Buying property in Kalkan is a major investment, but it’s the annual ownership costs that determine your long-term comfort and return. From local taxes to maintenance and utilities, understanding what to expect helps you plan wisely and avoid surprises.
Here’s a breakdown of typical yearly expenses for both landowners and villa owners in Kalkan in 2025.
Contents
- 0.1 Property Tax (Emlak Vergisi)
- 0.2 Earthquake Insurance (DASK)
- 0.3 Private Insurance (Recommended)
- 0.4 Utilities and Bills
- 0.5 Maintenance and Repairs
- 0.6 Property Management (Optional but Common)
- 0.7 Security and Winter Watch
- 0.8 Costs for Landowners Without Construction
- 1 Summary: What to Budget Annually
Property Tax (Emlak Vergisi)
Every property and land parcel in Turkey is subject to annual property tax, paid to the local municipality.
- Residential villa: 0.2% of the government-declared value
- Land plot: 0.3% of the declared land value
For example, a villa valued at £300,000 (based on its official Tapu record) might have an annual tax of approximately £150–£300. Land-only plots are typically taxed slightly higher as a percentage.
Earthquake Insurance (DASK)
DASK is a compulsory earthquake insurance policy required for all properties in Turkey, including villas.
- Annual cost: £25–£100, depending on size and structure
- Must be renewed yearly for utilities and legal compliance
Land-only plots are not subject to DASK until a structure is built.
Private Insurance (Recommended)
While not mandatory, most villa owners choose to add private home insurance for theft, water damage, fire, or natural disasters.
- Typical cost: £100–£300 annually for full coverage
- Premiums vary based on value, contents, and sea proximity
Utilities and Bills
If the villa is regularly occupied or rented, utility bills can add up. Common monthly charges include:
- Electricity: £40–£80 (higher in summer with air conditioning)
- Water: £10–£30
- Internet: £10–£20
- Bottled gas (for cooking or heating): £5–£15 per month (if applicable)
Total annual utility budget: £800–£1,500 depending on use and occupancy.
Maintenance and Repairs
Owning a villa in Kalkan means regular upkeep, especially due to the coastal climate.
- Pool maintenance: £500–£800 per year
- Garden care: £300–£600 annually
- Minor repairs and repainting: £200–£1,000 depending on age of the villa
- Annual deep cleaning (if rented): £100–£300
A good maintenance budget for a typical 3–4 bedroom villa: £1,000–£2,500 per year
Property Management (Optional but Common)
Many foreign owners hire a local property manager to:
- Oversee maintenance
- Handle guest check-ins (if rented)
- Pay bills and manage bookings
Average annual fee:
- £1,000–£2,000 flat rate
- Or 15%–20% of rental income if the villa is used as a holiday let
Security and Winter Watch
Some owners pay for added security or monthly winter checks when they are abroad.
- Key holding + off-season inspection: £200–£400 per year
- CCTV or alarm system with mobile monitoring: one-time setup + small annual fees
Costs for Landowners Without Construction
If you own land but haven’t built yet, your ongoing costs are much lower.
Typical yearly expenses:
- Land tax: £50–£150
- Basic site cleaning/clearing: £100–£200 (optional but recommended)
- Boundary survey update (every few years): £150–£300
No utilities or insurance apply until construction begins.
Summary: What to Budget Annually
| Expense Category | Villa Owner (Est.) | Landowner Only (Est.) |
|---|---|---|
| Property tax | £150–£300 | £50–£150 |
| DASK + Private Insurance | £150–£400 | £0 |
| Utilities | £800–£1,500 | £0 |
| Maintenance | £1,000–£2,500 | £100–£200 |
| Property management | £1,000–£2,000 | Optional |
| Winter/security watch | £200–£400 | Optional |
| Total per year | £3,300–£7,100 | £150–£400 |
Owning in Kalkan remains more affordable than in many European coastal towns. With smart budgeting and trusted local help, these annual costs can be managed easily, and the lifestyle or rental income more than makes up for it.
