Authored by the expert who managed and guided the team behind the Turkey Property Pack
Yes, the analysis of Antalya's property market is included in our pack
This article breaks down everything you need to know about rental yields in Antalya, from gross and net returns to the best neighborhoods and property types for investors.
We constantly update this blog post to reflect the latest market data, so you always get current and reliable information.
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 Antalya.
Insights
- Antalya's average gross rental yield sits around 6.9% in early 2026, but yields can swing by 3 to 4 percentage points depending on whether you buy in premium coastal areas or more affordable districts like Kepez.
- Kepez district offers some of the highest yields in Antalya (around 7.8% gross), while prime Konyaalti and Lara hover closer to 6% because purchase prices are inflated by lifestyle premiums.
- Studios and 1+1 apartments in Antalya typically deliver 7% to 8.5% gross yields, outperforming larger 3+1 units and villas that often struggle to break 5.5%.
- Antalya's net yield drops to around 5.2% once you factor in property tax (0.2% in metropolitan areas), mandatory DASK earthquake insurance, building fees, and a realistic vacancy buffer.
- The Antalya Airport expansion project, backed by the Asian Development Bank and AIIB, is expected to boost rental demand in corridors like Aksu and Altintas over the coming years.
- Vacancy in Antalya averages around 6% for long-term rentals, but well-priced 1+1 and 2+1 apartments in central Muratpasa can see vacancy as low as 3% to 5%.
- Villas and detached homes in Antalya typically yield only 3.5% to 5.5% gross because rents hit a ceiling while purchase prices remain high due to lifestyle appeal.
- Property management in Antalya runs about 8% to 12% of monthly rent, and tenant placement fees are legally capped at roughly one month's rent plus VAT.
- Areas near Akdeniz University like Meltem and Pinarbasi see some of the lowest vacancy rates in Antalya thanks to steady student and young professional demand.
What are the rental yields in Antalya as of 2026?
What's the average gross rental yield in Antalya as of 2026?
As of early 2026, the average gross rental yield in Antalya sits at approximately 6.9% per year when you look across all residential property types.
The realistic range of gross rental yields for most typical residential properties in Antalya falls between 6% and 7.8%, depending on the district and how premium the location is.
Compared to other major Turkish cities, Antalya's gross yields tend to be competitive because the city benefits from diverse demand drivers including tourism-related employment, migration, and a growing services sector.
The single most important factor influencing gross rental yields in Antalya right now is the gap between purchase prices and achievable rents, where prime coastal areas see compressed yields because prices have run ahead of rent growth.
What's the average net rental yield in Antalya as of 2026?
As of early 2026, the average net rental yield in Antalya is approximately 5.2% per year after accounting for typical landlord expenses.
The gap between gross and net yields in Antalya is usually around 1.5 to 1.7 percentage points, which reflects the various costs landlords must cover.
The expense category that most significantly reduces gross yield in Antalya is the combination of vacancy and turnover costs, followed by building maintenance fees (aidat) and the legally capped brokerage fees when tenants change.
The realistic range of net rental yields for standard investment properties in Antalya spans from 4.5% to 6%, with the variation depending mainly on how well the property is managed, its maintenance needs, and the owner's tax situation.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Antalya.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Antalya in 2026?
In Antalya's rental market, a gross yield of around 7% or higher is generally considered "good" by local investors in early 2026, as it provides enough cushion above the city average to absorb seasonal fluctuations and turnover costs.
The threshold that separates average-performing properties from high-performing ones in Antalya is typically around that 7% mark for gross yield and 5.5% for net yield, which means you need to be selective about location and property type to hit those numbers consistently.
How much do yields vary by neighborhood in Antalya as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Antalya can reach 3 to 4 percentage points, which is a substantial difference for investors to consider.
Neighborhoods that typically deliver the highest rental yields in Antalya are found in Kepez district, including areas like Varsak, Gunes, Kultur, Ozgurluk, and Yenidogan, where purchase prices remain affordable relative to achievable rents.
