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Get all the data you need about the real estate market in Ankara
We constantly update this blog post so the rent figures in Ankara stay fresh and useful for readers.
As of June 2026, rents in Ankara are still rising, but the market is calmer than during the very fast rent increases seen in 2022, 2023 and 2024.
Ankara is a stable rental city because demand comes from civil servants, students, diplomats, healthcare workers, defense-sector employees and families.
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.
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 2026, a normal studio in Ankara rents for about ₺15,000 per month, which is roughly $320 or €280 using rounded June 2026 exchange rates.
For most studios in Ankara in 2026, a realistic monthly range is about ₺11,000 to ₺25,000, or roughly $240 to $540 and €210 to €470.
The cheapest studio rents in Ankara are usually in Keçiören, Mamak, Sincan and older Etimesgut stock, while central Çankaya, Kızılay, Bahçelievler, Cebeci, Ayrancı and Kavaklıdere are more expensive because students, young workers and embassy-linked tenants all compete there.
What's the average monthly rent for a 1-bedroom in Ankara as of 2026?
As of 2026, a typical 1-bedroom apartment in Ankara rents for about ₺22,000 per month, which is roughly $470 or €410.
For most 1-bedroom apartments in Ankara in 2026, a realistic monthly range is about ₺17,000 to ₺35,000, or roughly $370 to $750 and €320 to €660.
The cheapest 1-bedroom rents in Ankara are usually in Keçiören, Mamak, Sincan, Batıkent and older Etimesgut areas, while the highest 1-bedroom rents are usually in Çankaya, Gölbaşı, Çukurambar, Kavaklıdere, GOP, İncek and Oran.
What's the average monthly rent for a 2-bedroom in Ankara as of 2026?
As of 2026, a typical 2-bedroom apartment in Ankara rents for about ₺29,000 per month, which is roughly $620 or €550.
For most 2-bedroom apartments in Ankara in 2026, a realistic monthly range is about ₺23,000 to ₺70,000, or roughly $490 to $1,510 and €430 to €1,320.
The cheapest 2-bedroom rents in Ankara are usually in Keçiören, Mamak, Sincan and older outer Etimesgut stock, while the most expensive 2-bedroom rents are usually in Kavaklıdere, Gaziosmanpaşa, Çukurambar, Oran, Çayyolu and İncek.
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 2026, the average rent per square meter in Ankara is about ₺269 per m² per month, which is roughly $5.80 or €5.10 per m².
Across Ankara neighborhoods in 2026, a realistic rent-per-square-meter range is about ₺200 to ₺385 per m², or roughly $4.30 to $8.30 and €3.80 to €7.20 per m².
Ankara rents per square meter are usually below Istanbul in 2026, but they are supported by steadier public-sector, university and embassy demand than many smaller Turkish cities.
In Ankara, rent per square meter usually goes above average when the property is in Çankaya or Gölbaşı, near a metro station, in a newer building, easy to heat, secure, well-insulated and close to universities or office areas.
How much have rents changed year-over-year in Ankara in 2026?
As of 2026, average rents in Ankara are up about 23% year over year, based on Endeksa’s end-May 2026 figure of +23.42%.
This rent growth in Ankara in 2026 is mainly driven by inflation, legal rent-renewal limits, steady student demand, public-sector demand, defense-sector jobs and a shortage of well-located modern apartments.
Compared with the previous surge period, Ankara rent growth in 2026 is slower than the very sharp increases seen in 2022 to 2024, but tenants still feel pressure because rents have already risen a lot over several years.
What's the outlook for rent growth in Ankara in 2026?
As of 2026, our estimate is that Ankara rents may rise another 18% to 25% over the next 12 months if inflation stays high and demand remains steady.
The main forces behind Ankara rent growth are the 2026 legal rent-increase ceiling, civil-servant moves, university demand, defense and healthcare employment, and the fact that good apartments near metro lines rent faster.
The strongest rent growth in Ankara is likely in Çukurambar, Bahçelievler, Emek, Ayrancı, Çayyolu, İncek, Bağlıca, Eryaman and Batıkent because these areas combine tenant demand with practical daily life.
The main risks are slower wage growth, stricter rent rules, too many overpriced listings, weaker affordability and a possible shift in tenant demand away from expensive older flats with poor heating.
