Briefly about the main thing

If you're planning to buy an apartment in Turkey, you've probably already heard the word "aidat." It's this monthly payment that raises the most questions among foreign buyers.

The most important thing to know:

✅ Aidat is a monthly payment for the maintenance of a residential complex.

✅ It is paid by all apartment owners.

✅ If the apartment is rented out, the current aidat is usually paid by the tenant.

✅ The amount of aidat depends not on the cost of the apartment, but on the infrastructure of the complex.

✅ The more services and amenities in a residential complex, the higher the monthly payment.

In this article, we'll explain in simple terms what an AIDAT is, how it's calculated, how much it is in 2026, who sets it, and why you shouldn't always choose a complex with the lowest AIDAT.

What is Aidat in Turkey in simple terms?

Imagine that you bought an apartment in a modern residential complex in Alanya.

Every morning, staff clean the area.

The water in the pool is changed regularly and its quality is checked.

The elevators are undergoing maintenance.

Gardeners tend to palm trees and lawns.

Security is on duty 24 hours a day to ensure safety.

In the evening, the grounds are illuminated, and fountains, a spa area, a fitness center, and other infrastructure facilities are in operation.

All this requires constant expenses.

This is exactly what aidat is for.

Aidat is a mandatory monthly payment for the maintenance of common property and infrastructure of a residential complex.

Compared to the traditional system, aidat is similar to the maintenance fee for an apartment building. However, in Turkey, most modern residential complexes offer significantly more amenities, so the list of expenses is much broader.

Why Aidat Isn't an "Extra Payment"

Sometimes buyers perceive aidat as an additional expense that they would like to avoid.

In fact, it is thanks to the aidat that the residential complex remains beautiful, safe, and comfortable even many years after its completion.

Imagine two identical houses.

In the first one, the pool is regularly serviced, the grounds are maintained, equipment is repaired in a timely manner, and order is maintained.

In the second, residents decided to cut costs as much as possible and invest practically nothing in maintenance.

After a few years, the difference becomes obvious.

One complex has the feel of a small resort hotel, while another is gradually becoming cluttered with faulty equipment and neglected public areas.

Therefore, a good aidat is, first and foremost, an investment in preserving the value of your property.

What is aidat spent on?

Many buyers are surprised when they learn how many different expenses one monthly payment covers.

A standard aidat usually includes:

• cleaning of entrances, halls and the complex grounds;
• elevator maintenance;
• garden and green space maintenance;
• swimming pool maintenance;
• lighting of common areas;
• operation of generators;
• maintenance of engineering systems;
• salaries of the complex employees;
• management company services;
• minor routine repairs of common property.

If the residential complex belongs to the comfort or premium class, the list becomes significantly longer.

Additionally, the aidat may include:

• 24-hour security;
• video surveillance;
• concierge service;
• SPA complex maintenance;
• hamam;
• sauna;
• steam room;
• indoor swimming pool;
• fitness room;
• cinema;
• kids club;
• tennis courts;
• basketball courts;
• water park;
• maintenance of walking areas and park territory.

This is why the amount of aidat may vary several times in different residential complexes.

What does the size of aidat depend on?

This is one of the most popular questions from buyers.

Many people believe that the more expensive the apartment, the higher the aidat will be.

In fact, this is not true.

The size of the monthly payment depends primarily on how many infrastructure facilities need to be maintained .

For example, if you compare two residential complexes of the same size but with different infrastructure, the costs will be completely different.

Therefore, comparing only the size of the aidat without taking into account the infrastructure is incorrect.

Is high aidat always bad?

This is one of the most common misconceptions.

Many buyers say:

"I want to buy an apartment with the smallest aidat."

But let's look at the situation from the other side.

Let's say you bought an apartment in a complex with a 5,000 TL deposit.

What do you get for your money?

• several outdoor swimming pools;
• indoor swimming pool;
• water park;
• SPA;
• hamam;
• sauna;
• fitness center;
• cinema;
• tennis courts;
• sports grounds;
• kids club;
• walking alleys;
• 24-hour security;
• generators;
• well-maintained territory;
• professional management company.

If all these services were used separately, their cost would be significantly higher than the monthly aidat.

Therefore, it is more correct to evaluate not only the amount of the payment, but also what is included in this cost .

Expert commentary from New Level Group

Over the years of work, we have noticed an interesting pattern.

Buyers most often ask: “What kind of aidat is this?” , but much less often they ask: “What is included in this aidat?”

In practice, it is the second question that is much more important.

