Published on and written by Cyril Jarnias
Renting an apartment or villa long-term in Turkey is increasingly appealing to expatriates, retirees, students, and digital nomads. The country combines pleasant climate, cost of living lower than Western Europe, a dynamic rental market, along with a specific legal framework that is quite protective of tenants. To enjoy it smoothly, you need to understand both the market reality (prices, cities, yields) and the legal rules governing long-term leases.
This guide details the long-term rental procedure in Turkey, based on the latest real estate market data and current rental legislation. It is aimed at both tenants and investors looking to rent out a property.
Understanding the Long-Term Rental Market in Turkey
Turkey is considered one of the most affordable countries in Europe in terms of cost of living, but housing remains a major expense item. The rental market is booming: demand is exploding in major cities, prices have seen spectacular increases, and rent increase regulations try to curb excesses.
A Dynamic Market Driven by Locals and Foreigners
For over a decade, Turkey has experienced strong urbanization, massive housing construction, and sustained domestic demand. Today, the rental market is driven by both Turkish residents and foreigners (Middle East, Russia, Ukraine, Europe), whether they are expatriates, investors, Erasmus students, or remote workers.
Rents have increased sharply in recent years due to inflation and shortages in certain neighborhoods. According to Endeksa data, rents have jumped nearly 95.5% year-over-year nationwide and over 130% over four years. In some major metropolitan areas, the annual increase far exceeds 100%.
Living in Turkey can cost up to three times less than in London or major US cities.
How Much Does Long-Term Rent Cost in Major Cities?
Prices vary greatly depending on the city, neighborhood, proximity to metro or sea, building condition, and level of luxury (residence with pool, security, etc.). To get an idea, here are realistic ranges for a one-bedroom apartment (1+1) on a long-term lease, based on data in dollars and Turkish lira.
Examples of Monthly Rent for a 1+1 (Recent Data)
| City | City Center (USD/month) | Suburbs (USD/month) | Cited TL Ranges (recent 1+1) |
|---|---|---|---|
| Istanbul | 700 – 1,500 | 500 – 900 | 30,000 – 60,000 TL (center), 15,000 – 35,000 TL (outside center) |
| Ankara | 400 – 800 | 300 – 600 | 15,000 – 35,000 TL (center), 10,000 – 25,000 TL (outside center) |
| Izmir | 500 – 1,000 | 350 – 700 | 15,000 – 35,000 TL (center), 10,000 – 25,000 TL (outside center) |
| Antalya | 450 – 900 | 300 – 600 | 18,000 – 35,000 TL (center), 12,000 – 25,000 TL (outside center) |
| Bursa | ~15,000 – 30,000 TL | ~10,000 – 22,000 TL | – |
In Istanbul, the dispersion is extreme: a studio in a peripheral neighborhood like Esenyurt can rent for around 16,000–20,000 TL, while a comparably sized apartment in Beşiktaş or Sarıyer easily exceeds 50,000–60,000 TL per month.
Average Rent and Yields by City
For those renting out as an investment, the average gross yield for housing in Turkey is around 7.76% (Q3 2025), with variations by city.
| City / Region | Avg Rent per m² (TL) | Avg Rent (TL) | Payback Period (years) | Avg Rental Yield |
|---|---|---|---|---|
| Turkey (average) | 32.9 | 3,746 | 19 | 7.76% |
| Istanbul | 58 | 3,846 (old ref.) | – | 8.15% |
| Ankara | 26 | 2,077 | 17 | 8.67% |
| Izmir | 40 | 2,904 | 20 | 7.38% |
| Antalya | 53 | 3,300 | 18 | 6.28% |
| Bursa | 21 | 1,833 | 20 | 7.79% |
| Muğla | 95 | 6,416 | 18 | – |
| Çanakkale | 27 | 1,671 | 22 | – |
| Adana | – | – | – | 8.87% |
These figures show that Turkey remains attractive for rental investment, especially in inland cities like Ankara or Adana, but landlords must contend with high inflation and strict regulations on rent increases.
Where to Rent Based on Your Profile?
Turkey offers very different city profiles. The choice depends on lifestyle preference, budget and project (simple rental, scouting before buying, or investment with rental income).
Istanbul is particularly suitable for lovers of big cities, business, and intense cultural life. For expats and professionals, dynamic neighborhoods like Kadıköy, Beşiktaş, Nişantaşı, Cihangir, or Şişli are very attractive. For tenants on a tighter budget or long-term investors, more affordable areas like Esenyurt, Başakşehir, or Küçükçekmece offer definite interest.
