Turkish Condominium Law Guide 2026 | Rules for Foreign Apartment Owners | SimplyTR

Complete 2026 guide to Turkish condominium law for foreign apartment owners. Understand Kat Mülkiyeti, aidat fees, general assembly voting rights, Airbnb restrictions under Law No. 7464, and the latest changes from Law No. 7579 — all explained in clear English.

If you own an apartment in Turkey — whether it's a seaside studio in Antalya, a family flat in Istanbul's Başakşehir, or an investment unit in a resort-style site in Bodrum — you are governed by the Condominium Ownership Law (Kat Mülkiyeti Kanunu No. 634). This legal framework defines your rights, your financial obligations, and your relationship with every other owner in the building.

For foreign buyers who don't speak Turkish and don't live in Turkey full-time, navigating condominium law can be confusing — and costly when mistakes happen. This guide covers everything you need to know about condominium law Turkey foreign owners face in 2026, from monthly fees and assembly voting to the new Airbnb restrictions and the latest legislative updates.

Kat Mülkiyeti vs Kat İrtifakı vs Kooperatif: What's the Difference?

One of the most common confusions for foreign buyers is the difference between the three main forms of apartment-related ownership in Turkey. The title deed (tapu) you receive will tell you which one applies — and each has very different legal implications.

Feature	Kat Mülkiyeti (Condominium Ownership)	Kat İrtifakı (Floor Easement)	Kooperatif (Cooperative)
What you own	Individual title deed to your unit + shared ownership of common areas	A right to have a unit built on a land share — the building is not yet completed	Shares in the cooperative, not direct ownership of the unit
Title deed (tapu)	Yes — independent unit registered in your name	Yes — but annotated as "under construction"	No individual tapu — you hold cooperative shares
Can you sell freely?	Yes	Yes (but the buyer inherits the pre-construction status)	Only with cooperative board approval
Mortgage/loan eligible	Yes — banks accept Kat Mülkiyeti	Limited — most banks require full Kat Mülkiyeti	Difficult — few banks finance cooperative shares
Common area rights	Clearly defined by law and management plan	Not yet finalized until the building is completed	Governed by cooperative internal rules
Best for	Completed, habitable apartments	Off-plan purchases before construction finish	Affordable housing through member-run organizations

Bottom line: Always insist on Kat Mülkiyeti for a completed property. If you are buying off-plan, your contract should guarantee the conversion from Kat İrtifakı to Kat Mülkiyeti upon completion. Browse SimplyTR's verified property listings to find Kat Mülkiyeti-ready apartments across Istanbul, Antalya, and Bodrum.

Rights and Responsibilities of Apartment Owners

Under Turkish condominium law, owning an apartment is a package of rights and obligations.

Your Rights

Exclusive use of your independent unit (the interior space shown on the architectural project)
Shared use of all common areas (entrance halls, stairwells, elevators, gardens, pools, parking areas, roof, external walls)
Voting rights in the general assembly in proportion to your unit's share (arsa payı)
Access to building records — financial statements, meeting minutes, the management plan
Right to challenge unlawful decisions of the assembly or manager within the statutory deadlines

Your Obligations

Pay condominium fees (aidat) on time every month
Contribute to extraordinary expenses (special assessments) for major repairs
Follow the management plan (yönetim planı) and house rules
Not disrupt other owners' peace and quiet
Allow access for common area repairs when reasonably required
Inform management if you rent your unit to a tenant

Foreign owners who live abroad most of the year should appoint a representative in Turkey (a lawyer, a trusted friend, or the site manager) to handle day-to-day communications and attend meetings on their behalf. SimplyTR's advisory team can act as your local representative for condominium matters.

Condominium Fees (Aidat): What They Cover and How They're Calculated

Aidat is the monthly maintenance fee every apartment owner pays. It is not optional — the law allows management to pursue collection through legal channels.

What Aidat Covers

The operating budget (işletme projesi) typically includes:

Common area electricity (lobby, corridors, elevators, garden lighting)
Water for shared facilities (gardens, pools, common bathrooms)
Cleaning and janitorial services
Security personnel and security systems
Building insurance (yangın sigortası)
Elevator maintenance and inspection
Heating/cooling system common costs
Pest control
Waste management
Reserve fund for unexpected repairs

How It's Calculated

Aidat is not a flat fee per apartment. Each unit pays in proportion to its arsa payı (land share), which is registered on the title deed. A penthouse with a larger share of the land pays more than a small studio. The calculation formula is set out in the management plan (yönetim planı), which is registered at the Land Registry together with the condominium.

2026 Update: New Rules on Aidat

As of Law No. 7579 (May 22, 2026):

The general assembly must approve the annual operating plan — the manager cannot set fees unilaterally
If no approved operating plan exists, the manager must prepare an interim operating plan and submit it to the assembly for approval within three months
For interim plans based on a previous year's budget, the increase cannot exceed the annual revaluation rate (yeniden değerleme oranı)
Advance payments collected by the manager before budget approval now have a clearer legal framework

This means arbitrary aidat hikes are now much harder to impose — a significant win for owners.

