Iranian buyers acquiring apartments in Türkiye's major residential developments quickly encounter a governance layer that has no direct equivalent in Tehran or Isfahan: the site management system established under Kat Mülkiyeti Kanunu, Law No. 634, the Turkish Condominium Ownership Law. Understanding how this system works, and who actually controls decisions in a large residential complex, is essential before signing and remains just as important after the keys change hands.
How Ownership Translates Into Governance Rights
Purchasing a unit in Türkiye under kat mülkiyeti (condominium title) or the interim kat irtifaki (construction servitude) status automatically makes the buyer a member of the building's management assembly, known as the kat malikleri kurulu. This is not optional and does not require separate registration. Voting rights are generally tied to ownership share (arsa payi), which is fixed in the title deed and reflects the unit's proportional value within the overall project, not simply one vote per unit. Investors who buy multiple units in the same complex should check how arsa payi is allocated, since it directly affects voting weight on budget approvals, manager selection, and rule changes.
Practical note : Foreign owners who do not reside in Türkiye full time often grant a limited power of attorney to a trusted representative or the managing agent, allowing votes to be cast on their behalf at annual assemblies. This is common practice and should be arranged through a licensed notary rather than an informal document.
The Site Management Plan
Every multi-unit development is governed by a yönetim plani, a management plan registered with the land registry at the time the project is completed. This document functions similarly to a homeowners association charter: it sets maintenance fee formulas, use restrictions on common areas, pet and rental policies where applicable, and the procedure for electing a site manager or professional management company. Because the plan is registered and binding on all subsequent owners, buyers should request and review it before purchase rather than after, since amending it later requires a qualified majority vote that can be difficult to organize in large complexes with absentee foreign owners.
Maintenance Fees and Common Expense Disputes
Monthly or quarterly maintenance fees (aidat) cover security, landscaping, elevator servicing, shared utilities, and reserve funds for larger repairs. Fee disputes are among the most common friction points for foreign owners, particularly when a unit sits vacant for extended periods. Turkish law does not generally excuse an owner from common expense obligations due to non-occupancy, and unpaid aidat can accrue with statutory interest and, in persistent cases, lead to a legal claim against the owner. Iranian buyers holding units as investment or family-use properties should budget for aidat as a fixed carrying cost from day one and confirm whether the development uses a professional facility management firm or a resident-elected board, since service quality and fee transparency vary considerably between the two models.
Large-Scale Developments and Master Associations
In large gated communities or mixed-use projects with multiple blocks, a two-tier structure is common: individual block assemblies handle block-specific matters, while a master site assembly oversees shared amenities such as pools, gyms, security gates, and central utility systems. Buyers should clarify at the pre-purchase stage which tier controls which costs, since master association fees can be substantial in amenity-heavy developments and are sometimes underrepresented in early sales materials.
Due Diligence Before Purchase
Before committing to a unit, request the current yönetim plani, the last two years of assembly meeting minutes, the aidat payment history for the specific unit if buying resale, and a breakdown of any pending special assessments for capital repairs. A developer or agent unwilling to share these documents is itself a signal worth noting. For Iranian investors unfamiliar with Turkish corporate and civil procedure, engaging independent legal counsel to review the management plan alongside the sale contract is a reasonable and common precaution, separate from any advisory or brokerage relationship involved in the transaction itself.
Governance quality has a measurable effect on resale value and rental appeal in the Turkish market. A well-run site with transparent accounting and a stable management structure protects the investment over the long term, while poorly governed complexes tend to see deferred maintenance, fee disputes, and slower appreciation.