– Ankara is the administrative capital, with a lower cost of living than Istanbul. Central neighborhoods like Çankaya or Kızılay house civil servants, NGO staff, and students. Rents are more moderate for often generous living spaces.
– Izmir offers a relaxed coastal vibe on the Aegean Sea. Alsancak, Karşıyaka, or Bornova are key areas, popular with families and young professionals.
– Antalya, Alanya, Bodrum, Fethiye, and the Mediterranean coast are the playground of European retirees, Russians and Ukrainians, and digital nomads attracted by the climate and tourist infrastructure. Neighborhoods like Lara and Konyaaltı in Antalya, Mahmutlar or Kestel in Alanya offer many residences with pools and services.
For an initial stay, many foreigners settle in “expat‑friendly” neighborhoods where landlords speak English easily and services (international schools, coworking spaces, private doctors) are already established.
Legal Framework for Long-Term Rentals in Turkey
One of the major advantages of the country for a tenant is rental law generally considered “pro‑tenant” by international analysts. Protections are strong against arbitrary evictions and abusive rent increases, but the legislation is dense, and even more complex for a foreigner who doesn’t read Turkish.
What is a Long-Term Rental?
In Turkey, the distinction between short and long term is now clearly defined by law:
In Turkey, regulations differ based on rental duration. A rental of less than 100 days is considered tourist-oriented and subject to strict rules (permits, signage, quotas, high fines). A rental of more than 100 days falls under the Turkish Code of Obligations, offering more protection to the tenant and more flexibility to the landlord, without needing a tourist license.
Long-term residential leases are generally concluded for 12 months and renew automatically unless either party gives proper notice.
Key Legal Texts
Several laws govern residential and commercial leases:
The Turkish legal system governing property leases is based on several key texts. The Code of Obligations (Law No. 6098), particularly Articles 299 to 378, defines the lease contract, rights and obligations of parties, security deposits, conditions for rent increases, and eviction procedures. The Civil Code (Law No. 4721) addresses property and co-ownership issues. Specific laws complement this framework, such as Law No. 6570 on property leases and Law No. 6306 on transformation of risk-prone areas, which impacts leases through demolitions or urban renovations. Finally, the Law on Mediation in Civil Matters (Law No. 6325) generally requires a pre-litigation mediation attempt for most rental disputes before any court action.
For a foreigner, it is highly recommended to get assistance from a bilingual lawyer or a real estate agent experienced in Turkish rental law.
The Lease Agreement (Kira Sözleşmesi): The Key Document
In Turkey, the lease agreement – kira sözleşmesi – is the foundation of any rental relationship. It can be oral, but in practice, a detailed written agreement is essential, even more so for a foreign tenant or a long-term lease.
Form and Language of the Contract
The contract is not required to be notarized to be valid, but practice and recent law are moving toward greater formalization:
– A written contract is strongly advised, even indispensable for any residence permit application.
– For foreigners, a bilingual contract (Turkish + English or French) is recommended to avoid misunderstandings.
– Notarization is not mandatory, but a notarized lease has enhanced evidentiary weight. For a foreigner applying for an ikamet (residence permit), a notarized contract is often required.
The government platform e‑Devlet now offers a service to create and electronically sign lease contracts. The landlord initiates the lease from their account, the tenant validates it, and an official document with an electronic barcode is automatically generated and transmitted to the tax administration.
Mandatory Information to Include
A complete Turkish lease agreement must mention, at a minimum:
A complete and compliant lease contract must include the following clauses and information to protect the rights of both landlord and tenant.
Full identity of landlord and tenant (name, surname, Turkish ID or tax number, passport reference for foreigners). Exact address of the property matching the municipal database (numarataj).
Lease duration (usually 1 year) with start and end dates. Rent amount in Turkish lira and payment terms (monthly advance transfer). Security deposit amount and return conditions.
Annual rent revision clause specifying the reference index (12-month average of the TÜFE index). Allocation of charges (electricity, water, gas, internet, aidat).
Definition of responsibilities: landlord (structure, major works) and tenant (minor repairs, routine maintenance).
Notice period and early termination conditions. Policy on pets, subletting, and modifications to the home.
Detailed inventory of the property’s condition, equipment, and furnishings, ideally accompanied by dated photos.
All copies must be signed by both parties (and by the guarantor, if any). Subsequent modifications must be made through written addenda.
How Much to Pay Upfront? Rent, Deposit, Commission, Charges
One of the frequent surprises for a foreigner is the amount due at signing, especially in major cities where landlords often ask for several months’ advance.
Security Deposit: Capped but Sometimes Poorly Applied
The security deposit (teminat, depozito) is strictly regulated by the Code of Obligations (Article 342). It cannot exceed the equivalent of three months’ rent. In practice, many landlords ask for 1 to 2 months; some attempt more.
