The full cost of ownership

The price of an apartment in Antalya is the number everyone sees first and remembers best. Yet ownership is not a single sum. It is a system of payments: one-off costs at the transaction, annual and monthly charges, and the expenses that arrive every few years, invariably at an awkward moment.

We raise this at the start of a conversation, not after the contract is signed. Taxes, fees, upkeep and management — before you decide. What follows is a map of costs worth keeping in view, and a few questions that turn it into a real budget.

What you pay once

One-off purchase costs in Turkey are best understood as categories. Specific rates change, and we deliberately leave them out here: confirm them with a lawyer and official sources at the moment of purchase.

• Title deed (TAPU) registration fee — calculated on the declared value; at the time of writing, how it is split between buyer and seller is often a matter of agreement, so settle it in writing early.

• Valuation report from a licensed appraiser — currently required for foreign buyers and paid separately.

• Translation and notary — a sworn translator at registration, and a notarised power of attorney if you will not attend in person.

• VAT on new builds — may apply when buying from a developer; exemption conditions exist and are revised from time to time.

• Agency fees — the amount and who pays should be clear before the first viewing, not at the deposit stage.

• Mandatory earthquake insurance (DASK) — without a valid policy, registration generally cannot proceed.

What you pay every year

The DASK policy is renewed annually; its cost depends on floor area, construction type and risk zone. It is baseline cover, not full home insurance: contents, liability towards neighbours and water damage usually need a separate policy.

Annual property tax is levied by the municipality, with rates depending on property type and location. For most apartments the amount is modest, but it should not be forgotten: arrears surface at resale and whenever documents are processed.

Aidat: what the monthly charge really covers

Aidat is the contribution to running a building or complex. It typically covers cleaning of common areas, security, pool, garden and lift maintenance, waste collection, outdoor lighting, sometimes a shared generator and a reserve fund. In a complex with a hammam, gym and round-the-clock security it is naturally higher than in a small building on a quiet street in Kaş.

Ask for last year's aidat statement: actual expenditure, not the figure from a sales presentation. It shows what pool water costs in the August heat, whether there were special levies for roof repairs, how many owners pay late. New builds have no such history — then ask how the charge will be calculated and who will manage the complex.

Living in it: from utilities to reserves

In Antalya, summer electricity bills are shaped by air conditioning. An apartment with an unshaded south-west terrace will cost noticeably more to run than one facing north. Water, gas and internet are small but constant lines. If the apartment stands empty in November, some of them remain.

Furnishing is its own budget, even when a listing says furnished. A rental needs linen, kitchenware, appliances, sometimes new mattresses after the first season. Rental management — cleaning, guest check-ins, small repairs, tenant communication — is usually paid as a share of income or a fixed fee.

Rental income in Turkey must be declared and is taxable; the rules differ for short- and long-term lets and do change. Consider, too, your obligations in your country of tax residence. Currency costs — bank charges and exchange spreads on transfers — are part of the price as well.

Sea air does not forgive deferred maintenance: metalwork, facades and air-conditioning units age faster on the coast.

So it makes sense to set aside a reserve for repairs and replacements every year, not at the moment something breaks.

Building a realistic annual budget

1. List one-off costs separately from the price, and confirm current rates on the date of the transaction.

2. Gather fixed annual payments: DASK, property tax, aidat based on the actual statement.

3. Estimate utilities by season — August and January are different months.

4. If you plan to let, count income after management, cleaning, taxes and off-season vacancy.

5. Add a reserve for repairs and currency losses.

Such a calculation promises no return. It shows, honestly, what a home costs in an ordinary year.

Clarity before the decision

INEST HOMES has worked in Turkish real estate for more than twelve years. The company is led by CEO Inna Danilova, a lawyer with twenty years of practice, and legal precision underpins every recommendation we make. We start with honest numbers and the full picture of costs, taxes and timelines: we check the property and its documents, support TAPU registration, and after the purchase help with utilities, furnishing, rental and property management. We do not promise returns. We help you see the whole cost in advance.