On the other end, neighborhoods that typically deliver the lowest rental yields include prime coastal areas in Lara and Muratpasa such as Fener, Caglayan, and Sirinyali, as well as premium strips in Konyaalti like Liman.
The main reason yields vary so much across Antalya neighborhoods is the lifestyle premium built into purchase prices in coastal and amenity-rich areas, where buyers pay for prestige and beach access but rents don't scale proportionally.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Antalya.
How much do yields vary by property type in Antalya as of 2026?
As of early 2026, gross rental yields across different property types in Antalya range from around 3.5% for villas at the low end to approximately 8.5% for well-located studios and 1+1 apartments at the high end.
The property type that currently delivers the highest average gross rental yield in Antalya is the studio or 1+1 apartment, typically achieving 7% to 8.5% gross because these units command strong rent per square meter from a broad tenant pool.
Villas and detached homes currently deliver the lowest average gross rental yield in Antalya, usually between 3.5% and 5.5%, because the purchase prices reflect lifestyle premiums while rents hit practical ceilings.
The key reason yields differ between property types in Antalya is that rent simply doesn't scale in proportion to price as properties get larger or more luxurious, meaning you pay more but don't collect proportionally more rent.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Antalya?
- What rental yields can you expect for a villa in Antalya?
What's the typical vacancy rate in Antalya as of 2026?
As of early 2026, the estimated average residential vacancy rate in Antalya for long-term rentals is around 6%, though this can vary significantly by property type and location.
Across different neighborhoods in Antalya, vacancy rates realistically range from about 3% to 5% in high-demand central areas with well-priced apartments, up to 10% or more for luxury units or properties priced as if peak tourist season lasts all year.
The main factor driving vacancy rates in Antalya is seasonality spillover from the tourism sector, combined with tenant turnover and pricing alignment with what renters can actually afford.
Antalya's vacancy situation is shaped by its unique position as both a tourist destination and a growing residential city, which creates steady demand but also means landlords must price realistically to avoid extended empty periods.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Antalya.
What's the rent-to-price ratio in Antalya as of 2026?
As of early 2026, the average rent-to-price ratio in Antalya (calculated as annual rent divided by purchase price) is approximately 6.9%, which is the same concept as gross rental yield expressed differently.
A rent-to-price ratio of around 7% or higher is generally considered favorable for buy-to-let investors in Antalya, and this connects directly to rental yield since a higher ratio means your annual rent represents a bigger share of what you paid for the property.
Compared to other Turkish Mediterranean cities, Antalya's rent-to-price ratio is competitive because the city offers diverse rental demand sources beyond just seasonal tourism, including local employment, university students, and domestic migration.
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Antalya give the best yields as of 2026?
Where are the highest-yield areas in Antalya as of 2026?
As of early 2026, the top highest-yield neighborhoods in Antalya are found primarily in Kepez district, with areas like Varsak, Gunes, and Kultur leading the pack, followed by non-coastal Muratpasa pockets such as Yesilbahce and Kiziltoprak.
In these top-performing Antalya neighborhoods like Kepez's Varsak and Ozgurluk, gross rental yields typically range from 7.5% to 9% when properties are bought at the right price.
The main characteristic these high-yield areas share in Antalya is that purchase prices remain affordable relative to what local tenants are willing to pay, creating a favorable rent-to-price equation without the lifestyle premium found in coastal zones.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Antalya.
Where are the lowest-yield areas in Antalya as of 2026?
As of early 2026, the lowest-yield neighborhoods in Antalya include the prime coastal strips of Lara like Fener, Caglayan, and Sirinyali, along with premium Konyaalti areas such as Liman and villa-heavy pockets in Dosemealti.
In these low-yield Antalya areas, gross rental yields typically range from only 4.5% to 6%, which may still attract investors seeking capital appreciation rather than cashflow.
The main reason yields are compressed in these areas of Antalya is that purchase prices carry significant lifestyle and amenity premiums, including beach access, modern facilities, and prestige, while rents face practical ceilings based on what tenants can afford.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Antalya.
