In Antalya, a property management fee reflects the number of units and blocks, the staff, the shared facilities and the scope of service. It is one line within the building's operating budget, not the same thing as aidat (each owner's monthly share of all common expenses). Offers are often quoted per unit per month, but scope should be compared first.
What is the difference between aidat and the management fee?
Aidat (monthly building dues) is each owner's share of all the common expenses of a building or site, while the management fee is only what the management company charges for its own service. The management fee is therefore one budget line inside the larger operating budget (işletme projesi) that the owners approve.
Under the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), every owner must pay their share of common expenses. Those expenses typically include staff wages and social security, electricity and water for shared areas, lift maintenance, cleaning supplies, pool and garden upkeep, insurance, repairs and a reserve. The manager's fee sits next to these items. When owners complain that "management is expensive", it is worth checking whether they are really talking about the fee or about the building's overall running costs.
What drives the cost of managing a building?
The cost of managing a building in Antalya depends mostly on how large and complex it is and on how much of the work the manager takes on. The main drivers are:
- Number of units and blocks. More units mean more accounts, more collection work and more residents with questions. Several blocks mean more areas to supervise.
- Staff. Caretakers, cleaners, gardeners and security staff are usually the largest expense of a building, because wages and social security contributions add up every month. Supervising them also takes management time.
- Common facilities. A pool, landscaped gardens, a gym or a children's playground need regular care, specialist contractors and seasonal planning.
- Lifts and technical systems. Lifts, generators, hydrophores (pressure pumps), heating and ventilation need maintenance contracts and periodic inspection.
- Scope of service. A financial-only service is lighter than full management that includes staff, technical oversight and contractor coordination.
- Security model. A building with 24-hour guards, camera systems and access control requires more coordination than one with a simple entry system.
- Language and communication. Serving owners in English or Russian takes additional effort, particularly in sites with many foreign owners.
- Digital platform and reporting. Online dues collection, income and expense tracking and frequent reports need systems and time.
Because of these variables, any figure you see quoted for "average management fees" is of limited use. Two buildings with the same number of flats can need very different amounts of work.
How are management offers usually structured?
Management offers are often expressed as a charge per unit per month, sometimes with a minimum or with extras for particular services. Other structures exist, such as a fixed monthly amount for the whole building or a percentage-based model. None of these is automatically better, and what matters is that the structure is clear and that it matches the work involved.
When you receive an offer, ask these questions:
- What is the fee based on: units, blocks, time, or a fixed sum?
- Which services are included, and which cost extra?
- Are staff wages and contractor invoices paid from the building's budget, and who controls those accounts?
- How will the fee change if the number of units, staff or facilities changes?
- What are the term, the notice period and the conditions for ending the contract?
Why should you compare scope, not just price?
Comparing scope is more reliable than comparing prices, because two offers with the same price can promise very different services. A low fee that covers only bookkeeping may leave the owners to chase staff and contractors themselves, while a higher fee that includes financial management, personnel management and technical maintenance oversight may save the owners both time and avoidable repair costs.
A simple way to compare is to write down the same list for each offer: financial administration, staff supervision, technical inspections, contractor management, 24/7 emergency support, reporting frequency, digital platform, languages and insurance arrangements. Mark which are included, optional or absent. Differences appear quickly.
What should a management contract contain?
A good management contract states the scope, the fee, the term and how it can end, in writing. It should include:
- The exact services and the duties of the manager.
- The fee, how it is calculated and when it is paid.
- The term. Under the Condominium Law, if no term is set for a manager, it is one year.
- Notice and termination conditions.
- Reporting duties: what is reported, how often and in which format.
- Who holds the bank accounts, and how spending is authorised.
- Handling of personal data and camera recordings under KVKK (Law No. 6698).
- Insurance and liability arrangements.
What are the red flags in a management offer?
- A price far below the others with no explanation of what is excluded.
- An unwillingness to define the scope in writing.
- No regular financial reports, or reports that owners cannot verify.
- Requests to pay dues into a personal account instead of a building account.
- No digital access for owners, particularly if many owners live abroad.
- No clear answer on who is responsible when something goes wrong.
- Pressure to sign immediately without an owners' assembly decision.
Who approves the fee?
The owners' assembly (kat malikleri kurulu) chooses the manager and approves the management arrangement. The Condominium Law requires a manager in buildings with eight or more independent units. In practice, owners should receive the offer and the draft contract in advance, discuss them at the assembly and decide by the voting rules in the building's management plan. The accepted fee then appears in the operating budget. For a checklist of what to ask, see our guide to choosing a property manager.
How does Juniper Yönetim prepare an offer?
Juniper Yönetim does not quote from a price list. We start with a free on-site discovery visit, look at the building, its staff, its facilities and its books, and then write a management plan and an offer tailored to what the building needs. The offer is presented to the owners' assembly for a decision. If approved, owners get access to our digital platform with dues tracking, income and expense records and monthly reports, and our service is available in Turkish, English and Russian. Our dues and accounting page describes the financial side in detail.
To start, use the contact page or call +90 539 769 79 07.
This guide gives general information and is not legal or financial advice.
Frequently Asked Questions
How much does property management cost in Antalya?
There is no single price, because the cost depends on the number of units and blocks, the staff, the facilities and the scope of service. Offers are often quoted per unit per month, but the right way to compare is by scope. Juniper Yönetim prepares a tailored offer after a free on-site visit.
Is the management fee the same as aidat?
No. Aidat is each owner's share of all common expenses of the building, set in the operating budget. The management company's fee is just one line within that budget, alongside staff, utilities, maintenance and insurance.
Who approves the management company's fee?
The owners' assembly (kat malikleri kurulu) chooses the manager and approves the management arrangement and budget. The terms should be written in a contract the owners can read before voting.
What is included in a management fee?
It depends on the contract. A financial-only service covers budgeting, collection and bookkeeping, while a full-service contract also covers staff supervision, contractor coordination, technical oversight and 24/7 support. Always ask for the scope in writing.
What are warning signs in a management offer?
Be careful with an offer that is far below others without explaining what is left out, one that avoids defining the scope, offers no regular financial reports, or asks for payment into a personal account.