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Property in Turkey
Property Management in Turkey (2026):
Non-Resident Owner's Guide
Own property in Turkey from abroad? A practical guide to property management services — what they cost, what they actually do, how to find a reliable company, and what your management contract must include to protect your investment.
Quick Answer
Property management in Turkey costs 8–20% of rent for long-term rentals and 15–30% of revenue for holiday/Airbnb management. Non-resident foreign owners almost always need a local property manager to handle maintenance, tenant issues, aidat payments, legal compliance, and tax filing. Service quality varies enormously — always get references from current clients before signing a management contract.
Property Management Fee Structures in Turkey
| Service Level | Long-Term Rental Fee | Short-Term / Holiday Fee | What's Typically Included |
|---|---|---|---|
| Basic (letting only) | 6–8% of rent | — | Tenant finding, basic contract, key handover |
| Standard | 10–12% of rent | 18–22% of revenue | + Rent collection, maintenance coordination, basic reporting |
| Full-service | 12–15% of rent | 22–28% of revenue | + Aidat, tax coord., legal compliance, guest management (for ST) |
| Premium (boutique) | 15–20% of rent | 25–35% of revenue | + Multilingual support, dedicated account manager, full reporting |
Self-Managed vs Professional Management
Self-Managing from Abroad
- +No management fee cost
- +Direct control of tenant selection
- −Cannot respond to maintenance emergencies
- −Cannot handle tenant disputes locally
- −POLNET police registration (short-term) very difficult
- −Aidat tracking and payment complex remotely
- −Turkish tax filing requires local knowledge
Professional Management
- +Local emergency response capability
- +Legal compliance handled (POLNET, contracts)
- +Reduces owner time and stress significantly
- +Aidat and utility tracking managed
- −Cost: 10–25% of income
- −Quality varies significantly between providers
- −Risk of poor manager still harming property
Property Management Contract — Mandatory Clauses
Scope of services — explicit list
A specific list of what is included and what is excluded. "Full service" means different things to different companies.
Management fee — percentage and calculation basis
Is the fee on gross collected rent, or on net after deductions? This distinction can be significant.
Maintenance expenditure authority level
The manager should have authority to spend up to a defined amount (e.g., ₺3,000) without owner approval. Everything above requires written consent.
Income remittance schedule
When and how rental income is remitted to you. Monthly is standard. Specify the bank account and currency.
Segregated client account
Your rental income must be held separately from the management company's operating funds. Mixing funds is a major red flag.
Reporting obligations
Monthly or quarterly income and expense statements. Full annual summary for tax filing.
Termination notice period
30–90 days is standard. Ensure you can exit the contract if service quality is poor without excessive penalty.
Maximising Your Rental Return
A good management company is only part of the equation. You also need to understand how Turkish rental income tax works as a non-resident landlord, and whether short-term rentals via platforms like Airbnb are permitted for your property type — Turkey's Airbnb licensing rules changed significantly in 2023 and compliance is enforced.
Frequently Asked Questions
How much does property management cost in Turkey?
Property management fees in Turkey typically range from 8–20% of collected rent for long-term rental properties, and 15–30% of holiday rental revenue for short-term/Airbnb management. The wide range reflects significant quality and service variation. Budget management companies in tourist cities may charge 12–15% for long-term and 20–25% for holiday rentals. Premium full-service management companies offering legal compliance, maintenance coordination, and multilingual guest services can charge 25–30% of short-term rental revenue.
What does a Turkish property management company actually do?
A full-service property management company in Turkey typically handles: tenant finding and vetting, rental contract preparation (notarised), rent collection, maintenance coordination and emergency response, utility management, annual tax filing coordination, municipal registration upkeep, inspection and inventory documentation, key holding, short-term guest check-in/check-out (for holiday rentals), and reporting to the owner. Budget management companies may only cover tenant finding and basic rent collection.
Do I need a property management company if I live abroad?
For non-resident foreign property owners, professional property management is essentially a necessity. Without a local presence, managing tenant issues, maintenance problems, local registrations, and legal obligations remotely is extremely difficult. The cost of poor management (tenant disputes, unaddressed maintenance, missed tax filing, regulatory violations) typically far exceeds management fees. Critically, for short-term rentals, a local manager handles the mandatory POLNET police guest registration that Turkish law requires.
What is aidat and is it managed by the property management company?
Aidat is the monthly building maintenance and management fee charged by the site yönetimi (building residents association) to all apartment owners. It covers building cleaning, security, communal area maintenance, pool and gym upkeep, and building insurance. Aidat is a landlord obligation in Turkey — tenants are not typically responsible for it. A full-service management company will track and pay aidat from rental income on your behalf. Failure to pay aidat can result in legal proceedings by the building management.
How do I find a reliable property management company in Turkey?
Reliable sources for finding property managers in Turkey: (1) Expat forums and property owner groups — direct recommendations from owners with the same manager carry more weight than marketing materials. (2) Local real estate agents who also offer management — though note they have a conflict of interest. (3) Management companies affiliated with GYODER (Turkish Real Estate Developers Association) or EMLAKJET/SAHIBINDEN platforms. (4) Lawyers who specialise in property and who can recommend trustworthy managers in specific cities. Always request references from at least 3 current clients before signing a management contract.
What should a property management contract in Turkey include?
A properly structured property management contract should specify: exact scope of services included (and what is excluded), management fee percentage and how/when fees are deducted, payment schedule for remitting rental income to the owner, maintenance expenditure authority (e.g., the manager can spend up to ₺2,000 without prior approval), reporting obligations (monthly/quarterly income and expense statements), renewal terms and notice period for termination, and who holds the tenant's rental deposit and under what conditions.
What happens to my rental income when managed? How do I receive it?
Typical flow: The management company collects rent from the tenant into a client account. They deduct their management fee, any authorised maintenance expenses, aidat, and sometimes taxes paid on your behalf. The net balance is transferred to your nominated bank account — typically monthly or quarterly. For non-resident owners, they will usually transfer to a Turkish bank account in your name, though some managers can transfer internationally. Always ensure the contract specifies the payment schedule and that funds are held in a segregated client account, not the company's own operating account.
Are property management fees in Turkey tax deductible?
Yes. If you are using the "actual expenses" (gerçek gider) method for Turkish rental income tax, property management fees are a fully deductible expense against rental income. Keep all receipts/invoices from the management company as these are required documentation. If using the flat 25% expense deduction (maktu gider) method, management fees are already covered within that flat deduction — no separate documentation needed.