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Looking to rent or invest in Ankara in 2026? This article gives you the latest rental prices, neighborhood insights, and cost breakdowns you need.
We constantly update this blog post so you always have access to fresh data on the Ankara rental market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Ankara.
Insights
- Ankara rents have jumped roughly 55% year-over-year into early 2026, outpacing even Turkey's high inflation rate and making the capital one of the fastest-moving rental markets in the country.
- A typical studio in central Ankara now costs around ₺11,000 per month (about $255 or €215), which is roughly 40% of the new 2026 minimum wage of ₺28,075.
- Çankaya district commands the highest rents per square meter in Ankara, with neighborhoods like Gaziosmanpaşa and Kavaklıdere often exceeding ₺300 per m² for quality apartments.
- Rental listings in Ankara disappear within 35 to 55 days on average, signaling a tight market where well-priced properties get snapped up quickly.
- Young professionals cluster in Tunalı Hilmi, Kavaklıdere, and Bahçelievler, paying premiums for walkable nightlife, cafes, and short commutes to central offices.
- Families seeking space gravitate toward Çayyolu, Ümitköy, and Eryaman, where "site" complexes offer parking, security, and access to quality schools.
- Expats in Ankara concentrate near embassies in GOP, Kavaklıdere, and Oran, paying rents 20% to 40% above the city average for proximity to international schools and diplomatic circles.
- The government's Medium Term Program targets 16% inflation by end-2026, which suggests Ankara rent growth may cool to the 20% to 30% range after the recent surge.
- Furnished apartments in Ankara command a premium of roughly ₺3,000 to ₺5,000 per month over unfurnished equivalents, mainly driven by student and expat demand.
- Landlords in Ankara can deduct expenses like repairs and building dues from rental income before taxes, or opt for a flat 15% expense deduction if they keep no receipts.
What are typical rents in Ankara as of 2026?
What's the average monthly rent for a studio in Ankara as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Ankara is around ₺11,000, which works out to roughly $255 or €215 at current exchange rates.
Most studio rentals in Ankara fall within a range of ₺9,500 to ₺14,000 per month (about $220 to $325, or €185 to €275), depending on the neighborhood and building quality.
The main factors that push studio rents higher or lower in Ankara include location (central Çankaya costs more than outer districts like Keçiören or Sincan), building age, heating system efficiency, and whether the unit is in a "site" complex with amenities like security and parking.
What's the average monthly rent for a 1-bedroom in Ankara as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Ankara is approximately ₺17,000, equivalent to around $395 or €335.
Realistic monthly rents for 1-bedroom apartments in Ankara range from ₺14,000 to ₺22,000 (about $325 to $510, or €275 to €430), with significant variation depending on location and apartment condition.
For the lowest 1-bedroom rents in Ankara, look to outer districts like Keçiören, Sincan, or Mamak, while the highest prices are found in Çankaya (especially Gaziosmanpaşa, Kavaklıdere, and Çayyolu) and parts of Yenimahalle and Gölbaşı.
What's the average monthly rent for a 2-bedroom in Ankara as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Ankara is around ₺25,000, which translates to approximately $580 or €490.
Most 2-bedroom rentals in Ankara fall between ₺20,000 and ₺35,000 per month (roughly $465 to $815, or €390 to €690), with the range reflecting differences in district, building age, and complex amenities.
The most affordable 2-bedroom apartments in Ankara are typically found in Mamak, Altındağ, and Sincan, while the priciest options cluster in Çankaya neighborhoods like Oran, Çayyolu, and İncek, as well as newer developments in Gölbaşı.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Ankara.
What's the average rent per square meter in Ankara as of 2026?
As of early 2026, the average rent per square meter in Ankara is approximately ₺250 per month, which equals about $5.80 or €4.90 per m².
Across different Ankara neighborhoods, rent per square meter ranges from roughly ₺180 in outer districts like Sincan and Mamak to over ₺350 in premium Çankaya locations like Gaziosmanpaşa and Kavaklıdere.
Compared to Istanbul, Ankara's rent per m² is notably lower (Istanbul averages around ₺400 or more), but Ankara is more expensive than most other Anatolian cities, reflecting its status as the capital and a major employment hub.
Property characteristics that push Ankara rents above average include newer construction, efficient heating systems, site amenities (security, parking, generator), high floors with views, and proximity to metro stations or major business districts.
