How much does a management company cost?

What does the concept of a “management company” include in Turkey

When it comes to the cost of maintaining property in Turkey, many buyers confuse two different concepts: the mandatory monthly fee aidat and the services of a private management company (property management). The difference between them is fundamental — both in essence and in price.

Aidat is a fee paid by absolutely all apartment owners in a residential complex. This money goes towards common needs: cleaning the territory, security, pool and elevator maintenance, staff salaries. A private management company is a separate service that takes on the personal maintenance of a specific apartment or villa: finding tenants, payment control, minor repairs, interaction with utility services.

Below we will break down the cost of each option in detail so you can plan a realistic budget for maintaining Turkish property.

Aidat: a mandatory payment for every owner

Aidat (Turkish: aidat — “contribution”) is a monthly fee for the maintenance and upkeep of a residential complex. According to the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), this payment is mandatory for all property owners, regardless of whether they live in the apartment permanently, come once a year, or rent it out.

What exactly is included in aidat

The composition of services varies from complex to complex, but the standard package usually includes:

• Territory security — 24/7 guard post, CCTV cameras, patrolling;
• Cleaning of common areas — entrances, corridors, stairs, elevator halls;
• Pool maintenance — cleaning, chlorination, water quality control;
• Care of green spaces — lawn mowing, tree and shrub trimming, watering;
• Technical maintenance — elevators, pump equipment, generators, fire extinguishing system;
• Lighting of common areas and payment of electricity for them;
• Staff salaries — the complex manager, gardener, cleaners, security guards;
• Insurance of common areas against earthquakes and other risks.

In premium complexes, the list may be wider: indoor heated pool, hammam, sauna, gym, children’s playrooms, concierge service, and even beach shuttle.

How much does aidat cost: real figures for 2025

The cost of aidat directly depends on the class of the complex, its location, and the infrastructure set. According to current data for 2025, the picture is as follows:

• Budget complexes (without a pool and rich infrastructure): from 800 to 1500 Turkish lira per month (approximately 25–45 €);
• Middle-class complexes (outdoor pool, small green area, standard security): 1500–3500 lira (45–100 €);
• Premium complexes (several pools, hammam, sauna, fitness, concierge, perimeter CCTV): from 5000 lira and above (150 € or more).

An important nuance: analysts of the Turkish real estate market predict an increase in aidat of up to 45% during 2025 due to high inflation in the country and the rising cost of utilities and labor. Therefore, when planning your budget, allow for a margin of 30–50% on top of current figures.

How aidat is calculated and approved

In the first two years after the complex is put into operation, the developer company handles the maintenance — it also sets the initial amount of the fee. Then, at a general meeting (Genel Kurul), the residents elect a management company or appoint a chairperson from among the owners and approve the annual budget. The total cost of maintaining the complex is divided by the number of apartments — this is how the monthly aidat is obtained. In most complexes, the size of the apartment does not affect the fee, but in elite projects, a proportional calculation based on square meters is sometimes applied.

Private management company: personalized service for your property

If you do not live in Turkey permanently and want your apartment or villa not to stand idle but to generate rental income, you will need a professional management company. Unlike aidat, this is not a mandatory but a voluntary service — but for out-of-town owners, it essentially becomes a necessity.

What services does private property management provide

The service package usually includes:

1. Marketing and tenant search — listing the property on international platforms (Airbnb, Booking.com, local sites), photography, writing descriptions in several languages, showings;
2. Signing rental agreements — checking tenant documents, preparing the contract, monitoring compliance with conditions;
3. Receiving payments — collecting rent, transferring funds to the owner minus commission, providing monthly financial reports;
4. Monitoring the condition of the property — regular inspections, prompt elimination of minor faults, calling a plumber or electrician;
5. General cleaning before check-in and after check-out, changing bed linen and towels;
6. Paying utility bills — electricity, water, gas, internet — on behalf of the owner to avoid disconnections;
7. Interaction with government agencies — assistance in filing a tax return for rental income, support during inspections;
8. Legal support — settlement of disputes with tenants, representation of the owner’s interests in court if necessary.

Cost of services of a private management company

The rates of Turkish property management companies are usually tied to rental income. There are two main pricing models on the market:

• Percentage of rent — the most common option. Standard range: 8–12% of monthly rental income for long-term rentals. For short-term (daily) rentals, the commission is higher — 15–20%, as there is significantly more work: frequent check-ins/outs, cleaning, communication with guests;
• Fixed monthly fee — less common, but also occurs, especially for villas and luxury properties. The amount is agreed individually and depends on the scope of services — from 100 to 500 € per month.

In addition to the monthly commission, one-time payments may be charged:

• Tenant placement fee (tenant placement fee) — usually 50–100% of the first month's rent;
• Lease renewal fee (lease renewal fee) — a fixed amount of around 50–150 €;
• Markup on repair work — 10–20% of the cost of contractors' services for organization and supervision.

Which is more profitable: aidat alone or aidat plus a private management company

The choice depends on how you plan to use the property. Let's consider three typical scenarios:

Scenario 1. Apartment for own residence. You live in Turkey permanently or come for several months a year. In this case, it is enough to pay aidat — from 800 to 5000+ lira per month depending on the class of the complex. A private management company is not needed.

Scenario 2. Investment apartment for long-term rental. You rent out the property for a period of 6 months or more. Here, two parallel expenses arise: aidat (paid by you as the owner) plus the management company's commission — on average 10% of the rent. With a rental rate of, say, 25,000 lira per month (a typical figure for Antalya or Alanya in 2025), the commission will be about 2,500 lira. The total burden: aidat + 2,500 lira/month. At the same time, the rent itself fully covers both expenses and generates net income.

Scenario 3. Resort apartment for short-term rental. The most management-intensive, but also the most profitable option. The management company's commission is 15–20% of turnover, plus aidat. However, in the high season, daily rental can bring in 2–3 times more than long-term, so the final profitability often turns out to be higher, despite increased management costs.

How to choose a management company and not overpay

The property management market in Turkey is actively growing, and there are both conscientious professionals and frankly weak players. Here's what you should pay attention to when choosing:

• Reputation and reviews. Study independent platforms — Google Maps, Trustpilot, thematic forums. Note how the company responds to negative reviews;
• Transparency of reporting. A reliable management company provides a detailed monthly report: how much rent was received, what expenses were incurred, what balance was transferred to the owner. If you are promised “everything orally” — that's a red flag;
• Availability of a license. Property management activities in Turkey are subject to licensing. Check whether the company has the relevant documents;
• Contract. Carefully read the contract before signing. It should clearly state: list of services, reporting frequency, amount of commission and all additional payments, termination conditions;
• Language barrier. If you do not speak Turkish, choose a company with Russian- or English-speaking staff — this will save you a lot of nerves.

Final figures: how much you actually pay

Let's summarize and put the expenses into a clear table — from minimum to maximum values on the Turkish market in 2025:

• Aidat (mandatory payment): from 800 to 10,000+ lira/month (25–300 €) — depending on the class of the complex;
• Private management company services (voluntary): 8–20% of rental income — depends on the type of rental;
• Total expenses when renting out: aidat + management company commission + rental income tax (15% of the taxable base in 2025).

When planning the purchase of property in Turkey, include management expenses in your annual financial model from the very beginning — this is not an “extra cost”, but an integral part of ownership. A properly chosen management company doesn't just service your property, it protects the investment and ensures a stable income, even when you are thousands of kilometers away from your Turkish apartment.