Sometimes the difference between two complexes is only 1,000–1,500 TL per month, but for this money the owner receives a significantly higher level of comfort, security and quality of service.

Additionally, well-maintained residential complexes tend to maintain their attractive appearance longer and tend to hold their resale value better.

What types of aidat are there in Turkey?

Many buyers think that the monthly payment is always the same.

There are actually two types of contributions in Turkey, and it is important to understand the difference between them.

1. Monthly aidat (Aylık Aidat)

This is a regular payment that owners pay every month.

It is this one that is usually called by the word “aidat” .

These funds are used to cover the current expenses of the residential complex:

• cleaning the territory;
• swimming pool maintenance;
• garden maintenance;
• operation of elevators;
• lighting of common areas;
• security;
• staff salaries;
• maintenance of engineering systems;
• management company services.

This is the payment you will see every month.

2. Targeted collection (Demirbaş Aidatı)

The second type of payment is much less common.

It is not monthly and is collected only when the complex requires large expenses.

For example:

• major roof repairs;
• elevator replacement;
• purchasing a new generator;
• facade repair;
• modernization of utility networks;
• replacement of swimming pool equipment.

Such a fee is approved separately at a general meeting of owners.

It is important to understand that Demirbaş Aidatı does not apply to the usual monthly aidat and arises only when major work needs to be carried out.

Who pays the rent—the owner or the tenant?

This is one of the most popular questions among foreign buyers.

The answer depends on what payment we are talking about.

If the apartment is rented out

As a rule, the monthly rent is paid by the tenant .

This is standard practice in Turkey and is usually stated in the rental agreement.

After all, it is the tenant who uses the complex’s infrastructure on a daily basis:

• swimming pool;
• elevators;
• fitness room;
• parking;
• territory.

Therefore, the current costs fall on him.

Who pays for capital expenditures?

If we are talking about Demirbaş Aidatı , then the situation is different.

Major building renovations, equipment replacement, or other major work increase the value of the property itself.

Therefore, such expenses are paid by the owner of the apartment , even if the housing is rented out.

How much is aidat in Turkey in 2026?

This is perhaps the most common question asked by property buyers.

Let's note the main thing right away:

There is no single price for aidat in Turkey.

The payment amount depends on several factors:

• cities;
• district;
• age of the complex;
• area of the territory;
• number of apartments;
• infrastructure;
• number of employees;
• management company.

Therefore, the difference between two adjacent complexes can be very significant.

The average size of aidat in Alanya

As of 2026, the following amounts can be used as a guide.

These figures are indicative and may vary depending on the specifics of a particular project.

Why is the aidat 800 TL in one complex and 6,000 TL in another?

At first glance, it may seem that the difference is too big.

But if you look at what is included in the cost of service, everything becomes clear.

Complex with aidat 800 TL

It usually includes:

• cleaning the entrance;
• elevator maintenance;
• small pool;
• gardener;
• lighting of the territory.

Complex with aidat 6,000 TL

In such a complex, owners receive:

• several outdoor swimming pools;
• indoor swimming pool;
• water park;
• SPA;
• hamam;
• sauna;
• steam room;
• fitness center;
• cinema;
• kids club;
• tennis courts;
• basketball courts;
• football field;
• recreation areas;
• restaurants or cafes;
• 24-hour security;
• video surveillance;
• generators;
• own management company;
• a large staff of technical personnel.

Obviously, maintaining such infrastructure requires significantly higher costs.

Therefore, a high Aidat doesn't always mean a complex is expensive to maintain. It often signifies a completely different level of service and comfort.

Why did idat grow in 2025–2026?

This question is asked by almost every property owner today.

The main reason is the increase in costs for the maintenance of residential complexes.

Several factors influenced the increase in aidat.

Raising the minimum wage

The largest expense item for any residential complex is personnel.

Every month the management company pays wages:

• to the security guards;
• cleaners;
• gardeners;
• technical specialists;
• to administrators;
• to service personnel.

Following the increase in the minimum wage in Turkey, the costs of management companies also increased.

Rising electricity costs

Almost every modern residential complex consumes a large amount of electricity daily.

Illuminated:

• territory;
• swimming pools;
• parking;
• elevators;
• lobby;
• fitness rooms;
• SPA.

Accordingly, the increase in tariffs also affects the amount of aidat.

Increased cost of equipment maintenance

Elevators, generators, pumps, pool filtration systems and fire protection equipment require regular maintenance.

The cost of service work and spare parts has also increased.

General inflation

Rising prices for household chemicals, building materials, equipment, and consumables also impact the residential complex's budget.