General Assembly Meetings: Voting Rights and Quorum Rules

The general assembly (kat malikleri kurulu) is the highest decision-making body in a condominium building.

When and How Often

At least once a year
The manager calls the meeting; if they don't, owners representing at least 1/3 of the shares can demand one
Notice must be given in writing at least 15 days before the meeting

Voting Rights

Each unit has one vote
Voting is proportional to arsa payı (land share) — a larger unit gets more voting power
You can vote in person, by written proxy, or through a legal representative
Foreign owners can and should grant a notarized power of attorney (vekaletname) to someone who can attend

Quorum Rules

First meeting: At least half of the owners (by arsa payı) must be present
Second meeting (if first fails): No quorum required — decisions can be taken by majority of those present
Majority requirements vary by decision type:
Simple majority: Routine decisions (approving the budget, appointing the manager)
4/5 majority: Major building alterations, changing the purpose of common areas
2/3 majority (new in 2026): Amending the management plan in collective structures (down from the previous 4/5 requirement)

What Happens If You Don't Attend

Decisions made at the meeting are binding on all owners, whether they attended or not. If a decision is unlawful or procedurally defective, you have a limited window to challenge it in court (generally 30 days from the meeting date). Missing the deadline means the decision becomes final.

Property Manager (Yönetici): Roles and Responsibilities

Every condominium building in Turkey must have a manager (yönetici) — either one of the owners elected by the assembly or a professional management company.

What the Manager Does

Collects aidat and other dues
Pays utility bills and service providers
Maintains common areas (cleaning, lighting, elevators, garden, pool)
Enforces the management plan and house rules
Prepares the annual operating budget
Calls and organizes general assembly meetings
Represents the building in legal matters (e.g., suing non-paying owners)
Arranges insurance for the building

2026 Update: Manager Accountability

Under the new amendments, the manager's authority to collect advance payments is now explicitly tied to the period before the assembly approves the operating plan. This prevents managers from collecting excessive advance payments without assembly oversight. The manager must also prepare an interim plan if no operating budget exists and submit it to the assembly.

What If Your Manager Is Bad?

Raise concerns at the general assembly
Vote to remove the manager (a simple majority can dismiss)
Appeal to the Civil Court of Peace (Sulh Hukuk Mahkemesi) if the manager is acting unlawfully

Foreign owners should check their building's manager credentials before purchasing. A poorly managed building means higher fees, declining property value, and ongoing frustration.

Common Area Rules and Restrictions

Common areas (ortak alanlar) in a Turkish condominium include: the building entrance, corridors, stairwells, elevator, garden, pool, parking areas, roof, external walls, boiler room, and any other areas designated as common in the architectural project.

What You Cannot Do

Privatize or enclose any part of the common areas (e.g., building a balcony enclosure, claiming a parking spot as "yours")
Store personal items in hallways, stairwells, or fire exits
Make structural changes to the building's exterior or common systems without 4/5 owner approval
Block or obstruct common areas with your vehicles or belongings

What You Can Expect

The building must provide uninterrupted access to all common areas
Common area maintenance is the manager's responsibility, funded by aidat
Any owner can request repairs by notifying the manager in writing

Can You Rent Out Your Apartment on Airbnb?

This is one of the most important questions for foreign investors — and the answer has changed significantly.

Law No. 7464: The "Airbnb Law"

Since January 1, 2024, short-term rentals (leases of up to 100 days) in Turkey are regulated by Law No. 7464. The key requirements:

Tourism rental permit: You must obtain a licence (Turizm Amaçlı Kiralama İzni) from the Ministry of Culture and Tourism
Signage: A sign must be displayed at the building entrance identifying the unit as a tourism rental
Condominium approval: The general assembly must consent to short-term rentals in the building — if the assembly votes against it, you cannot legally Airbnb your unit

How the Assembly Can Block You

Under 2024 amendments to the Condominium Law, the general assembly can decide to ban short-term rentals in the building by a simple majority vote. Once such a decision is made, it is binding on all owners.

Fines Are Severe

First violation: 100,000 TL
Repeat violations: Up to 1,000,000 TL
The Ministry can also revoke your permit and block your listing

What Foreign Investors Should Do

Before buying, check whether the building's management plan or assembly has restricted short-term rentals
If you plan to Airbnb, ensure the management plan permits it — and attend the assembly to vote on any proposed restrictions
Work with a Turkish lawyer to navigate the licensing process
Consider long-term leasing (1 year+) as a safer, simpler alternative

For a detailed breakdown of tax obligations on short-term rental income, read our guide on Airbnb Income Tax in Turkey 2026: Complete Guide for Foreign Property Owners.

Dispute Resolution Mechanisms

Disputes in Turkish condominiums are common. Here's how they're resolved:

1. Internal Resolution

Many disputes can be resolved through the manager or at the general assembly. If a neighbour is causing problems, a written complaint to the manager is the first step.