How much have rents changed year-over-year in Ankara in 2026?
As of early 2026, Ankara rents have increased by approximately 55% compared to one year ago, a pace that significantly exceeds general consumer inflation.
The main factors driving Ankara's rent surge include persistent housing supply shortages, Turkey's high inflation environment, population inflows to the capital, and the lagging effect of construction costs on new supply.
This 55% annual increase is actually a moderation from late 2024 trends, when some sources reported Ankara rent growth exceeding 70%, suggesting the market may be starting to stabilize as inflation pressures ease.
What's the outlook for rent growth in Ankara in 2026?
As of early 2026, Ankara rents are projected to grow by 20% to 30% over the coming year, with a central estimate around 25%, well below the pace seen in 2025.
Key factors likely to influence Ankara rent growth include Turkey's disinflation trajectory (the government targets 16% CPI by end-2026), steady demand from public-sector workers and university students, and the pace of new housing supply entering the market.
Neighborhoods expected to see the strongest rent growth in Ankara include emerging family corridors like Eryaman and Batıkent, as well as established premium areas in Çankaya where supply remains constrained relative to demand.
Risks that could push Ankara rents higher or lower than projected include unexpected inflation spikes, changes in interest rate policy by the Central Bank, economic slowdowns affecting household incomes, or significant shifts in housing supply dynamics.
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Which neighborhoods rent best in Ankara as of 2026?
Which neighborhoods have the highest rents in Ankara as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Ankara are Gaziosmanpaşa (GOP) in Çankaya (averaging around ₺30,000 to ₺40,000 per month for a 2-bedroom, or $700 to $930, €590 to €785), Kavaklıdere (similar range), and Oran in southern Çankaya.
These neighborhoods command premium rents in Ankara because they offer proximity to embassies, upscale dining and shopping, well-maintained building stock, tree-lined streets, and excellent security, all of which appeal to high-income renters.
The tenant profile in Ankara's high-rent neighborhoods typically includes diplomats and embassy staff, senior executives, expats working for international organizations, and affluent local professionals seeking prestige addresses.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ankara.
Where do young professionals prefer to rent in Ankara right now?
The top three neighborhoods where young professionals prefer to rent in Ankara are Kızılay and the nearby Kolej area (ultra-central), Tunalı Hilmi and Kavaklıdere (social and cafe corridor), and Bahçelievler (established residential area with good transit).
Young professionals in these Ankara neighborhoods typically pay between ₺12,000 and ₺22,000 per month for a 1-bedroom apartment (roughly $280 to $510, or €235 to €430), depending on the exact street and building quality.
What draws young professionals to these areas includes walkable access to bars, restaurants, and cafes, short commutes to central business offices, good metro and bus connections, and a vibrant street life that suits an active social lifestyle.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Ankara.
Where do families prefer to rent in Ankara right now?
The top three neighborhoods where families prefer to rent in Ankara are Çayyolu and Ümitköy (west Çankaya), Eryaman (Etimesgut district), and Batıkent (Yenimahalle district).
Families renting 2 to 3 bedroom apartments in these Ankara neighborhoods typically pay between ₺22,000 and ₺35,000 per month (roughly $510 to $815, or €430 to €690), with newer "site" complexes at the higher end.
What makes these neighborhoods attractive to families includes spacious apartments, ample parking, green spaces, playgrounds within site complexes, and a quieter, more suburban feel compared to central Ankara.
Top-rated schools near these Ankara family neighborhoods include private colleges like ODTÜ Geliştirme Vakfı Okulları near Çayyolu, TED Ankara Koleji accessible from multiple districts, and various Anatolian high schools in Yenimahalle and Etimesgut.
Which areas near transit or universities rent faster in Ankara in 2026?
As of early 2026, the three areas near transit hubs or universities that rent fastest in Ankara are Kızılay (main metro hub), the ODTÜ/Bilkent corridor in Çankaya (university zone), and the Batıkent-Eryaman metro line (family and commuter market).
Properties in these high-demand Ankara areas typically stay listed for only 20 to 35 days on average, compared to 45 to 55 days in less connected neighborhoods.
The rent premium for properties within walking distance of metro stations or university campuses in Ankara is roughly ₺2,000 to ₺5,000 per month (about $45 to $115, or €40 to €100) above comparable units in less accessible locations.