This is why, in recent years, owners in almost all complexes in Turkey have been faced with an increase in the amount of aidat.

Expert commentary from New Level Group

In recent years, we've noticed that buyers have increasingly begun to consider the monthly payment before purchasing an apartment. This is the right approach, but we always recommend evaluating not only the monthly payment but also the quality of the complex's maintenance.

A reputable management company, well-maintained grounds, proper infrastructure, and timely equipment maintenance help maintain the residential complex's appeal and keep property values high. This benefits every owner in the long run.

Who sets the amount of aidat?

Many buyers think that the amount of the aidat is determined by the developer or management company.

This is one of the most common misconceptions.

In fact, the amount of the aidat is approved by the apartment owners themselves at a general meeting of residents in accordance with the Turkish Condominium Law (Kat Mülkiyeti Kanunu No. 634).

It is at the meeting that the following are discussed:

• budget of the complex for the next period;
• list of services;
• number of employees;
• the need for additional expenses;
• selection of a management company;
• the amount of the monthly aidat.

After voting, the decision taken by the majority becomes binding on all owners, even if someone was not present at the meeting.

How are property owners' meetings conducted in Turkey?

General meetings are typically held once a year. Extraordinary meetings may be held if necessary.

During the meeting, the owners discuss key issues related to the management of the residential complex:

• report of the management company on expenses for the past year;
• cost estimate for the next period;
• proposals for changing the size of aidat;
• the need for repair or modernization of infrastructure;
• selection of a new management company (if necessary).

All decisions are recorded in the official minutes and are binding.

What to do if you don’t live in Turkey permanently?

This is especially relevant for foreign owners.

If you cannot attend the meeting in person, this does not mean you lose your right to vote.

You can issue a notarized power of attorney to a person who will represent your interests.

This could be:

• relative;
• familiar;
• advocate;
• real estate agency representative;
• management company.

This solution allows you to participate in making important decisions even while outside of Turkey.

How to pay aidat?

Today there are several payment methods.

The most convenient option is a bank transfer to the management company's account.

When paying, it is important to indicate correctly:

• block number;
• apartment number;
• the month for which payment is made.

For example:

Aidat – Blok A – Daire 15 – Agustos 2026

If payment is made from abroad, it is recommended to confirm the bank details and payment purpose with the management company in advance.

Some complexes still accept cash payments through the administrator or manager, but non-cash payments are considered more secure because they allow you to retain proof of payment.

What happens if you don’t pay the aidat?

Sometimes owners mistakenly believe that if they do not live in the apartment, then they do not need to pay aidat.

This is wrong.

The obligation to pay for the maintenance of common property arises from the moment the right of ownership is registered and does not depend on whether the owner lives in the apartment.

Even if the property is empty for several months or is used only in the summer, aidat continues to accrue.

Penalty for late payment

If the rent is not paid on time, the management company has the right to charge a penalty in accordance with Turkish legislation.

Over time, the debt may increase significantly.

Therefore, it is better not to delay payment, especially if you live outside of Turkey.

Judicial collection

If the debt becomes significant, the management company may go to court.

In this case, the owner will have to pay:

• amount of debt;
• accrued penalty;
• legal costs;
• executive costs.

In some cases, in case of prolonged non-payment, the debt may be collected by force.

Can water or electricity be cut off for non-payment of aidat?

This is one of the most popular questions.

If utility services are registered to the owner and paid directly to suppliers, the management company cannot independently shut off water or electricity solely due to arrears in the aidat.

However, if there is a debt, the owner may face other restrictions stipulated by the internal rules of the complex and legislation.

Therefore, it is better not to let the situation escalate to conflict and resolve payment issues in a timely manner.

Is it possible to refuse the pool or fitness center and pay less?

Another popular question.

For example, the owner says:

"I don't use the pool. Why should I pay for its maintenance?"

Or:

"I live on the ground floor. Why should I pay for elevator maintenance?"

The answer is simple.

No, it is not possible to refuse payment for individual infrastructure elements.

All common areas belong to all owners of the complex.

This means that the costs of their maintenance are shared among all apartment owners, regardless of whether they use a particular service or not.

Is it possible to legally reduce aidat?

Yes, but only by collective decision of the owners.

For example, at a general meeting, residents can vote:

• for changing the management company;
• for reducing the number of employees;
• for refusal of some additional services;
• for optimization of costs for servicing the complex.

Only after such a decision has been made can the amount of aidat be revised.

One owner cannot independently refuse to pay for part of the services.

A real-life example from New Level Group

Sometimes buyers choose an apartment solely based on the principle of “where the rent is lower.”