The law requires that the deposit:
– be kept in a separate bank account, in the tenant’s name or as a blocked account, and not in the landlord’s pocket;
– be returned to the tenant at the end of the lease, within three months, unless there is proof of damage or unpaid amounts.
In theory, the bank can only release the deposit to the landlord if they prove an ongoing dispute. In practice, many landlords keep the deposit in their own account and later negotiate its return. Hence the importance of: its return.
To secure your rental, it is crucial to: specify in writing the amount and location of the deposit; prepare a detailed move-in and move-out condition report, accompanied by photos; and keep all proof of rent and utility payments.
Agency Commission and Other Fees
If you go through a real estate agency (emlakçı) – which is often safer for a foreigner – it typically charges the tenant:
– a commission equivalent to one month’s rent (or 2–3% of the annual rent), paid once at signing.
Common additional costs to anticipate:
– Security deposit: 1 to 3 months’ rent.
– First month’s rent paid in advance.
– Agency commission: 1 month’s rent.
– Utility activation fees for electricity, water, gas: connection fees and deposits (several hundred to thousands of TL depending on the city).
– Possible notarization costs if the lease is authenticated.
In total, moving in can represent 3 to 5 months’ rent upfront. For a 1+1 at 20,000 TL/month in Istanbul, it is not uncommon to advance 60,000 to 80,000 TL to move in.
Building Charges (Aidat) and Bills: Who Pays What?
In long-term leases, it is customary for the tenant to pay: rent, charges, and taxes pertaining to the rented property.
– all individual consumption bills: electricity, water, gas, internet, phone,
– cleaning and routine maintenance costs.
Condominium charges, or aidat, deserve special attention.
What the “Aidat” Covers
The aidat is a mandatory monthly contribution in residential complexes, voted on by the homeowners’ association and managed by a syndic or manager. It serves to finance:
– cleaning of common areas,
– maintenance of pools, gyms, hammams, spas, playgrounds,
– staff salaries (security, concierges/kapıcı, gardeners, maintenance staff),
– common area lighting, irrigation, water consumption for gardens and ponds,
– maintenance of elevators and technical equipment,
– security (cameras, guards),
– building insurance.
A distinction is made between:
– a fixed aidat monthly for recurring expenses;
– exceptional contributions (Demirbaş aidatı) for major work or purchase of new equipment.
The amount depends on the property’s standard and the city.
| City / Area | Typical Monthly Aidat Range |
|---|---|
| Alanya | 20 – 150 € |
| Antalya | 25 – 160 € |
| Istanbul | 40 – 250 € |
| National Average | 20 – 300 $ (approx) |
Importantly: even if you are a tenant, check what your lease says. In practice, in many long-term leases, the tenant pays the aidat, but legally, if the tenant fails to pay, the homeowners’ association turns to the owner, who remains liable. Hence the investor’s interest in well defining this point in the contract.
Rent Increases: Supervised Freedom
In a context of high inflation (over 30% annually recently), the issue of rent increases is sensitive. Turkey has implemented a specific mechanism to prevent excesses.
The General Principle: Indexation to Inflation (TÜFE)
For residential leases, Article 344 of the Code of Obligations states that upon renewal, the rent cannot be increased by more than the 12-month average of the Consumer Price Index (TÜFE) published by the Turkish Statistical Institute (TURKSTAT).
Concretely:
The landlord and tenant can agree on a charge provision percentage lower than the legal cap. However, they cannot legally agree on a higher percentage, except within the framework of a specific court decision, particularly for leases over 5 years or during rent revision actions.
During a recent period, an additional 25% limit was put in place to contain the explosion in rents, but this measure is temporary and regularly reviewed.
What This Means for a Tenant
A tenant who renews their lease:
– is not obliged to accept an increase higher than the legal cap;
– can politely refuse an excessive request and remind them of the TÜFE rule;
– retains their rights as long as they pay the rent recalculated at the legal cap.
The landlord cannot evict them solely for this reason, nor cut off their electricity or water. If they persist, they must take the matter to court to assert their point, which often takes many months.
Rights and Obligations of Tenant and Landlord
Turkish law details precisely what each party can or must do. In long-term rentals, it is best to know these red lines.
What the Law Guarantees to the Tenant
The tenant:
The tenant has the right to peaceful enjoyment of the premises and must receive a habitable home in good condition. They benefit from protection against arbitrary eviction and have the right to get their security deposit back at the end of the lease, except for normal wear and tear or proven unpaid amounts. They can demand repairs for serious defects, and if the landlord fails to act, have the work done and deduct the cost from rent under certain conditions. The lease can be terminated if the home becomes unfit for habitation. Subletting or assigning the lease requires the prior written consent of the owner.
