$39.1)

1400–2000 TRY ($34.1–$49.0)

What is Aydat?

In Turkey, «aydat» refers to a mandatory monthly fee for property owners in residential complexes («site»), apartment buildings, and gated residences. It is collected to cover the costs of maintaining common areas, including:

  • cleaning of stairwells and corridors;
  • lighting in shared spaces;
  • elevator maintenance;
  • security and access control;
  • gardening and landscaping;
  • swimming pool maintenance;
  • technical upkeep of the building;
  • administrative expenses.

The amount of aydat is set at the general meeting of property owners. Typical ranges are:

  • 200–400 TRY ($4.84–9.68) per month in small buildings or basic complexes,
  • 400–800 TRY ($9.68–19.37) in mid-range complexes,
  • 2000–3000 TRY ($48.4–72.6) or more in luxury residences.

Aidat must be paid even if the apartment is vacant or rented out. Failure to pay or late payment results in penalties. When purchasing property, it is important to check the aidat rate in advance, since it is not included in utility bills in Turkey and does not appear on standard payment statements.

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Property Insurance (DASK)

When purchasing real estate, one of the essential expenses is home insurance in Turkey. The country is located in a seismically active zone, which makes earthquakes of varying magnitude relatively frequent. To mitigate this risk, property owners are required to obtain DASK (Doğal Afet Sigortaları Kurumu / Turkish Catastrophe Insurance Pool).

This property insurance in Turkey is mandatory and is required for connecting utilities — without it, service providers may refuse activation. DASK is also checked during property registration, resale, and when applying for a mortgage.

The policy covers the building structure itself — including walls, foundation, roof, beams, stairwells, elevators, and entrances. It does not cover personal belongings, temporary housing expenses, loss of rental income, or damage from risks unrelated to earthquakes.

The cost depends on several factors: property size, building type, seismic risk zone, year of construction, number of floors, and other technical parameters. For example, the average annual premium for a 100 m² apartment in Istanbul is around 1200–1400 TRY ($29.05–33.90 per month equivalent) or higher.

Regional Specifics of Property Maintenance

The cost of maintaining real estate in Turkey can vary significantly depending on the region. While in resort cities like Alanya, expenses are relatively moderate, in luxury complexes in central Istanbul, costs may be several times higher.

Examples by region:

  • Istanbul (central/prestigious districts). Maintenance of an 80–100 m² apartment typically amounts to 1500–4000 TRY/month ($36.32–96.85) or more.
  • Antalya and Alanya. Expenses generally range from 700–1500 TRY/month ($16.95–36.32).
  • Bodrum and other elite resort areas. Costs are much higher, averaging 2500–6000 TRY/month ($60.53–145.27).

Cost of Living in Turkey

The cost of living in Turkey is relatively low compared to Western Europe and North America. For example, renting a one-bedroom apartment in major cities such as Istanbul, Antalya, or Alanya costs around €550—600 per month, whereas in London or Berlin the price for a comparable property ranges from €1200 to €2000.

Utilities for an 85 m² apartment in Turkey average no more than €75 per month. In Western Europe, outside large cities, utility costs start at €100 per month and in metropolitan areas often exceed €250.

The cost of life in Turkey also consists of taxes. The overall tax burden in Turkey for individuals and businesses is approximately 35%, most of which comes from personal income tax, levied on a progressive scale of 15% to 40% depending on income level. By contrast, the average total tax burden across EU countries is higher, amounting to about 42.8% of income.

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Specifics for Foreign Property Owners

Property taxes in Turkey for foreigners are nearly the same as for local citizens, but with several important nuances to keep in mind:

  • Property taxes. Foreigners pay the same annual property tax in Turkey (0.1–0.2% for residential real estate) and the title deed transfer tax (Tapu Harcı) of about 4% upon purchase.
  • Tax identification number. To complete most official transactions, foreigners must obtain a Vergi Kimlik Numarası (tax ID number).
  • DASK (Compulsory Earthquake Insurance). This mandatory policy applies to all property owners regardless of citizenship. The premium is calculated based on property size, location, building type, and seismic risk. It should be arranged as soon as possible after the purchase.
  • Income and capital gains taxes. The rules for foreigners are identical to those for Turkish citizens: tax on rental income tax in Turkey (progressive 15–40%), and capital gains tax if property is sold within 5 years of purchase.
  • Language barrier. Since most official documents are issued in Turkish and not always translated into English, language proficiency is highly desirable. Foreign buyers are advised to hire a translator or work with specialized agencies, especially for complex transactions and interactions with municipal authorities.