Which neighborhoods are most popular with expats in Ankara right now?
The top three neighborhoods most popular with expats in Ankara are Gaziosmanpaşa (GOP), Kavaklıdere, and Oran, all located within Çankaya district near the embassy zone.
Expats renting in these Ankara neighborhoods typically pay between ₺20,000 and ₺40,000 per month for a 2-bedroom apartment (roughly $465 to $930, or €390 to €785), reflecting the premium for embassy-adjacent living.
What makes these neighborhoods attractive to expats includes proximity to embassies and consulates, international schools, English-speaking services, upscale supermarkets, and a cosmopolitan atmosphere with restaurants and cafes catering to international tastes.
The expat communities most represented in Ankara's diplomatic neighborhoods include Americans, Europeans (especially Germans, British, and French), as well as diplomats and staff from Asian and Middle Eastern countries with embassies in the capital.
And if you are also an expat, you may want to read our exhaustive guide for expats in Ankara.
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Who rents, and what do tenants want in Ankara right now?
What tenant profiles dominate rentals in Ankara?
The top three tenant profiles that dominate the Ankara rental market are students and early-career graduates (near ODTÜ, Bilkent, Hacettepe, and Ankara University), public-sector employees and government contractors (given Ankara's role as the capital), and young families seeking site-style living in western and southern corridors.
In terms of market share, students and young professionals make up roughly 35% to 40% of Ankara's rental demand, public-sector workers represent about 30% to 35%, and families account for approximately 25% to 30% of the rental market.
Students typically seek studios or shared apartments near campuses, public-sector workers often prefer 1 to 2 bedroom apartments in well-connected central areas, and families look for 2 to 3 bedroom units in site complexes with green space and parking.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Ankara.
Do tenants prefer furnished or unfurnished in Ankara?
In Ankara, approximately 70% to 75% of tenants prefer unfurnished apartments for long-term rentals, while 25% to 30% seek furnished units, mainly in student areas and central Çankaya.
Furnished apartments in Ankara command a premium of roughly ₺3,000 to ₺5,000 per month (about $70 to $115, or €60 to €100) over comparable unfurnished units, depending on furniture quality and location.
Tenant profiles that tend to prefer furnished rentals in Ankara include university students on shorter leases, expats and diplomats who relocate frequently, and young professionals seeking move-in-ready convenience near central business areas.
Which amenities increase rent the most in Ankara?
The top five amenities that increase rent the most in Ankara are efficient central heating or combi boiler systems, site-level security with 24-hour guards, covered parking spaces, modern elevators in mid-rise buildings, and fiber internet infrastructure.
In terms of rent premiums, efficient heating adds roughly ₺1,500 to ₺3,000 per month ($35 to $70, €30 to €60), site security commands ₺2,000 to ₺4,000 ($45 to $95, €40 to €80), covered parking adds ₺1,000 to ₺2,500 ($25 to $60, €20 to €50), and fiber internet readiness can justify ₺500 to ₺1,500 ($10 to $35, €10 to €30) extra per month.
In our property pack covering the real estate market in Ankara, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Ankara?
The top five renovations that get the best ROI for Ankara rental properties are kitchen updates (modern cabinets and countertops), bathroom refreshes (new fixtures and tiles), window and insulation improvements, boiler and heating system upgrades, and flooring replacement with laminate or quality tiles.
A kitchen update in Ankara typically costs ₺40,000 to ₺80,000 ($930 to $1,860, €785 to €1,570) and can increase monthly rent by ₺2,000 to ₺4,000; bathroom work costs ₺25,000 to ₺50,000 ($580 to $1,160, €490 to €980) for a similar rent bump; and window upgrades cost ₺30,000 to ₺60,000 ($700 to $1,400, €590 to €1,180) while reducing tenant complaints about winter cold.
Renovations that tend to have poor ROI in Ankara include luxury finishes that exceed neighborhood standards (like marble countertops in a budget district), elaborate built-in wardrobes, and high-end smart home systems, since tenants in most Ankara neighborhoods won't pay proportionally more for these features.
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How strong is rental demand in Ankara as of 2026?
What's the vacancy rate for rentals in Ankara as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Ankara is around 4%, indicating a tight market where most available units find tenants relatively quickly.