Even without a written contract, these protections exist, but it will be much harder to enforce them without written proof of the agreed terms.
What the Law Allows the Landlord
The landlord:
Main rights recognized to the landlord within a residential lease.
Right to collect rent on the dates agreed in the contract.
Possibility to request an annual rent increase within the legal cap.
Right to demand a security deposit, limited to the equivalent of three months’ rent.
Right to refuse subletting that was not previously authorized.
Right to take legal action to evict the tenant in several specific cases: repeated non-payment, illegal use of the home, significant damage, serious neighborhood disturbances, genuine and proven need to reoccupy the home, or major renovations making it uninhabitable.
However, they are still bound by long procedural delays (often 6 to 18 months) and must follow the procedure: written notices, filing with the Peace Court (Sulh Hukuk Mahkemesi), mandatory preliminary mediation in most cases.
Practical Steps for Renting a Property Long-Term
Knowing what the law says is one thing; knowing concretely how to find and secure housing is another. Here is the typical journey for a foreign tenant.
1. Define Budget, City, and Type of Housing
Before anything else, you need to choose between:
– city (Istanbul for professional opportunities, Ankara for peace and institutions, Izmir or Antalya for coastal living, medium-sized cities like Bursa, Mersin, Gaziantep for a better value/price ratio);
– type of housing (studio, 1+1, 2+1, villa, residence with pool and security or simple building);
– monthly budget, including rent + aidat + bills;
– anticipated length of stay (beyond 100 days to fall within the long-term framework, often 12 months).
For reference, a single person’s living costs average around 1,200 USD per month excluding rent, and a family of four about 2,000–2,500 USD excluding rent. To these amounts, you must add the rent which, in a major city, can easily exceed 700–1,500 USD in central Istanbul neighborhoods.
2. Search Listings and Select Neighborhoods
Main sources:
– major Turkish portals: sahibinden.com, HepsiEmlak, Emlakjet, Zingat (list both direct owner and agency properties);
– international platforms, more useful for an initial stay or scouting: Airbnb, Flatio, Vrbo, Booking, Homelike, Spotahome;
– local and international real estate agencies (REMAX, TURYAP, TEKCE, Turk.Estate, etc.), often better equipped to assist foreigners.
In Turkey, there is no centralized Multiple Listing Service (MLS) for property listings. Agencies work independently, so you need to consult multiple channels. It is crucial to be wary of suspicious listings, especially those with unusually low prices, unrealistic photos, or requiring payment before a viewing.
3. Visit and Inspect the Property
An in-person visit is critical, as photos may reflect an old condition, a different apartment in the same building, or even a non-existent property.
Points to check:
– dampness, mold traces, insulation quality,
– joinery, windows, locks, front doors,
– water pressure and hot water functionality,
– condition of electrical installation and number of outlets,
– condition of stairwell, elevators, common areas,
– noise (test at different times of day),
– orientation, brightness, view,
– seismic compliance: in Turkey, earthquake risk requires inquiring about construction date and code compliance.
It is also time to discuss:
– what is included in the rent (appliances, furniture, internet, bills, aidat),
– payment terms (bank transfer, no cash over 500 TL),
– rent increases stipulated in the contract,
– flexibility in case of early departure.
4. Verify Ownership and Landlord Identity
Before signing:
Before signing a lease, it is crucial to perform three main checks to secure the rental. First, ask to see the **tapu** (title deed) and make sure the owner’s name matches the person signing the contract. Second, carefully verify the exact address of the property by comparing information between the lease contract, existing bills, and municipal documents. Third, check that there are no significant outstanding charges (condominium) or utility bills (electricity, gas, water) associated with the property.
If the person claims to be a “representative” or manages for an absent owner, demand a notarized power of attorney authorizing them to sign.
5. Gather Required Documents
A foreign tenant typically needs to present: a valid passport, a residence visa or residence permit, proof of income (such as pay stubs or bank statements), and proof of employment or employment contract to demonstrate ability to pay rent. Additionally, some landlords may ask for a guarantor or deposit, especially if the tenant has no credit history in Turkey.
– a valid passport,
– a Turkish tax identification number (vergi numarası), easily obtained at the local tax office with your passport,
– sometimes, proof of income or employment contract,
– a Turkish bank account for rent transfers.
For those aiming for a residence permit (ikamet), additionally:
– a notarized lease contract,
– proof of address registration,
– sometimes a copy of the owner’s ID and the tapu.