Which areas have the lowest vacancy in Antalya as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Antalya include areas near Akdeniz University like Meltem and Pinarbasi, central Muratpasa neighborhoods, and transit-friendly Konyaalti pockets such as Hurma and Liman.
In these low-vacancy Antalya areas, vacancy rates typically range from just 3% to 5%, meaning landlords can expect their properties to be occupied almost year-round with minimal turnover gaps.
The main demand driver keeping vacancy low in these Antalya neighborhoods is proximity to jobs, universities, and daily conveniences, which creates consistent demand from students, young professionals, and local workers who need long-term housing.
The trade-off investors face when targeting low-vacancy areas in Antalya is that these same demand factors often push purchase prices higher, which can compress yields even as occupancy remains strong.
Which areas have the most renter demand in Antalya right now?
The three neighborhoods experiencing the strongest renter demand in Antalya right now are central Muratpasa (thanks to its broad employment base), Konyaalti (attracting professionals and lifestyle renters), and Kepez (serving a large local tenant pool seeking affordability).
The renter profile driving most of the demand in these Antalya areas includes local workers in the services and tourism sectors, young professionals, students at Akdeniz University, and domestic migrants drawn to Antalya's growing economy and quality of life.
In these high-demand Antalya neighborhoods, well-priced 1+1 and 2+1 apartments typically get rented within days to a few weeks, especially when they're located near transit and daily amenities.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Antalya.
Which upcoming projects could boost rents and rental yields in Antalya as of 2026?
As of early 2026, the most significant project expected to boost rents in Antalya is the Antalya Airport expansion, backed by the Asian Development Bank and AIIB, which will increase capacity and create sustained job growth across the region.
The neighborhoods most likely to benefit from this airport expansion include corridors with strong airport access such as Aksu, the Altintas direction, and areas along the main transport routes connecting the airport to central Antalya.
While exact percentages depend on many factors, investors in these well-positioned Antalya neighborhoods could realistically expect rent increases of 10% to 20% above baseline growth once the airport expansion is completed and operational, though this will unfold gradually over several years.
You'll find our latest property market analysis about Antalya here.
Get fresh and reliable information about the market in Antalya
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property type should I buy for renting in Antalya as of 2026?
Between studios and larger units in Antalya, which performs best in 2026?
As of early 2026, studios and 1+1 apartments generally outperform larger units in Antalya on pure rental yield and often have faster occupancy turnaround, though 2+1 apartments tend to offer more stability with longer tenant stays.
In Antalya, studios and 1+1 apartments typically achieve gross yields of 7% to 8.5% (roughly 580 to 700 TRY per m² monthly, or about 16 to 20 USD / 15 to 18 EUR), while larger 3+1 units usually yield only 5% to 6.5%.
The main factor explaining why smaller units outperform in Antalya is that tenants pay for function and location rather than extra square meters, so rent per m² stays higher in compact apartments.
However, if you're targeting families or corporate tenants who value space and tend to stay for multiple years, a 2+1 or even 3+1 apartment in a well-connected Antalya neighborhood might deliver better risk-adjusted returns through lower turnover and more predictable cashflow.
What property types are in most demand in Antalya as of 2026?
As of early 2026, the most in-demand property type for long-term rentals in Antalya is the 1+1 apartment, closely followed by 2+1 apartments, particularly those in well-connected central districts.
The top three property types ranked by current tenant demand in Antalya are: first, 1+1 apartments (highest demand from singles, couples, and young professionals); second, 2+1 apartments (strong family and professional demand); and third, modern "site" apartments with amenities like pools and security (attractive but must be priced right to rent quickly).
The primary trend driving this demand pattern in Antalya is the influx of young professionals, domestic migrants, and service-sector workers who need affordable, well-located housing without excessive space or luxury features.
Large villas and oversized luxury apartments are currently underperforming in rental demand in Antalya and will likely remain challenging because their high price points and maintenance costs don't match the tenant pool looking for long-term leases.
What unit size has the best yield per m² in Antalya as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per m² in Antalya is typically between 45 and 70 m², which corresponds to compact 1+1 and small 2+1 apartments.
