Annual Costs of Owning Property in Türkiye 2026: Property Tax, Aidat, DASK, Bills and Rental Tax

Buying the property is the big payment. After that come smaller costs that return every year: property tax, building or site fees, compulsory earthquake insurance, utility bills and, if you let the home, income tax. Missing one can mean late penalties, a blocked utility account or delays when you sell. This guide works through the annual costs of owning property in Türkiye step by step, with 2026 rules and examples from Fethiye and Muğla.

The one-off costs of buying (title deed fee, valuation report, translator) are covered in our guide to the costs of buying a home in Türkiye.

Step 1: Budget for emlak vergisi (property tax)

Every owner of a building or land, foreign or Turkish, pays emlak vergisi under the Property Tax Law (No. 1319). It is a municipal tax: in Fethiye you pay Fethiye Municipality, in Bodrum you pay Bodrum Municipality.

**Rates.** The tax is a percentage of the property’s tax value (emlak vergi değeri). Rates are doubled inside metropolitan (büyükşehir) municipalities, and Muğla is a metropolitan province, so Fethiye, Marmaris, Bodrum and Dalaman pay the higher rates:

– Homes (konut): 0.2% in metropolitan areas, 0.1% elsewhere – Shops and offices (işyeri): 0.4% in metropolitan areas, 0.2% elsewhere – Building plots (arsa): 0.6% in metropolitan areas, 0.3% elsewhere – Farmland (arazi): 0.2% in metropolitan areas, 0.1% elsewhere

**How the value is set.** The tax value is neither the price you paid nor the market value. It comes from official minimum unit values (asgari birim değerler) per square metre for each street or area, applied to your property’s size and construction class.

**2026 changes.** Law No. 7566, published in December 2025, capped how far 2026 tax values could rise over 2025 after steep increases in some areas. From 2027, values are to rise each year by the full revaluation rate (yeniden değerleme oranı) instead of half of it. The municipality calculates the amount; you can see it on its e-belediye page or at the tax counter.

**When to pay.** The annual tax is split into two equal instalments:

– First instalment: March to the end of May – Second instalment: November, by the end of the month

You can pay at the municipality, online, through e-Devlet or in most Turkish banking apps. Late payment adds monthly late interest, and unpaid tax can hold up a sale. New owners should ask the municipality’s emlak servisi to confirm their record is open under their name and tax number. Our guide to living in Fethiye lists the main local offices.

Step 2: Check whether değerli konut vergisi applies

The high-value residential property tax (değerli konut vergisi) is collected by the tax office, not the municipality, and applies only to homes whose building tax value is above an annual threshold. For 2026 the threshold was 17,711,000 lira (Property Tax Law General Communiqué No. 88). The rate is 0.3% on the value between 17,711,000 and 26,567,000 lira, 0.6% up to 35,425,000 lira and 1% above that.

– The test uses the building tax value from your property tax record, not the market price. – An owner with only one home in Türkiye is exempt for it. With several homes, the lowest-valued one is exempt, but you must notify the tax office. – Where it applies, the declaration is due by 20 February, with payment in February and August.

Step 3: Pay aidat (site and building fees)

In an apartment block or gated site, you pay a monthly service charge called aidat, governed by the Condominium Ownership Law (Kat Mülkiyeti Kanunu, No. 634).

**What it covers.** Staff (caretaker, gardener, security), maintenance and repair of common areas, communal electricity and water, insurance of common parts, the manager’s fee and shared facilities such as pools, lifts and generators.

**How it is shared.** Under Article 20, staff costs are split equally between units, while insurance, maintenance, repairs and facility running costs follow each unit’s land share (arsa payı). The owners’ meeting (kat malikleri kurulu) approves the annual operating budget (işletme projesi) that sets aidat, so attend or send a proxy.

**Late payment.** The law sets late payment compensation of 5% a month, and management can pursue unpaid shares through the courts. If you let the home, the tenant is jointly liable only up to the rent owed; the owner stays responsible.

A small block with no staff may charge little, while a Fethiye site with a pool and 24-hour security costs far more. Ask for last year’s accounts and the current budget before buying.

Step 4: Renew DASK earthquake insurance

Compulsory earthquake insurance (Zorunlu Deprem Sigortası, known as DASK) is required for residential buildings under the Disaster Insurance Law (No. 6305). Without a valid policy you cannot open or transfer electricity and water subscriptions, and it is checked in sales.

**What it covers.** Damage to the building from an earthquake and from earthquake-caused fire, explosion, tsunami or landslide. It does not cover contents or lost rent, and pays only up to a maximum sum insured, which is updated regularly; from July 2026 it was just over 2.4 million lira per home. A deductible applies.

**How the premium is set.** The sum insured is gross floor area multiplied by an official cost per square metre for the construction type. The premium then depends on the address’s earthquake risk zone, construction type, building age and number of floors, with a discount for renewing on time. The tariff is the same at every insurer.