6. Sign the Contract and Pay Upfront Amounts
Once the contract is negotiated and reviewed (ideally by a lawyer or a trusted real estate agent):
If notarization of the lease is planned, all parties must appear before the notary. The notary verifies identities and legal capacity. The presence of a sworn translator is mandatory if a party does not speak Turkish. After signing, the notary affixes their seal. The cost of this certification, generally moderate, is borne by the tenant. For payment, the tenant must make transfers (security deposit, first month’s rent, commission) indicating ‘kira’ (rent) as the purpose. For rents over 500 TL, the law requires payment by bank transfer.
From there, one original copy of the contract goes to each party.
7. Transfer Utilities and Register Your Address
Immediately after moving in:
– go to the electricity, water, and gas provider offices or complete online procedures to put the utilities in the tenant’s name (lease contract and passport will be required, along with a possible deposit);
– subscribe to an internet provider (Türk Telekom, Turkcell Superonline, Vodafone Net, etc.),
– verify that the owner has an up-to-date mandatory earthquake insurance (DASK).
Then, very important for foreign residents:
– declare your new address at the Population Office (Nüfus Müdürlüğü) within 20 days, presenting your passport, residence permit (or pending application), and lease contract;
– confirm the address with the Provincial Directorate of Migration Management (Göç İdaresi), which will be necessary for issuance or renewal of the residence permit.
After these steps, an address certificate (yerleşim yeri belgesi) can be issued, useful for many administrative procedures (bank, school, health).
For Owners: Renting Long-Term to a Foreigner
Many foreign investors buy an apartment in Turkey, either to live in or to rent out long-term. Renting to a foreign tenant does not fundamentally change the legal rules, but entails a few additional precautions.
Reminder of Tax and Administrative Obligations
An owner who rents out their property:
– must declare their rental income and pay the corresponding income tax, according to a progressive scale (approx. 15 to 40%, with an annual exemption on a first tranche);
– pays property tax annually, at rates ranging from 0.1 to 0.4% of the cadastral value, doubled for major cities;
– pays for DASK (mandatory earthquake insurance);
– is in principle responsible for charges not attributable to the tenant’s ordinary use (major works, facade painting, structural repairs).
Threshold in days beyond which renting a property no longer requires a tourist permit.
Management and “Aidat”: Clarify Who Pays
In practice:
– many leases stipulate that the tenant pays the monthly aidat;
– if the tenant fails to do so, the debt ultimately falls on the owner, who must pay and then seek recourse against the tenant.
Hence the importance, for an investor who does not live on site, of: learning about the local market, studying investment opportunities, evaluating associated risks, and considering help from a local expert.
– having the property managed by a reliable property management agency, especially in complex residences,
– monitoring condominium accounts, requesting annual statements, and ensuring the aidat is paid on time.
Number of months’ rent that management companies may charge for their services in Turkey.
Yields and Long-Term Strategy
With an average gross yield around 7–8% and rents rising sharply in recent years, long-term renting remains interesting for an owner, but:
– rent increases are capped, which protects the tenant but limits full pass-through of inflation;
– disputes over deposits and increases can end up in court, with a mandatory mediation step beforehand;
– it is better to prioritize tenant quality (stable income, respectful behavior) over a slightly higher but risky rent.
Data also show that small units (studios, 1+1) in city centers have very low vacancy rates (2–3% in Istanbul) and are most sought after by expats, digital nomads, and young professionals.
Living in Turkey on a Rental: Advantages and Points of Caution
Renting a property long-term in Turkey allows you to:
– test a neighborhood before buying,
– access a level of comfort (pool, gym, sea view) at a cost often lower than in other Mediterranean countries,
– benefit from affordable private healthcare and extensive services.
But some points call for caution:
– still-high inflation, which can weigh on the daily budget even if rent increases are regulated;
– language barriers: virtually all contracts and court proceedings are in Turkish;
– persistent informal practices (deposits not placed in banks, requests for rent in foreign currency despite the ban, undeclared leases).
To limit risks, it is wise to:
To avoid disputes when renting a home, follow these essential tips: never pay a deposit or rent without at least a signed contract, demand receipts or bank statements for every payment, and refuse to sign blank documents, especially commitments to leave on an unspecified date. If in doubt about a clause, consult a lawyer or a reputable agency. Finally, document everything (photos, videos, WhatsApp or email exchanges) to keep evidence.
Renting long-term in Turkey is therefore perfectly accessible and secure as long as you follow the local procedure, take the time to understand the market, and surround yourself with the right contacts. For an expatriation project, retirement in the sun, or rental investment, it is today one of the countries where the balance between cost, quality of life, and legal protection for tenants remains particularly attractive.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