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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 2026, the top high-rent neighborhoods in Ankara are Gaziosmanpaşa, Kavaklıdere and Çukurambar, where good apartments can often rent from about ₺45,000 to ₺80,000 per month, or roughly $970 to $1,720 and €850 to €1,500.
These Ankara neighborhoods command premium rents because they offer central locations, embassy access, office access, better buildings, secure residences, restaurants, private services and strong prestige.
The usual tenants in these high-rent Ankara neighborhoods are diplomats, senior professionals, corporate tenants, NGO staff, well-paid families and executives who want comfort more than the cheapest possible rent.
By the way, we’ve written a blog article detailing Sources and methodology: we used Endeksa Çankaya, hepsiemlak and sahibinden. We focused on asking rents for strong apartments, not every old unit in the same district. We also used our own premium-neighborhood filters for diplomatic and corporate demand.
Where do young professionals prefer to rent in Ankara right now?
The top young-professional rental areas in Ankara are Kızılay, Bahçelievler and Çukurambar, with Emek, Beşevler, Maltepe, Söğütözü, Balgat, Ayrancı and Batıkent also very active.
Young professionals in these Ankara neighborhoods usually pay about ₺18,000 to ₺40,000 per month, or roughly $390 to $860 and €340 to €750, depending on size, building age and furnishing.
These areas attract young professionals because they offer metro or Ankaray access, social life, offices, ministries, hospitals, cafés, gyms and a shorter commute than many outer Ankara districts.
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 family rental areas in Ankara are Çayyolu, Ümitköy and Eryaman, with Yaşamkent, Konutkent, Beysukent, İncek, Oran, Bağlıca, Batıkent and Göksu also popular.
Families in these Ankara areas usually pay about ₺28,000 to ₺70,000 per month for 2-bedroom and 3-bedroom apartments, or roughly $600 to $1,510 and €530 to €1,320.
Families like these Ankara neighborhoods because they offer larger apartments, parking, schools, parks, quieter streets, site security, better heating and easier car access.
Important education options near these family-friendly Ankara areas include Bilkent University schools and campus areas, TED Ankara College, METU-linked areas, Hacettepe Beytepe, private schools around Çayyolu and İncek, and public schools in Eryaman and Batıkent.
Which areas near transit or universities rent faster in Ankara in 2026?
As of 2026, the fastest-renting areas near transit or universities in Ankara are Beşevler-Bahçelievler, Cebeci-Kolej and Bilkent-Beytepe-ODTÜ, because students and workers search there constantly.
In these high-demand Ankara areas, correctly priced apartments can rent in about 15 to 30 days, compared with the city average of about 61 days.
A walkable metro, Ankaray or university location in Ankara can add roughly ₺3,000 to ₺8,000 per month, or about $65 to $170 and €55 to €150, especially for studios and 1-bedroom apartments.
Which neighborhoods are most popular with expats in Ankara right now?
The top expat rental neighborhoods in Ankara are Gaziosmanpaşa, Kavaklıdere and Çayyolu, with Oran, Ümitköy, Yaşamkent, İncek, Alacaatlı, Beytepe and Çukurambar also very common.
Expats in these Ankara neighborhoods usually pay about ₺35,000 to ₺90,000 per month, or roughly $750 to $1,940 and €660 to €1,690, depending on size, security, furnishing and building quality.
These neighborhoods attract expats because they offer embassies, international schools, secure compounds, larger homes, parking, English-friendly services and better access to western and southern Ankara.
The most visible expat groups in these Ankara areas are embassy staff, international school families, NGO workers, corporate assignees, foreign academics and professionals connected to international institutions.
And if you are also an expat, you may want to read our Sources and methodology: we used Endeksa Çankaya, Endeksa Gölbaşı and live listings on sahibinden. We cross-checked furnished and premium homes on hepsiemlak. We also used our own expat-demand notes for diplomatic and international-school areas.
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Who rents, and what do tenants want in Ankara right now?
What tenant profiles dominate rentals in Ankara?
The three main tenant profiles in Ankara are public-sector and institutional workers, students and academic staff, and families moving for work, schools or better housing.
As a practical estimate for Ankara in 2026, public-sector and institutional workers make up about 35% of rental demand, students and academic staff about 25%, and families about 25%, with expats and corporate tenants making up much of the rest.
Public-sector workers often seek 1+1 and 2+1 apartments near ministries or metro lines, students prefer studios and shared 2+1 units near campuses, and families usually want larger 2+1 or 3+1 homes with heating, parking and schools nearby.
