Branded Residences in Istanbul and Bodrum: A Guide

A branded residence is a home that carries the name of a hotel or luxury lifestyle brand and is run to that brand’s service standards. You own the property outright, while the front desk, concierge, housekeeping and often access to an adjacent hotel come under the brand. The trade-off is a more layered cost structure than a standard residence, so reading the contracts matters more than reading the brochure.

What exactly is a branded residence?

In a conventional residence, the building management decides which services to offer and hires its own providers. In a branded residence, the developer signs an agreement with a hotel brand: the homes carry the brand’s name and services are delivered within a framework the brand defines.

Projects tend to follow one of two models:

• Alongside a hotel: residents can use the hotel’s spa, restaurants and pools.
• Stand-alone residential: there is no hotel, but the front desk, concierge and daily services are delivered to the brand’s standard.

Which model applies, which services are covered by the service charge and which are billed separately differs from project to project.

What services does a hotel brand bring?

The list varies by brand and project, but common elements include:

• 24/7 front desk and concierge
• Valet parking, security and key-card access
• Housekeeping, laundry and dry cleaning
• Spa, indoor pool, gym and wellness areas
• Private chef, dining and in-residence services
• Travel, booking and shopping assistance

For example, the developer Bilgili Holding says The Ritz-Carlton Residences Istanbul offers 24/7 reception and concierge, an indoor pool and wellness area with Turkish baths, a private cinema, a children’s club, a private chef service and in-home spa treatments.

How service charges work

Service charges in a branded residence can draw on two separate sources:

1. Statutory common costs. Under Article 20 of Turkey’s Condominium Law (No. 634), unless owners agree otherwise, the costs of doormen, gardeners and guards are shared equally, while insurance, upkeep and repair of common areas, the manager’s fee and the running costs of shared facilities are shared in proportion to each owner’s land share (as of October 2026).
2. Brand services. Concierge, housekeeping or access to hotel facilities may be included in the monthly charge or billed under a separate service agreement, depending on the project.

Article 28 makes the management plan a contract binding all owners, and changing it requires the votes of four-fifths of them. Before you buy, ask for:

• The management plan
• The parts of the brand and operator service agreement that affect owners
• A written list of what the service charge includes and what is pay-per-use
• The term of the brand agreement and what happens if it ends

Short-term letting and rental programmes

Many buyers plan to let a branded residence when they are not using it. In Turkey, this is governed by Law No. 7464, published in the Official Gazette on 2 November 2023. As of October 2026:

• Letting a home for tourism purposes for up to 100 days requires a permit from the Ministry of Culture and Tourism.
• As a rule, the application must include a unanimous decision of all owners in the building.
• However, high-standard residences whose management plan expressly allows short stays, which have front desk, security and daily cleaning facilities, and where services such as dry cleaning, laundry, dining, a gym and a swimming pool can be offered, can obtain a permit without the unanimity and ownership-share conditions. Lettings in these buildings may also be run by an operating company, in whose name the permit is issued.

Branded residences are among the projects most likely to fit this definition, but it is not automatic. If a project advertises a rental programme, ask how it is set up under this law, and treat any promised return with caution.

Pros and cons

Advantages

• Consistent service: the brand oversees the project to protect its standards.
• Lock-and-leave living: for owners who spend long periods abroad, the home is looked after.
• Hotel facilities on your doorstep: spa, dining and concierge become part of daily life.
• International recognition: a familiar brand can make the decision easier for overseas buyers.

Drawbacks

• Higher, more complex charges: owners ultimately pay for the services.
• Contract dependency: the term, renewal and scope of the brand agreement are outside your control.
• House rules: renovations, pets, letting and use of common areas are usually more tightly regulated.
• Too much for some: if you will rarely use the services, a well-run standard residence nearby may make more sense.

Branded residences in Istanbul

• The Ritz-Carlton Residences Istanbul: Bilgili Holding’s project in Nişantaşı. According to the developer, it is Ritz-Carlton’s first branded residence in Europe and its second in Turkey after Bodrum.
• Raffles Istanbul Residences: in Beşiktaş, within the Zorlu Center mixed-use complex, which is also home to the Raffles Istanbul hotel.
• The Residences at Mandarin Oriental Etiler: developed by Astaş Holding and Yapı & Yapı in Etiler. Mandarin Oriental’s 2019 announcement states that owners will have access to the hotel’s facilities.

Branded residences in Bodrum

• Aman Residences, Bodrum: according to Aman, the villas sit within Amanruya’s private bay on Bodrum’s north coast, with access to Amanruya’s facilities.
• The Residences at Mandarin Oriental, Bodrum: Astaş Holding’s branded villa project in Bodrum.

There are branded projects beyond Istanbul and Bodrum too; browse everything by city and type on our project search page. If you are buying from abroad, our guide to investing in Turkish property summarises title deeds, residence permits and taxes.

A short pre-purchase checklist

• Read the management plan and the service agreement side by side.
• Get a written list of included and separately billed services.
• Ask about the term of the brand agreement and what happens when it ends.
• If you plan to let, confirm how the rental programme complies with Law No. 7464.
• Be honest about how much of the service you will actually use.

Working with NeoKonut

Leave a request and one of our consultants will call you to talk through branded residence options, contracts and service charges. We also work on homes that are not in our listed portfolio. The first consultation is free of charge.

This article is for general information only; please seek legal and tax advice specific to your transaction.