Istanbul’s Housing Shock: Monthly Maintenance Fees in Luxury Homes Climb to 70,000 TL
Housing Sector
Istanbul’s housing crisis is no longer driven solely by soaring rents. A new and increasingly heavy burden is reshaping the cost of urban living: extraordinarily high monthly maintenance fees. According to a recent study by EVA Real Estate Appraisal, maintenance charges in some of Istanbul’s most prestigious residential projects have reached levels that not only rival rents, but in some cases exceed them by a wide margin.
Maintenance Fees Redefine the Cost of Living
Following sharp rent increases across the city, maintenance fees—covering security, technical services, amenities, and site management—have emerged as a new source of pressure for residents. EVA Real Estate’s data indicate that while the average monthly rent for an apartment in Istanbul is 36,300 TL, maintenance fees in luxury residential complexes can reach as high as 70,000 TL per month, nearly double the average rent.
This development signals a structural shift in Istanbul’s housing market. Living costs are no longer determined primarily by rent levels alone. Instead, for residents of high-end developments, recurring site expenses have become a decisive factor affecting affordability and long-term housing decisions.
Districts with the Highest Maintenance Costs
According to T24’s reporting based on the EVA Real Estate study, maintenance fees are highest in districts where luxury residences, extensive shared facilities, and high operational standards are concentrated. These areas typically offer 24/7 security, advanced infrastructure systems, social facilities, and professional site management—all of which significantly increase monthly costs.
The districts leading the list include:
Beşiktaş, Şişli, and Sarıyer:
As hubs of luxury residences and long-established high-end developments, these districts represent the upper tier of Istanbul’s maintenance-fee scale. In many developments, monthly fees start at 15,000 TL and rise sharply depending on the scope of services and amenities offered.
Üsküdar and Beykoz:
Known for their concentration of villa-style residential compounds, these districts are also experiencing rapidly escalating maintenance charges, driven by large land areas, private security needs, and extensive landscaping and infrastructure costs.
Fewer Homes, Higher Costs in Villa Compounds
One of the most striking findings of the research is the relationship between the number of housing units and maintenance fees. In districts such as Sarıyer, Üsküdar, and Beykoz—where villa compounds are common—the structure of these developments plays a critical role in cost distribution.
In general terms:
In villa compounds across these districts, monthly maintenance fees typically range from 23,000 to 30,000 TL.
However, in boutique villa sites with a limited number of residences, shared expenses are divided among fewer households. As a result, per-unit costs rise dramatically, pushing monthly maintenance fees to record levels of up to 70,000 TL.
This dynamic highlights a paradox of luxury living: exclusivity and low density, often marketed as premium features, directly translate into significantly higher recurring expenses for residents.
Bağdat Avenue Remains Relatively Moderate
In contrast to these extreme figures, Bağdat Avenue and its surrounding neighborhoods on Istanbul’s Asian side present a comparatively more restrained picture. Although Bağdat Avenue remains one of the city’s most prestigious and expensive residential corridors, maintenance fees in luxury projects here are notably lower than those seen in villa-heavy districts.
According to the research, monthly maintenance fees in high-end residential developments on Bağdat Avenue generally range from 15,000 to 20,000 TL. While still substantial, these figures remain below those recorded at ultra-luxury villa sites and large-scale gated communities on the European side.
This relative moderation is largely attributable to higher building density, which allows shared costs to be spread across more units, reducing the per-household burden.
A Growing Challenge for Homeowners and Tenants
The rapid escalation of maintenance fees adds a new layer of complexity to Istanbul’s already strained housing market. For homeowners, high monthly charges erode the long-term affordability of properties, even when mortgage payments are manageable. For tenants, rising maintenance fees often translate into higher total housing costs, as landlords pass these expenses on through rent negotiations.
Moreover, the unpredictability of future fee increases creates financial uncertainty. As energy costs, staffing expenses, and service standards continue to rise, experts warn that maintenance fees may become even more burdensome in the coming years—particularly in luxury developments designed around extensive amenities.