If you want to optimize your cashflow, you can read our Sources and methodology: we used rent data from Endeksa Ankara, university context from the Council of Higher Education and transit geography from EGO. We also reviewed listing patterns on hepsiemlak. The percentages are market estimates, not official government counts.
Do tenants prefer furnished or unfurnished in Ankara?
In Ankara in 2026, about 70% to 75% of long-term tenants prefer unfurnished rentals, while about 25% to 30% prefer furnished rentals.
A furnished apartment in Ankara can usually rent for about ₺3,000 to ₺7,000 more per month than a similar unfurnished apartment, or roughly $65 to $150 and €55 to €130.
Furnished rentals in Ankara work best for students, diplomats, visiting academics, short-term professionals, single young workers and tenants who do not want to buy furniture for a temporary stay.
Which amenities increase rent the most in Ankara?
The five amenities that increase rent the most in Ankara are a new or recently renovated building, strong heating and insulation, indoor parking, site security, and metro or Ankaray access.
In Ankara in 2026, these amenities can each add roughly ₺2,000 to ₺10,000 per month, or about $40 to $220 and €40 to €190, with the biggest premiums usually coming from new buildings and secure compounds.
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 five best rental renovations in Ankara are a modern kitchen, bathroom refresh, fresh paint, better lighting, and heating or insulation improvements.
For a normal Ankara apartment in 2026, these upgrades can cost about ₺20,000 to ₺250,000 in total, or roughly $430 to $5,380 and €380 to €4,700, and can raise rent by about ₺1,000 to ₺8,000 per month when done sensibly.
Poor-ROI renovations in Ankara usually include luxury finishes in low-rent districts, expensive imported furniture, very bold decoration, and cosmetic work that does not solve heating, moisture, elevator, parking or building-age problems.
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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 2026, the estimated vacancy rate for long-term rentals in Ankara is about 2% to 4% citywide.
In prime Ankara areas such as Çankaya, Bahçelievler, Emek, Ayrancı, Çukurambar, GOP, Kavaklıdere, Çayyolu and Bilkent-linked zones, vacancy can be closer to 1% to 2%, while overpriced or weaker outer stock can reach 4% to 6%.
Compared with a normal balanced market, Ankara’s 2026 vacancy rate is low because demand is steady and many tenants stay in place when rent increases are hard to absorb.
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 2026, rentals in Ankara stay listed for about 61 days on average.
In practice, good 1+1 and 2+1 apartments in Çankaya, Cebeci, Bahçelievler, Emek, Çukurambar, Bilkent, Eryaman and Batıkent can rent in 15 to 30 days, while overpriced older apartments can stay listed for 60 to 90 days or more.
Compared with one year earlier, Ankara’s 2026 days-on-market figure looks more normal because rent growth has cooled, tenant affordability is tighter and landlords cannot raise asking rents as aggressively as before.
Which months have peak tenant demand in Ankara?
The peak months for tenant demand in Ankara are August, September and October, with a smaller demand wave in January and February.
This seasonal pattern exists because Ankara has universities, public-sector transfers, school-year moves, contract renewals and salary changes that push many tenants to search at the same time.
The slowest rental months in Ankara are usually late November, December and parts of early spring, especially for older family apartments far from metro lines or campuses.
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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 2026, a typical landlord in Ankara should expect annual residential property tax of about ₺2,000 to ₺8,000 for many ordinary apartments, or roughly $40 to $170 and €40 to €150.
Across Ankara, a realistic annual property-tax range is about ₺1,000 to ₺25,000, or roughly $20 to $540 and €20 to €470, depending on the municipal assessed value, location and property quality.
In Ankara, residential property tax is generally calculated on the municipal assessed value, and the rate is usually 0.2% per year because Ankara is a metropolitan municipality.
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 utilities do landlords often pay in Ankara right now?
In Ankara in 2026, landlords usually pay property tax, major repairs, building insurance if they choose to have it, empty-period utilities and sometimes site dues during vacancy.
Typical landlord-paid monthly costs in Ankara can be about ₺500 to ₺3,000 during normal months, or roughly $10 to $65 and €10 to €55, but vacant units or major repairs can cost much more.
The common practice in Ankara is that tenants pay electricity, water, natural gas, internet and normal monthly dues, while landlords pay structural repairs, major heating-system replacement, property tax and owner-level obligations.