For these optimal-sized units in Antalya, the typical gross rental yield per m² works out to around 580 to 700 TRY monthly (approximately 16 to 20 USD or 15 to 18 EUR per m²), which translates to that 7% to 8.5% annual gross yield range.
The main reason smaller or larger units tend to have lower yield per m² in Antalya is that very small studios may lack essential features tenants want, while larger units see rents plateau because tenants won't pay proportionally more just for extra space.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Antalya.
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 costs cut my net yield in Antalya as of 2026?
What are typical property taxes and recurring local fees in Antalya as of 2026?
As of early 2026, the annual property tax (Emlak Vergisi) for a typical rental apartment in Antalya runs at 0.2% of the assessed value in metropolitan municipality areas, which for a mid-range apartment might work out to roughly 3,000 to 8,000 TRY per year (about 85 to 225 USD or 80 to 210 EUR).
Beyond property tax, landlords in Antalya must also budget for the Environmental Cleaning Tax (Cevre Temizlik Vergisi), which is a small municipal charge usually collected through utility bills, adding a few hundred TRY annually.
Together, these Antalya property taxes and local fees typically represent around 2% to 4% of gross rental income, a modest but consistent bite that should be factored into net yield calculations.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Antalya.
What insurance, maintenance, and annual repair costs should landlords budget in Antalya right now?
The estimated annual landlord insurance cost for a typical rental property in Antalya includes mandatory DASK earthquake insurance plus optional home coverage, which together typically run 1,500 to 4,000 TRY per year (about 40 to 115 USD or 38 to 105 EUR) depending on property size and construction type.
For maintenance and repairs, landlords in Antalya should budget approximately 0.5% to 1% of property value annually, with older buildings and villas trending toward the higher end due to more intensive upkeep needs.
The type of repair expense that most commonly catches landlords off guard in Antalya is climate-related wear, particularly air conditioning systems that work hard in the Mediterranean heat and plumbing issues exacerbated by coastal humidity.
In total, landlords in Antalya should realistically budget around 5,000 to 15,000 TRY annually (roughly 140 to 425 USD or 130 to 395 EUR) for combined insurance, maintenance, and repairs on a typical rental apartment.
Which utilities do landlords typically pay, and what do they cost in Antalya right now?
In Antalya's long-term rental market, the typical arrangement is for tenants to pay electricity, water, and gas directly in their own names, while landlords more often cover building dues (aidat) either directly or as part of the rent structure.
If you do end up covering utilities as a landlord (for furnished or all-inclusive rentals), expect monthly costs in Antalya to range from approximately 2,000 to 5,000 TRY (roughly 55 to 140 USD or 50 to 130 EUR) depending heavily on the season, with natural gas for heating being the biggest swing factor in winter months.
What does full-service property management cost, including leasing, in Antalya as of 2026?
As of early 2026, full-service property management fees in Antalya typically run between 8% and 12% of monthly collected rent (roughly 400 to 1,200 TRY per month for an average apartment, or about 11 to 34 USD / 10 to 32 EUR), depending on the service level and property type.
On top of ongoing management, tenant placement or leasing fees in Antalya are commonly capped at around one month's rent plus VAT by regulation-style texts, which adds a significant one-time cost each time you need to find a new tenant.
What's a realistic vacancy buffer in Antalya as of 2026?
As of early 2026, landlords in Antalya should set aside roughly 8% to 10% of annual rental income as a vacancy buffer, which translates to about one month of rent per year for a typical long-term rental property.
In practical terms, landlords in Antalya typically experience anywhere from 2 to 5 weeks of vacancy per year for well-priced apartments in strong-demand areas, but this can stretch to 6 to 8 weeks for larger units, luxury properties, or those in seasonal-dependent locations.
