What are the costs of maintaining a villa/apartment?

Buying real estate in Turkey is not just a one-time investment, but also ongoing maintenance costs. To avoid unpleasant surprises after receiving your TAPU, it's important to understand in advance how much money will be required to maintain an apartment or villa. In this article, we will break down all expense items: from the monthly aidat to the annual tax and insurance.

Aidat — the primary monthly expense

Aidat is a mandatory monthly contribution for the maintenance and upkeep of the residential complex. It is paid by all property owners, regardless of whether they live in the apartment full-time, visit once a year, or rent it out. Failure to pay the aidat can result in fines (up to 5% of the outstanding amount per month) and legal action by the management company.

What is included in the aidat

• Security of the complex grounds (24/7 or daytime);
• Cleaning of common areas: entrances, staircases, hallways;
• Maintenance of pools, gyms, sauna, hammam;
• Gardening and care of green spaces;
• Electricity and water for common areas (lighting, irrigation, pumps);
• Elevator maintenance;
• Salaries of staff: manager, gardener, cleaners, security guards;
• Minor repairs and technical maintenance of infrastructure.

Aidat amount: apartment vs villa

The cost of the aidat directly depends on the class of the complex, its location, and the range of services. In 2025, the range is as follows:

• Economy class (apartment) — from €250 to €500 per year (≈€21–42 per month);
• Comfort class (apartment) — from €500 to €1,000 per year (≈€42–83 per month);
• Premium class (apartment) — from €1,000 to €1,800 per year (≈€83–150 per month);
• Villa in a complex — from €600 to €2,000 per year (≈€50–167 per month);
• Standalone villa — no aidat as such, but all maintenance costs (pool, garden, security) fall directly on the owner.

In residential complexes, the aidat amount is calculated simply: total expenses divided by the number of apartments. The size of the property usually does not affect the amount — owners of a studio and a three-bedroom penthouse in the same complex often pay the same. However, premium projects may use a proportional calculation based on square footage.

Utility bills

Unlike the aidat, utility services in Turkey are paid according to actual consumption. If you do not live in the apartment, you do not pay for electricity and water. This distinguishes Turkey favorably from some European countries, where utility bills are charged even when the property is vacant.

Electricity (Elektrik)

Electricity is one of the most noticeable expense items, especially during the hot summer months when air conditioners run almost around the clock. In 2025, the following tariffs apply for residential consumers (based on data from EPDK — the Energy Market Regulatory Authority):

• Up to 240 kWh per month — 2.07 TL per kWh (subsidized tariff);
• Over 240 kWh per month — 3.11 TL per kWh (higher tariff).

Average monthly consumption for a family of two living full-time in a 1+1 apartment is 200–300 kWh. In summer months with heavy AC use, this can reach 400–500 kWh. Thus, electricity costs amount to approximately 500–1,500 TL per month depending on the season and habits.

Since 2026, an annual cap on subsidized consumption of 4,000 kWh per year has been introduced, beyond which the commercial tariff applies.

Water (Su)

The cost of water depends on the municipality. On average across the country, the tariff is 15–30 TL per 1 m³. Water consumption by a small family rarely exceeds 10–15 m³ per month. The total bill is around 150–400 TL per month. With a private pool in a villa, water expenses can be considerably higher.

Gas (Doğalgaz)

Natural gas is mainly used in Turkey for heating and cooking. In 2025, the cost is approximately 9.4 TL per 1 m³. In winter, gas expenses can reach 1,000–3,000 TL per month when heating an apartment. In warm weather, costs are practically zero if a gas stove is not used. In southern regions (Antalya, Alanya), gas heating is often unnecessary, and homes are heated by air conditioners — in that case, this expense item does not exist at all.

Internet and television

Unlimited home internet from major providers (Türk Telekom, Turkcell Superonline, Vodafone) costs 250–500 TL per month. A combined internet + TV package is around 400–700 TL per month. For short-term stays, mobile internet can suffice.