How is rental income taxed in Ankara as of 2026?
As of 2026, rental income in Ankara is taxed under Turkey’s national income-tax system, so landlords usually declare net rental income after allowed exemptions and deductions.
Main deductions can include the legal rental-income exemption when applicable, documented expenses, repairs, insurance, certain taxes, interest costs in some cases, or the lump-sum expense method if the landlord qualifies.
Common Ankara-specific tax mistakes include assuming lira rent is not taxable, ignoring furnished-rental income, forgetting to declare rent from students or diplomats, mixing tenant-paid dues with rent, and not keeping documents for heating or building repairs.
We cover these mistakes, among others, in our Sources and methodology: we used the Turkish Revenue Administration rental guide, the main Turkish Revenue Administration website and inflation context from TÜİK. We treated tax rules as national Turkish rules, not Ankara-only rules. We also used our own landlord-risk checklist for practical mistakes.
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 we trust it | How we used it |
|---|---|---|
| Endeksa Ankara Rental Index | Endeksa is one of Turkey’s most visible real estate data platforms and publishes city-level rental averages. | We used it as the main benchmark for Ankara rents, rent per m², annual change, stock and marketing time. We treated the figures as asking-rent data, not final signed-contract data. |
| Endeksa Çankaya Rental Index | It gives district and neighborhood-level figures for Ankara’s highest-value rental district. | We used it to price premium central and diplomatic neighborhoods. We also used it to identify areas such as Kavaklıdere, GOP, Çukurambar, Ayrancı, Kızılay and Oran. |
| Endeksa Gölbaşı Rental Index | It gives granular rental data for Ankara’s villa and new-build southern corridor. | We used it to assess İncek, Kızılcaşar, Taşpınar and Tulumtaş. We used it especially for family and expat-style demand. |
| Endeksa Etimesgut Rental Index | It covers Ankara’s western family and commuter districts with neighborhood detail. | We used it for Eryaman, Bağlıca, Yeni Bağlıca, Göksu and Yapracık. We used it to estimate family-rental depth outside Çankaya. |
| Endeksa Yenimahalle Rental Index | It covers a major mixed-income district with metro-linked neighborhoods. | We used it for Batıkent, Beştepe, Demetevler, Emniyet and Çamlıca. We used it to compare demand near metro and employment nodes. |
| Endeksa Keçiören Rental Index | It provides rental averages for Ankara’s large northern residential district. | We used it as the affordable-family benchmark. We used it to compare central Ankara rents with lower-cost mass-market districts. |
| hepsiemlak Ankara rentals | It is a major Turkish listing portal with current dated rental listings. | We used it to sanity-check Endeksa’s averages against live June 2026 listings. We did not treat individual listings as official statistics. |
| sahibinden Ankara rentals | It is Turkey’s largest classified property marketplace and is useful for live supply checks. | We used it to cross-check asking-rent ranges by unit type. We used it only as a private-sector listing sample. |
| TÜİK | TÜİK is Turkey’s official statistical institute and publishes inflation and demographic data. | We used it for inflation context and legal rent-adjustment context. We did not use it for asking rents because TÜİK does not publish a clean Ankara asking-rent table. |
| CBRT Residential Property Price Index | The Central Bank publishes official housing price indices and macro data. | We used it to understand Ankara housing-market momentum. We used it as a macro cross-check, not as a rent database. |
| CBRT Inflation Report | It is the official monetary-policy and inflation outlook source for Turkey. | We used it to frame 2026 rent-growth expectations. We linked the Ankara rent outlook to disinflation and still-high nominal inflation. |
| Turkish Revenue Administration rental guide | It is the official tax guide for rental income declarations in Turkey. | We used it for rental-income tax rules, deductions and declaration logic. We used it with tax-practice sources for 2026 thresholds. |
| Turkish Revenue Administration | It is Turkey’s official tax authority. | We used it to confirm that rental income is declared through the Turkish tax system. We used it as the primary authority for tax procedure. |
| EGO Ankara rail system | EGO is Ankara’s official public-transport operator. | We used it to identify metro and Ankaray corridors that influence rental speed. We connected demand to M1, M2, M3, M4 and A1 access. |
| Council of Higher Education | It is Turkey’s official higher-education authority. | We used it to confirm Ankara’s large university base. We used it to explain student demand near METU, Bilkent, Hacettepe, Ankara University and Gazi. |
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