2. Civil Court of Peace (Sulh Hukuk Mahkemesi)

This is the primary court for condominium disputes:

Disputes over aidat arrears
Challenges to assembly decisions
Disputes over common area use
Manager removal cases

3. Enforcement Through the Manager

The manager has the legal authority to:

Send formal payment notices
Initiate enforcement proceedings (icra takibi) for unpaid aidat
Obtain a court order for forced sale of a unit in extreme cases of non-payment

4. Mediation

For certain civil disputes (including some condominium cases), Turkish courts may require a mediation attempt before proceeding to trial. This can be faster and cheaper than litigation.

Important for Foreign Owners

Legal notices are sent to the address on your title deed — if you live abroad, register a Turkish address for service
Court proceedings are in Turkish — you will need a Turkish lawyer
Challenge deadlines (usually 30 days from the meeting or decision) are strict — do not wait

Recent 2026 Legislative Updates: What Changed

The most significant changes to Turkish condominium law in recent years came with Law No. 7579, published in the Official Gazette on 22 May 2026. Here is a summary:

Change	Previous Rule	New Rule (2026)
Operating plan approval	Could be set by manager without assembly vote	Must be approved by the general assembly
Interim operating plan	No clear rules	Manager must prepare one within 3 months if no approved plan exists
Advance payment collection	Unclear legal basis	Explicitly tied to period before assembly approval
Aidat increase limit (interim plans)	No cap	Cannot exceed annual revaluation rate
Management plan amendments (collective structures)	Required 4/5 owner consent	Reduced to 2/3 majority
Conflicting management plan provisions	Enforceable until challenged	Provisions contradicting the new law are automatically void

These changes make the system more transparent and fairer to individual owners — particularly foreign owners who may not have been present when the original management plan was drafted.

FAQ for Foreign Buyers

1. Can a foreigner be a member of the general assembly?

Yes. As a registered owner on the title deed (tapu), you have full voting rights regardless of your nationality. You can attend in person or vote through a notarized representative.

2. Can the manager enter my apartment without permission?

Generally no. Your apartment is your private property. The manager can only enter with your consent or a court order for emergency repairs that affect common areas or other units.

3. What happens if I don't pay aidat?

The manager can initiate enforcement proceedings, add interest and legal costs, and ultimately obtain a court order to force the sale of your unit to recover the debt. Non-payment is a serious legal risk.

4. Can I rent my apartment to a long-term tenant while living abroad?

Yes. Long-term leases (1 year or more) are not restricted. You must inform the building management and ensure your tenant follows the management plan and house rules. The lease contract can stipulate whether the tenant or the owner pays the aidat.

5. Do I need to pay Turkish taxes on my apartment even if I don't rent it out?

Yes. You are liable for annual property tax (emlak vergisi) based on the official property value. If you do not rent the property, there is no income tax, but the property tax still applies. For a complete overview of property tax rules, see our guide on Capital Gains Tax in Turkey: 5-Year Property Rule Explained for Foreign Investors (2026).

6. What should I check before buying an apartment in a Turkish site?

Confirmation that the property has Kat Mülkiyeti (not Kat İrtifakı)
The management plan — especially rules on short-term rentals
The aidat amount and what it covers
The building's financial health (reserve fund, pending legal cases)
Whether the manager is professional or an owner-volunteer
Minutes from the last two general assembly meetings

7. Can I change the management plan?

Amending the management plan requires a vote. Under the 2026 updates, a 2/3 majority is sufficient for collective structures (sites). Individual buildings still follow the standard majority rules in Law No. 634.

8. What if the manager refuses to communicate in English?

Turkish law does not require bilingual management. Your options are: hire a Turkish-speaking representative, work with a lawyer who can handle correspondence, or request (at the assembly) that the building use bilingual communication for the benefit of foreign owners.

Why SimplyTR?

Turkish condominium law is detailed, technical, and written in legal Turkish. For foreign owners, the risks of misunderstanding — missed deadlines, unlawful fee increases, lost voting rights, or unknowingly purchasing a unit in a building that bans short-term rentals — are real and costly.

SimplyTR provides English-language legal advisory services specifically designed for foreign property owners in Turkey. Our team reviews management plans before you buy, attends general assemblies on your behalf, negotiates with site managers, and ensures your rights are protected under the latest 2026 legislation.

Whether you are buying your first apartment in Turkey, facing a dispute with your site management, or simply trying to understand your aidat bill — book a consultation with SimplyTR's legal advisory team for a tailored assessment of your situation. No obligation, no jargon — just clear, practical guidance in English.

This guide is for informational purposes and does not constitute legal advice. Condominium law in Turkey is subject to change — consult a qualified Turkish attorney for advice specific to your property and circumstances. Last updated: July 2026.

Turkish Condominium Law 2026: Rules for Foreign Apartment Owners