Property tax (Emlak Vergisi)

Emlak Vergisi is an annual property tax paid by all owners. Rates in 2025:

• 0.1% of the cadastral value — for residential property in ordinary regions;
• 0.2% — in major cities (Istanbul, Ankara, Izmir, Antalya, etc.).

The tax is paid in two equal installments: in March and November. The cadastral value is usually significantly lower than the market value, so the annual tax for a standard apartment rarely exceeds $50–150 per year — significantly less than in most European countries.

Important: the tax is levied even on unoccupied properties. Non-payment incurs fines and penalties.

Mandatory DASK insurance

DASK (Doğal Afet Sigortaları Kurumu) — mandatory state earthquake insurance for real estate. Without a DASK policy, it is impossible to connect water and electricity. The cost of insurance for 2025 is approximately 1,000–2,000 TL per year and depends on the property area, number of floors, and the seismic zone of the region.

DASK covers structural damage to the building in the event of an earthquake, fire, explosion, tsunami, and landslide, but does not cover personal belongings, furniture, and appliances. For full protection, an additional voluntary home insurance (Konut Sigortası) is recommended — it costs around 500–1,500 TL per year and protects against theft, flooding, and damage to interior finishes.

Special features of villa maintenance: additional costs

If an apartment in a residential complex is largely a "passive" ownership where the management company handles most concerns, a standalone villa requires significantly more personal involvement and funds:

1. Pool maintenance — regular cleaning, chemicals, pH balance control, water replacement. On average $100–250 per month (in season — up to $400) when hiring a specialist. With DIY maintenance — only the cost of reagents, about $30–60 per month.
2. Garden care — lawn mowing, tree and shrub trimming, watering, fertilizing. Gardener's services cost $50–200 per month depending on the plot size and visit frequency.
3. Security and video surveillance — a detached villa is more vulnerable than an apartment in a guarded complex. Installation and maintenance of alarm systems and cameras: $200–500 one-time and $20–50 per month for monitoring.
4. Repairs and maintenance — roof, facade, utilities, generator. In a standalone villa, all these costs are the owner's responsibility. It is recommended to budget $500–1,500 per year for planned maintenance.

Annual cost comparison: apartment vs villa

For clarity, here are approximate annual maintenance costs for property in Turkey (excluding rent and mortgage) for two scenarios:

1+1 apartment in a comfort-class residential complex (Antalya)

• Aidat: ~€700
• Electricity: ~€400
• Water: ~€80
• Internet: ~€150
• Tax: ~€30
• DASK: ~€40
• Total: ~€1,400 per year (≈€117 per month)

Detached 3+1 villa with a pool (Alanya)

• Garden and pool: ~€2,500
• Electricity: ~€900
• Water: ~€400
• Security/alarm: ~€300
• Internet: ~€150
• Tax: ~€60
• DASK + supplementary insurance: ~€80
• Repair reserve: ~€1,000
• Total: ~€5,390 per year (≈€449 per month)

The more than threefold difference clearly shows: a villa is not only prestige and space, but also substantially higher operating costs.

Conclusion: what to be prepared for

Maintaining real estate in Turkey is significantly cheaper than in most European countries, but these costs cannot be ignored when planning your budget. Key takeaways:

• An apartment in a residential complex is the most predictable and economical option in terms of maintenance: the bulk of responsibilities lies with the management company, and the aidat covers almost everything.
• A standalone villa requires a completely different approach: in addition to higher utility bills, you need to allocate funds for the garden, pool, security, and repairs.
• Property tax in Turkey is symbolic, and DASK insurance is mandatory and inexpensive — these expense items will not be burdensome.
• It is recommended to budget €100–200 per month for apartment maintenance and €400–600 per month for villa maintenance, depending on the region and property class.

Proper budget planning for maintenance ensures that your Turkish property brings only joy, not headaches.