Step 5: Consider voluntary home insurance

Optional home insurance (konut sigortası) can cover contents, non-earthquake fire, water leaks, theft and storms, and top up earthquake cover above the DASK limit. Insurers generally need a valid DASK policy before adding earthquake cover. If you are away for months, check the rules on unoccupied homes.

Step 6: Understand your utility bills

Tariffs change often, so here is how the bills work rather than what they cost. Subscriptions are opened with your ID or residence permit, tax number, title deed and DASK policy.

**Electricity.** In Muğla the grid is run by ADM Elektrik Dağıtım (formerly Aydem Elektrik Dağıtım), covering Aydın, Denizli and Muğla; your bill comes from your supplier. It combines an energy charge, a distribution charge, taxes and VAT. Summer air conditioning is usually the biggest cost.

**Water.** In Fethiye and across Muğla, water and sewerage are provided by MUSKİ, the metropolitan water administration. The bill includes water, a wastewater (atık su) charge, VAT and the environmental cleaning tax.

**Çevre temizlik vergisi.** This tax funds rubbish collection. For homes it is charged per cubic metre of water used and added to the water bill. For 2026 it is 4 lira per cubic metre in metropolitan municipalities such as Muğla and 3 lira elsewhere.

**Gas and internet.** Piped gas is not available everywhere on the Muğla coast, and many homes use bottled gas and electric heating. Internet packages are usually monthly with a commitment period, and ending early can trigger a penalty.

Our cost of living guide gives a wider picture of household spending.

Step 7: Declare rental income

Rent from a Turkish property is taxable in Türkiye, including for owners living abroad. You file an income tax return between 1 and 31 March for the previous year and pay in two instalments, in March and July.

Residential rent has an annual exemption: 47,000 lira for 2025 income (filed in March 2026) and 58,000 lira for 2026 income (filed in March 2027). It is lost if you have commercial or professional income, if your total income exceeds a set limit, or if you file late. You can deduct actual expenses or a flat 15%.

Holiday lets of under 100 days also need a permit from the Ministry of Culture and Tourism under Law No. 7464, and in multi-unit buildings all other owners must consent. See our guide to short-term rental rules.

Step 8: Decide whether you need an accountant

You can pay property tax and DASK yourself, but many foreign owners hire a mali müşavir (certified public accountant) once rent is involved, for the March return, tax payments and tax-office notifications. Fees vary, so ask for a written quote.

A sample yearly calendar

– **January:** check new figures (DASK sum insured, aidat budget, değerli konut threshold) – **February:** değerli konut vergisi declaration by 20 February and first payment, if it applies – **March:** rental income tax return and first instalment; first emlak vergisi instalment opens – **May:** first emlak vergisi instalment due by month-end – **July:** second rental income tax instalment – **August:** second değerli konut vergisi instalment, if it applies – **November:** second emlak vergisi instalment due by month-end – **Policy anniversary:** renew DASK and home insurance – **Monthly:** aidat, electricity, water, internet

Frequently asked questions

Q: Do foreigners pay the same property tax as Turkish citizens?

A: Yes. Emlak vergisi depends on the property, not the owner’s nationality, and the same rates apply.

Q: Can I pay emlak vergisi from abroad?

A: Yes. Most municipalities, including Fethiye, accept online payment, and you can also use e-Devlet or a Turkish bank’s app.

Q: Is DASK compulsory if I live in the house myself?

A: Yes. It applies to residential buildings whether or not they are let, and you need it for electricity and water accounts and for a sale.

Q: Who pays aidat when the home is rented?

A: Leases often pass it to the tenant, but under Law 634 the owner remains liable, and the tenant only up to the rent owed.

Q: Do I need to file a return if my rent is below the exemption?

A: Generally not, provided you meet the exemption’s conditions. Above it, or if you do not qualify, you file in March.

For more on buying, permits and life on the coast, download our free property guide.

This guide is general information, not tax or legal advice. Figures are 2026 values and change yearly; confirm your position with your municipality, tax office or a mali müşavir.

Sources

• Law No. 7566: explanation of property tax changes (İSMMMO)
• Tax provisions of Law No. 7566 (PwC Türkiye)
• Vergi Bülteni 2026/01: 2026 tax amounts and rates (PwC Türkiye)
• Emlak vergisi 2026 payment dates and rates (Milliyet)
• Property Tax Law General Communiqué No. 88: 2026 değerli konut vergisi (Alo Maliye)
• Değerli konut vergisi declaration and payment, 2026 (Alo Maliye)
• Declaring 2025 rental income: questions and answers (Alo Maliye)
• 2026 environmental cleaning tax amounts (KPMG Türkiye)
• DASK maximum sum insured above 2.4 million lira from July 2026 (Dünya)
• DASK and home insurance: cover and premium calculation (Allianz Türkiye)
• Transactions that require DASK (Hesapkurdu)
• Owners’ rights and duties under the Condominium Ownership Law (Hukukçular Evi)
• ADM Elektrik Dağıtım: corporate history and service region
• Understanding Türkiye’s Law No. 7464 on short-term rentals for tourism (Mondaq)

Photo: Jakub Żerdzicki / Unsplash License, via Unsplash