Vacancy rates across Ankara neighborhoods range from as low as 2% in high-demand areas like Çankaya and central Yenimahalle to around 6% to 7% in outer districts like Sincan, Mamak, and parts of Altındağ.
Compared to historical norms, the current 4% vacancy rate in Ankara is below the typical 5% to 6% seen during more balanced market conditions, confirming that demand currently exceeds available supply in most of the city.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Ankara.
How many days do rentals stay listed in Ankara as of 2026?
As of early 2026, rental properties in Ankara stay listed for an average of 35 to 50 days before being rented, depending on the source and measurement method.
Across different property types and neighborhoods, days-on-market in Ankara ranges from around 20 days for well-priced units in central Çankaya near metro stops to 60 days or more for overpriced or poorly located properties in outer districts.
Compared to one year ago, listings in Ankara are moving at a similar pace, suggesting that while demand remains strong, the market has stabilized somewhat from the frenzied conditions seen in 2024.
Which months have peak tenant demand in Ankara?
The peak months for tenant demand in Ankara are September and October (driven by university term starts and job relocations after summer), followed by a secondary peak in May and June (pre-summer moves and lease renewals).
These seasonal patterns in Ankara are driven by the academic calendar (universities like ODTÜ, Bilkent, and Hacettepe start in September), public-sector transfer cycles, and the general Turkish preference for moving during warmer months before winter sets in.
The months with the lowest tenant demand in Ankara are typically December through February, when cold weather, holidays, and the end of the academic semester reduce relocation activity.
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What will my monthly costs be in Ankara as of 2026?
What property taxes should landlords expect in Ankara as of 2026?
As of early 2026, landlords in Ankara should expect to pay around 0.2% of the property's municipal taxable value per year in property tax, which typically works out to ₺5,000 to ₺20,000 annually ($115 to $465, €100 to €390) for a mid-range apartment.
The realistic range of annual property taxes in Ankara spans from about ₺3,000 for a modest apartment in an outer district to ₺50,000 or more ($70 to $1,160, €60 to €980) for a large, high-value property in premium Çankaya neighborhoods.
Property taxes in Ankara are calculated by applying the metropolitan municipality rate (0.2% for residential) to the official taxable value (vergi değeri) set by the municipality, which is typically lower than the actual market value and is updated periodically.
Please note that, in our property pack covering the real estate market in Ankara, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Ankara right now?
A realistic annual maintenance budget for a typical Ankara rental apartment is around ₺20,000 to ₺50,000 (roughly $465 to $1,160, or €390 to €980), or approximately 1% of the property's market value.
Depending on property age and condition, annual maintenance costs in Ankara can range from ₺10,000 for a newer building in good shape to ₺80,000 or more ($230 to $1,860, €195 to €1,570) for an older building requiring frequent repairs.
Most Ankara landlords set aside roughly 8% to 12% of their annual rental income for maintenance and unexpected repairs, with site (complex) dues often representing a significant portion of this budget.
What utilities do landlords often pay in Ankara right now?
In most Ankara rental agreements, landlords pay only building-level costs (like common area electricity and maintenance portions included in dues), while tenants are responsible for their own electricity, natural gas, water, and internet.
When landlords do cover utilities (mainly for furnished short-term rentals or during vacancy periods), typical monthly costs in Ankara run around ₺800 to ₺1,500 for electricity ($20 to $35, €15 to €30), ₺1,000 to ₺2,500 for natural gas in winter ($25 to $60, €20 to €50), and ₺200 to ₺400 for water ($5 to $10, €4 to €8).
The common practice in Ankara is for tenants to transfer utility accounts to their own names at move-in, making them directly responsible for consumption-based costs, while landlords remain responsible for fixed building dues (aidat) if not passed through to tenants.
How is rental income taxed in Ankara as of 2026?
As of early 2026, rental income in Ankara is taxed under Turkey's progressive income tax system, with rates ranging from 15% to 40% depending on total annual income, though a residential rental income exemption of ₺47,000 (for 2025 income declared in 2026) applies to most individual landlords.
The main deductions landlords can claim against Ankara rental income include documented expenses (repairs, building dues, insurance, depreciation) or a flat 15% expense deduction if they choose not to track actual costs, plus any mortgage interest on the property.