At first glance, this seems logical.

But after a few years the difference becomes obvious.

We have repeatedly seen complexes where, due to low IDA, the management company was unable to promptly service equipment, carry out repairs, and maintain the grounds in good condition.

As a result, the complex's condition deteriorated, the property's attractiveness to buyers and tenants diminished, and, along with this, its market value gradually declined.

There are also opposite examples.

Well-budgeted complexes with high-quality maintenance and a professional management company maintain a well-maintained appearance even many years after completion. Such properties are easier to rent out and generate greater interest from buyers when reselling.

Therefore, when choosing a property, we always recommend evaluating not only the amount of the aidat but also the quality of the complex's management. Good service helps maintain a comfortable stay and the property's investment appeal.

Expert advice from New Level Group

Before purchasing an apartment, be sure to not only clarify the monthly aidat amount, but also ask to see:

• list of services included in this amount;
• annual budget of the complex (if available);
• information about the management company;
• history of changes in aidat over the past few years.

Sometimes the difference of 1,000–2,000 Turkish lira per month is fully justified by the high level of service and quality of maintenance. In the long run, such complexes often prove to be a more profitable investment than properties with minimal maintenance costs.

7 Common Myths About Aidat in Turkey

Over the years, we've noticed that almost every buyer has encountered myths about aidat at least once. Some of these myths can lead to the wrong choice of property.

Let's look at the most common ones.

Myth #1: The smaller the aidat, the better

This is far from always the case.

A low Aidat may indicate not only low expenses, but also a lack of quality maintenance of the complex, savings on personnel, or a refusal to carry out timely repairs.

A well-maintained residential complex always retains its attractive appearance and market value longer.

Myth #2: Aidat depends on the apartment's price

No.

The amount of the aidat is determined by the costs of maintaining the complex and is approved by the general meeting of owners.

The cost of the apartment itself does not affect the size of the monthly payment.

Myth #3: If I don't use the pool, I don't have to pay for maintenance.

No.

The swimming pool, elevator, garden, generator and other facilities are the common property of all owners.

Therefore, the costs of their maintenance are distributed among all apartment owners, regardless of whether they use them or not.

Myth #4: If the apartment is empty, you don't need to pay aidat.

This is not true.

The obligation to pay aidat arises from the moment you register your ownership rights and does not depend on whether you live in the apartment permanently, visit it several times a year, or do not use the property at all.

Myth #5: The developer sets the amount of the aidat.

After the complex is transferred to management, the amount of the aidat is approved by the apartment owners themselves at a general meeting.

The management company only implements the adopted decision and ensures maintenance of the complex.

Myth #6: Aidat never changes

Like any expenses, aidat is subject to change.

Its size is influenced by:

• increase in the minimum wage;
• inflation;
• cost of electricity;
• increase in maintenance costs;
• decision of the general meeting of owners.

Myth #7: A high aidat is always expensive.

It is important to look not only at the amount, but also at what is included in it.

A complex with the infrastructure of a five-star hotel objectively requires high maintenance costs, but owners receive a completely different level of comfort and service.

Checklist before buying an apartment in Turkey

Before signing the contract, we recommend that you clarify several important issues.

✅ What is the monthly aidat amount?

✅ What is included in the service cost?

✅ Are there any additional target fees (Demirbaş)?

✅ Who manages the complex?

✅ When was the last time the aidat size was changed?

✅ Does the complex have any debts?

✅ Are there any major renovations planned in the near future?

By answering these questions in advance, you can more accurately estimate future property maintenance costs.

Why you should find out the amount of the aidat before buying an apartment

Aidat is the same part of real estate expenses as taxes, insurance or utilities.

Therefore, we always recommend that buyers consider not only the cost of the apartment, but also the monthly maintenance costs in advance.

Sometimes a higher Aidat is fully justified by modern infrastructure, high-quality service and professional management.

It is these complexes that most often retain their appeal, are in high demand among tenants, and experience the highest growth in price.

Conclusion

Aidat is not an additional tax or a hidden payment.

This is a monthly fee that helps keep the residential complex clean, safe, well-maintained, and comfortable to live in.

When choosing a property, it's important to evaluate not only the apartment's price, but also the quality of the complex's management, the range of services, and the amount of future monthly expenses.

A properly calculated aidat helps maintain a high level of service, preserves the attractiveness of the residential complex, and positively impacts the value of the property in the long term.

That's why, when buying an apartment in Turkey, we recommend clarifying all costs in advance and carefully studying the complex's infrastructure.