Annual Costs of Owning Property in Turkey: Property Tax, DASK, Building Fees and Utilities (2026)

Annual Costs of Owning Property in Turkey: Property Tax, DASK, Building Fees and Utilities (2026)

Last updated: October 2026

Short answer: Owning a home in Turkey brings four regular costs: annual property tax (emlak vergisi) of 0.1% of the municipal tax value, or 0.2% in metropolitan cities such as Istanbul, paid in two instalments (by the end of May and the end of November); compulsory earthquake insurance (DASK), renewed every year; monthly building management fees (aidat); and utility bills. If you rent the property out, the rent is subject to Turkish income tax at 15% to 40%.

These costs recur every year, and some have legal consequences if unpaid. This guide explains each one and the rules behind it.

Property tax (emlak vergisi)

Property tax is set by the Property Tax Law No. 1319 and collected by the district municipality where the property is located (in Istanbul, for example, Şişli or Kadıköy municipality).

• Metropolitan rule: rates are doubled inside the boundaries of Turkey's 30 metropolitan municipalities, including Istanbul, Ankara, İzmir, Antalya and Bursa.
• Cultural assets contribution: an extra 10% of the tax amount is added to the bill.
• Tax base: the tax value (vergi değeri) set by municipal valuation commissions, not your purchase price. It is usually below market value.
• 2026 change: 2026 is a general revaluation year. Law No. 7566 (Official Gazette, 19 December 2025) capped the 2026 tax value at twice the 2025 value. For 2027 to 2029, tax values rise each year by the official revaluation rate.
• Payment dates: first instalment March to May, second instalment in November. You can pay the full year in the first period. Late payment adds a delay surcharge under Law No. 6183.
• First year: the tax starts in the year after you buy; the seller pays for the year of sale. File a property tax declaration (emlak vergisi bildirimi) with the municipality soon after the title deed (tapu) transfer.

Compulsory earthquake insurance (DASK)

Under the Disaster Insurance Law No. 6305, owners of residential buildings on land registered in the land registry must buy compulsory earthquake insurance from the Natural Disaster Insurance Institution (DASK) and renew it every year.

• When it is checked: the land registry will not process a sale or other title transaction without a valid policy, and water and electricity companies check it when you open a subscription.
• What it covers: damage to the building from an earthquake and the fire, explosion, tsunami or landslide it causes. Not belongings or personal injury.
• Coverage limit: from 1 July 2026, the maximum coverage is TRY 2,407,723 per home. The cost per square metre used to calculate coverage is TRY 11,357 for reinforced concrete buildings.
• Deductible: the owner bears 2% of the damage.
• Premium: depends on the risk zone, construction type and floor area. Policies are sold by licensed insurers and banks.

Because DASK coverage is capped, many owners add private home insurance (konut sigortası) for the rest of the building value and contents. See also our guide on checking an Istanbul building for earthquake safety.

Building management fees (aidat)

Aidat is each owner's monthly contribution to the running costs of the building or complex, governed by the Condominium Law No. 634.

How it is shared (Article 20): unless the management plan says otherwise, staff costs (concierge, security, gardener) are split equally between units, and maintenance, repair, insurance and other common costs are split according to each unit's land share (arsa payı). Larger units therefore usually pay more.

What drives the amount: 24-hour security and reception staff; pools, gyms and gardens; lifts and technical systems; central heating; building insurance and the repair reserve; and the number of units sharing the costs.

If aidat is not paid: the law imposes late-payment compensation of 5% per month. A tenant is jointly liable with the owner, up to the amount of the rent the tenant owes. Other owners can also ask the court to register a legal mortgage (kanuni ipotek) on the unit.

Before buying, ask the building manager for the current aidat and a written statement that the unit has no unpaid fees. If you live abroad, a property management service can pay aidat and bills for you.

Utilities: electricity, water and gas

In Istanbul the main providers are:

How a foreign owner opens the subscriptions:

1. Get a Turkish tax number (vergi numarası) and, if you have a residence permit, use your foreigner identity number (starting with 99). Our guide to the tax number and bank account explains the steps.
2. Prepare your passport, the tapu, a valid DASK policy and the meter numbers.
3. Apply at the provider's office. With a foreigner identity number you can start some applications on e-Devlet, but contracts may need to be signed in person, and gas is opened only after an inspection.
4. Pay the refundable deposit (güvence bedeli). Amounts are set by each provider.

Environmental cleaning tax (çevre temizlik vergisi): for homes it is calculated on water consumption. In 2026 the rate is TRY 4 per cubic metre in metropolitan municipalities and is collected through the water bill.

Tax on rental income

Rent from a Turkish property is taxed in Turkey, whether you live there or not.

• Rates for 2026: progressive, from 15% (up to TRY 190,000) to 40% (above TRY 5,300,000).
• Exemption: TRY 58,000 of residential rent earned in 2026 is exempt. It does not apply to business premises, and it is lost if you do not declare on time or if you must file a return for business income.
• Expenses: you can deduct a flat 15% or your actual documented expenses.
• Filing: declare in March of the following year and pay in two instalments, in March and July.
• Short-term rentals: renting a home to tourists for up to 100 days per contract requires a permit from the Ministry of Culture and Tourism under Law No. 7464.

Check whether your country has a double tax treaty with Turkey. For returns by district, see rental yields in Istanbul.

Annual budgeting checklist

• Property tax: end of May and end of November
• DASK: renew before the policy expires
• Aidat: monthly, plus any special levies
• Utilities: monthly, including çevre temizlik vergisi
• Rental income tax return: March, if rented
• Accountant or management fees, if used

Frequently asked questions

How much is property tax on an apartment in Istanbul?

The rate is 0.2% of the municipal tax value, plus a 10% cultural assets contribution on the tax. The tax value is set by the municipality and is usually below the purchase price.

When is property tax paid in Turkey?

In two instalments: the first between March and May, the second in November. You can also pay the whole year in the first period.

Is DASK earthquake insurance mandatory for foreigners?

Yes. The obligation applies to the owner, whatever their nationality. Without a valid policy you cannot complete title deed transactions or open water and electricity subscriptions.

Can the building management raise the aidat?

Yes. Aidat is set by the owners' meeting under the management plan and usually changes every year with costs.

Do I pay tax in Turkey if I rent my apartment while living abroad?

Yes. Rent from property in Turkey is taxed in Turkey at progressive rates of 15% to 40%, with a TRY 58,000 exemption for residential rent in 2026 if the conditions are met.

Sources: Property Tax Law No. 1319; Law No. 7566 (Official Gazette, 19 December 2025); Disaster Insurance Law No. 6305 and DASK tariff; Condominium Law No. 634; Municipal Revenues Law No. 2464 and General Communiqué No. 59; Income Tax Law No. 193 and the 2026 tax brackets; Law No. 7464 on tourist rentals; Revenue Administration (GİB). This is general information and the rules and amounts change every year; confirm with your municipality, a licensed accountant or a lawyer.

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