A common tax mistake specific to Ankara landlords is failing to declare rental income at all, especially for cash-based informal leases, which can trigger penalties if the tax authority (GİB) cross-references bank deposits or tenant declarations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Ankara.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Ankara, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| BETAM x sahibinden "Kiralık Konut Piyasası Görünümü" (Dec 2025) | It's a well-known Turkish academic center (BETAM) using a large, transparent listings dataset from sahibinden, Turkey's largest property portal. | We used it for Ankara rent per m², year-over-year rent change, and time-to-rent metrics. We treat it as "market asking rent for newly listed homes," not what existing tenants pay. |
| Endeksa Ankara Rental Analytics | Endeksa is a major Turkish housing analytics platform with structured, repeatable metrics and breakdowns by district. | We used it to cross-check Ankara rent per m², typical marketing time, and district-level rent differences. We also used its district table to identify which areas are expensive. |
| REIDIN Residential Rent Price Index (Nov 2025) | REIDIN is an established property index provider that publishes a consistent methodology and time series for Turkey. | We used it to sanity-check national rent inflation and monthly momentum close to our January 2026 cut-off. We use it mainly for direction and triangulation, not neighborhood detail. |
| Central Bank of Turkey (TCMB) Consumer Prices Portal | TCMB is the central bank and is the cleanest official hub for Turkey's inflation references linked to TURKSTAT CPI. | We used it to frame macro inflation context that feeds into rent expectations. We keep it as context, not as the rent level source. |
| Turkey Medium Term Program (2026-2028) | It's an official government macro framework that includes explicit inflation targets and economic assumptions. | We used it to anchor the 2026 inflation path which is important for rent-growth outlook. We translate that into a rent-growth range for Ankara rather than guessing blindly. |
| TCMB Governor Briefing on Inflation (May 2025) | It's a direct central-bank communication and is therefore as official as it gets for monetary policy signals. | We used it to cross-check the disinflation narrative and the end-2026 inflation forecast. We treat it as a second anchor next to the government program. |
| TURKSTAT (Turkish Statistical Institute) | TURKSTAT is Turkey's official statistics agency and the reference for CPI and housing-related official releases. | We used it as the official baseline for inflation and housing statistics context. We do not use it to estimate Ankara rent levels since city-level rent isn't its main output. |
| Revenue Administration (GİB) Rental Income Page | GİB is the official tax authority, so it's the definitive source for rental-income tax rules and thresholds in Turkey. | We used it to explain how rental income is taxed and the residential rent income exemption amount. We use it for rules, not rent prices. |
| GİB "Kira Geliri Rehberi" (2025 Guide) | It's an official guide that walks ordinary taxpayers through the rental-income tax process in plain language. | We used it to simplify what landlords must declare and what costs can be treated as expenses. We also use it to keep the article low-cognitive-load for readers. |
| Income Tax Law No. 193 | It's the official consolidated text of the income tax law, which is what everything else must follow. | We used it as the "ground truth" legal reference behind the GİB guides. We cite it when stating that rental income is taxed under the income-tax framework. |
| Property Tax Law No. 1319 | It's the official consolidated text of the property tax law used by municipalities across Turkey. | We used it to describe property tax categories and rate logic, including metropolitan municipality differences. We then translate that into an Ankara-relevant rule of thumb. |
| ASKİ (Ankara Water Administration) Tariff Regulation | It's the official municipal utility body for Ankara, so it's the right place for water and fee rules. | We used it as an authoritative reference for what water charges are and why they can vary by tariff. We keep the article practical about who pays what. |
| EPDK (Energy Market Regulatory Authority) Documents | EPDK is the national regulator for energy, so it's the right authority for regulated electricity and natural gas tariff frameworks. | We used it to support the statement that energy pricing is regulated and tariff-driven. We then explain typical landlord versus tenant payment practices in Ankara rentals. |
| Investing.com USD/TRY Exchange Rate | It provides real-time currency data used by financial professionals and is widely cited for Turkish Lira rates. | We used it to convert Turkish Lira rent figures into USD and EUR equivalents. We applied the rate of approximately 43 TRY per USD for consistency. |
| Trading Economics Turkey Currency Data | It aggregates official and market data on the Turkish Lira with historical context and economic indicators. | We used it to verify exchange rate levels and understand recent Lira trends. We also referenced it for context on Turkey's inflation trajectory. |
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