Buying real estate in Antalya can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 Antalya, 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 |
|---|---|---|
| Endeksa (Muratpasa) | Endeksa is a large, established Turkish real-estate analytics platform with transparent yield metrics at district level. | We used its district-level rental yield data to anchor gross yield estimates for central Antalya. We cross-checked it against other districts for consistency. |
| Endeksa (Konyaalti) | Same established platform with standardized metrics across Turkish districts. | We used Konyaalti data to represent prime coastal pricing and compare it with more affordable districts. We used the implied yield for neighborhood-style yield ranges. |
| Endeksa (Kepez) | Kepez is one of Antalya's biggest residential markets, making this data valuable for mass-market signals. | We used Kepez to anchor the higher-yield, more affordable end of Antalya's market. We quantified how much yields can swing within the same city. |
| Endeksa (Dosemealti) | Dosemealti provides key data for the villa and low-density housing submarket in Antalya. | We used it to represent lower-density housing where rents don't always keep up with purchase prices. We framed property-type differences between apartments and villas. |
| Central Bank of Turkey (CBRT) - House Price Index | This is the official central bank statistical release for housing price indices in Turkey. | We used it to ground the macro price trend context behind yields. We referenced it as the authoritative source for how Turkey measures housing price movements. |
| CBRT Inflation Report (Rent Box) | This is a central-bank publication describing rent inflation and related indicators. | We used it to explain how rent inflation is tracked and why rent dynamics can diverge from headline CPI. We justified using rent and price triangulation. |
| Turkish Statistical Institute (TURKSTAT) | TURKSTAT is the official national statistics agency for Turkey. | We used it as the anchor for official inflation and household statistics that impact rent resets and affordability. We kept the article grounded in official macro conditions. |
| Turkey Mevzuat (Property Tax Law) | This is the official consolidated legal text source for Turkey's laws. | We used it to anchor property tax rates and the metropolitan municipality uplift rule. We built a realistic net-yield cost model based on actual tax rates. |
| Revenue Administration (GIB) - Rental Income Guide | This is the tax authority's official guidance document for rental income declarations. | We used it to frame that rental income is taxable and affects net yield. We explained that net yield depends on personal tax situations. |
| BOTAS (Natural Gas Tariffs) | BOTAS is the national gas company publishing official wholesale tariff documents. | We used it to ground utility-cost discussions since gas heating is a big seasonal expense in Antalya. We referenced that tariffs are officially set and can change. |
| DASK (Earthquake Insurance) | DASK is the official compulsory earthquake insurance institution in Turkey. | We used it to justify that earthquake insurance is a real, mandatory recurring cost. We kept insurance assumptions realistic rather than optional. |
| Official Gazette (Brokerage Fee Cap) | The Official Gazette is the authoritative legal publication channel for Turkey. | We used it to support the legal cap on rental brokerage service fees. We incorporated this into the net-yield model for leasing and turnover costs. |
| TURMOB (Environmental Cleaning Tax Guide) | TURMOB is a widely recognized professional accounting body that summarizes official tax tariffs clearly. | We used it to include the small but real local recurring fees that affect net yield. We avoided hand-waving about municipal charges. |
| Presidency Strategy and Budget (SBB) | This is the official government body publishing the public investment program and legal references. | We used it to anchor infrastructure pipeline context that can shift micro-area demand over time. We avoided relying only on local news about projects. |
| Asian Development Bank (Antalya Airport) | The ADB is a major international development finance institution with formal project documentation. | We used it to support that the Antalya Airport expansion is a real, financed, city-shaping demand driver. We discussed which micro-areas may see sustained rental demand. |
| AIIB (Airport Financing) | The AIIB is a major multilateral development bank with highly verifiable releases. | We used it to triangulate the airport expansion story from a second independent institution. We strengthened confidence that airport-linked demand is not just marketing talk. |
| Antalya Airport (Project Summary) | This is a project document published on the official airport domain with technical detail. | We used it to add concrete specifics about scope, sponsors, and concession framing behind the expansion. We connected the project to likely rental hotspots. |
| Sahibinden | Sahibinden is Turkey's largest property listing platform with extensive real-time market data. | We used it to cross-reference district-level yields and understand which property types and neighborhoods show strong market activity. We validated demand patterns across Antalya. |
Get the full checklist for your due diligence in Antalya
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts