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SUMMARY
We analyzed apartment rental yields in Izmir, as of 2026, for residential apartment buyers using the raw Izmir dataset provided. The work compares purchase prices, monthly rents, gross yields, and net yields across key Izmir districts, with a focus on what a foreign individual buyer can realistically understand before buying.
This tracker is updated regularly, so the figures should be read as a May 2026 snapshot of apartment rental yields in Izmir rather than a permanent valuation.
The central finding is clear: Izmir is not one single rental-yield market. Central and practical districts such as Konak, Buca, Çiğli, Balçova, Karşıyaka, and Karabağlar offer stronger income logic than premium coastal lifestyle districts.
Konak has the strongest modeled income profile in the dataset. Studios are estimated at ₺1,960,000 purchase price, ₺15,300 monthly rent, 9.4% gross yield, and 7.1% net yield.
Buca and Çiğli are the next useful yield markets for buyers who want income without paying luxury-area prices. Buca studios show 8.2% gross yield and 6.2% net yield, while Çiğli studios show 7.9% gross yield and 6.0% net yield.
The weakest rental-yield profile appears in Çeşme, Urla, Güzelbahçe, and Narlıdere. These areas can be attractive to live in or hold for lifestyle value, but purchase prices absorb much of the rental income.
Studios usually produce the best return for the lowest total investment in Izmir. Smaller apartments rent more efficiently per square meter, especially in central districts with students, single workers, and budget-sensitive renters.
For stable rental income rather than maximum yield, Karşıyaka, Balçova, Bornova, Narlıdere, and selected parts of Konak look more comfortable. They are not always the highest-yielding areas, but they offer deeper tenant pools and better everyday livability.
The main risk for a beginner foreign buyer is not only buying in the wrong district. It is buying the wrong building inside the right district, especially in older stock areas such as Konak and Karabağlar.
The practical takeaway is that the best Izmir apartment rental yield strategy is to compare net yield, building quality, transport access, tenant depth, and resale liquidity together. A high yield is useful only if the apartment can be rented, maintained, and resold without excessive friction.
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Apartment rental yields in Izmir in 2026
This table compares apartment rental yields in Izmir by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. The wider dataset also informs the article discussion on tenant demand, risk, market depth, and investment profile.
Finally, please note you'll find much more detailed data in our real estate pack about Izmir.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Balçova | ₺2,459,000 | ₺15,800 | 7.7% | 5.8% | ₺3,368,000 | ₺20,800 | 7.4% | 5.5% | ₺4,668,000 | ₺26,900 | 6.9% | 5.1% |
| Bayraklı | ₺2,273,000 | ₺12,600 | 6.7% | 5.1% | ₺3,113,000 | ₺16,600 | 6.4% | 4.7% | ₺4,314,000 | ₺21,500 | 6.0% | 4.4% |
| Bornova | ₺2,741,000 | ₺14,400 | 6.3% | 4.8% | ₺3,754,000 | ₺19,000 | 6.1% | 4.5% | ₺5,202,000 | ₺24,600 | 5.7% | 4.1% |
| Buca | ₺2,008,000 | ₺13,800 | 8.2% | 6.2% | ₺2,750,000 | ₺18,200 | 7.9% | 5.9% | ₺3,811,000 | ₺23,500 | 7.4% | 5.4% |
| Gaziemir | ₺2,863,000 | ₺14,600 | 6.1% | 4.6% | ₺3,921,000 | ₺19,200 | 5.9% | 4.3% | ₺5,434,000 | ₺24,900 | 5.5% | 4.0% |
| Güzelbahçe | ₺4,727,000 | ₺22,400 | 5.7% | 4.1% | ₺6,474,000 | ₺29,500 | 5.5% | 3.8% | ₺8,971,000 | ₺38,200 | 5.1% | 3.5% |
| Karabağlar | ₺1,814,000 | ₺11,800 | 7.8% | 5.9% | ₺2,485,000 | ₺15,500 | 7.5% | 5.5% | ₺3,443,000 | ₺20,100 | 7.0% | 5.1% |
| Karşıyaka | ₺2,731,000 | ₺16,600 | 7.3% | 5.5% | ₺3,741,000 | ₺21,900 | 7.0% | 5.2% | ₺5,183,000 | ₺28,400 | 6.6% | 4.8% |
| Konak | ₺1,960,000 | ₺15,300 | 9.4% | 7.1% | ₺2,684,000 | ₺20,200 | 9.0% | 6.7% | ₺3,719,000 | ₺26,200 | 8.4% | 6.2% |
| Menderes | ₺2,852,000 | ₺14,000 | 5.9% | 4.2% | ₺3,906,000 | ₺18,400 | 5.7% | 4.0% | ₺5,413,000 | ₺23,900 | 5.3% | 3.6% |
| Menemen | ₺2,053,000 | ₺13,200 | 7.7% | 5.8% | ₺2,812,000 | ₺17,400 | 7.4% | 5.5% | ₺3,897,000 | ₺22,500 | 6.9% | 5.1% |
| Narlıdere | ₺3,917,000 | ₺18,200 | 5.6% | 4.0% | ₺5,364,000 | ₺24,000 | 5.4% | 3.8% | ₺7,433,000 | ₺31,100 | 5.0% | 3.5% |
| Seferihisar | ₺2,842,000 | ₺15,600 | 6.6% | 4.8% | ₺3,892,000 | ₺20,700 | 6.4% | 4.5% | ₺5,393,000 | ₺26,800 | 6.0% | 4.1% |
| Urla | ₺4,942,000 | ₺22,600 | 5.5% | 4.0% | ₺6,768,000 | ₺29,900 | 5.3% | 3.7% | ₺9,379,000 | ₺38,700 | 5.0% | 3.4% |
| Çeşme | ₺6,150,000 | ₺22,400 | 4.4% | 3.2% | ₺8,423,000 | ₺29,600 | 4.2% | 3.0% | ₺11,672,000 | ₺38,400 | 3.9% | 2.7% |
| Çiğli | ₺2,389,000 | ₺15,800 | 7.9% | 6.0% | ₺3,273,000 | ₺20,900 | 7.6% | 5.7% | ₺4,535,000 | ₺27,000 | 7.1% | 5.2% |
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 offer the best net yield among areas people actually want to live in Izmir?
The neighborhoods that offer the best net yield among areas people actually want to live in Izmir are Konak, Buca, Çiğli, Balçova, Karşıyaka, and Karabağlar.
Konak is the yield leader in the dataset. A studio apartment is modeled at ₺1,960,000, rents for about ₺15,300 per month, and produces 7.1% net yield.
Buca and Çiğli are the next practical income markets. Buca studios show 6.2% net yield, while Çiğli studios show 6.0% net yield, helped by lower purchase prices and broad local renter demand.
Balçova and Karşıyaka are slightly lower-yielding, but they are easier for a beginner to understand. Balçova studios show 5.8% net yield, while Karşıyaka studios show 5.5% net yield.
The honest interpretation is that Konak gives the best yield, but not the simplest risk profile. A renovated, well-managed apartment near transport is very different from an old unit in a weak building.
Where can I find apartments with above-average yields and below-average entry prices in Izmir?
The clearest areas for above-average yields and below-average entry prices in Izmir are Konak, Buca, Karabağlar, Menemen, and Çiğli.
The entry price difference is material. Studio purchase prices are modeled at ₺1,814,000 in Karabağlar, ₺1,960,000 in Konak, ₺2,008,000 in Buca, ₺2,053,000 in Menemen, and ₺2,389,000 in Çiğli.
These areas also produce useful income numbers. Konak studios show 7.1% net yield, Buca studios 6.2%, Çiğli studios 6.0%, Karabağlar studios 5.9%, and Menemen studios 5.8%.
The lower prices do not all mean the same thing. Konak has centrality but older stock, Buca has a large student and middle-income renter base, Karabağlar has lower prestige, Menemen is less central, and Çiğli is more practical than glamorous.
For a beginner buyer, Buca and Çiğli are usually easier to evaluate than the most uneven parts of Konak and Karabağlar. They offer yield without making every decision depend on one street or one building.
Where does the rent level justify the purchase price most clearly in Izmir?
The rent level most clearly justifies the purchase price in Izmir in Konak, Buca, Çiğli, Karabağlar, Balçova, and Karşıyaka.
Konak is the strongest example. A 1-bedroom apartment is modeled at ₺2,684,000 and ₺20,200 monthly rent, giving 9.0% gross yield and 6.7% net yield.
Buca also has a clean rent-to-price relationship. A 1-bedroom apartment is modeled at ₺2,750,000 and ₺18,200 monthly rent, producing 7.9% gross yield and 5.9% net yield.
Karşıyaka is not cheap, but rents are high enough to keep the income case acceptable. A 1-bedroom apartment is modeled at ₺3,741,000 and ₺21,900 monthly rent, producing 5.2% net yield.
The real signal is that rent-to-price logic is strongest in practical urban districts, not in the prettiest coastal lifestyle markets. Çeşme and Urla have high rents, but their prices rise faster than their rental income.
We have actually built the our real estate pack about Izmir to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Izmir?
The best places to buy for stable rental income rather than maximum yield in Izmir are Karşıyaka, Balçova, Bornova, Narlıdere, and selected parts of Konak.
Karşıyaka is one of the most balanced choices. A 1-bedroom apartment is modeled at ₺3,741,000, rents for ₺21,900 per month, and produces 5.2% net yield.
Balçova is also practical for stability. Its 1-bedroom apartment is modeled at ₺3,368,000, rents for ₺20,800 per month, and produces 5.5% net yield.
Bornova is less aggressive on yield, with 4.5% net yield for 1-bedroom apartments, but it has a broad student and young professional renter base. That makes the demand story easier to understand.
Narlıdere has lower yields, around 3.8% net for 1-bedroom apartments, but it benefits from western-corridor appeal and improved metro access. For a cautious buyer, lower yield can be acceptable when tenant quality and resale comfort are stronger.
Which apartment type gives the best return for the lowest total investment in Izmir?
The apartment type that gives the best return for the lowest total investment in Izmir is usually the studio apartment, followed by the 1-bedroom apartment.
The dataset is clear because studios combine the lowest purchase price with the highest rent per square meter. In Konak, a studio costs about ₺1,960,000, rents for ₺15,300 per month, and produces 7.1% net yield.
Buca studios are also efficient. A studio apartment is modeled at ₺2,008,000, rents for ₺13,800 per month, and produces 6.2% net yield.
Çiğli studios show the same pattern, with ₺2,389,000 purchase price, ₺15,800 monthly rent, and 6.0% net yield. This is a strong result for a buyer trying to limit capital at risk.
The trade-off is tenant turnover. Studios often depend on students, single workers, and budget-sensitive renters, while 1-bedroom apartments usually offer a wider and slightly more stable tenant base.
We give you more details in the our real estate pack about Izmir.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Izmir?
The neighborhoods that offer strong rental income with lower vacancy risk in Izmir are Karşıyaka, Balçova, Bornova, Konak, and Narlıdere.
Karşıyaka has a strong combination of rent level and tenant depth. A 1-bedroom apartment is modeled at ₺21,900 per month, while a 2-bedroom apartment is modeled at ₺28,400 per month.
Balçova is slightly less famous internationally, but the income profile is strong. A 1-bedroom apartment rents for ₺20,800 per month and produces 5.5% net yield.
Bornova is important because student, university, and young professional demand create repeat renters. Its 1-bedroom net yield is 4.5%, which is not the highest in Izmir, but the tenant pool is broad.
Konak has high income potential, but vacancy risk depends heavily on the exact apartment. A well-renovated unit near transport can work well, while an old apartment in a weak building can be difficult even if the yield looks high.
The practical takeaway is that low vacancy risk comes from demand depth, not just high rent. A district must have renters who can repeatedly support the rent level across market cycles.
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.
Which areas look overpriced relative to their rental income in Izmir?
The areas that look most overpriced relative to their rental income in Izmir are Çeşme, Urla, Güzelbahçe, Narlıdere, and parts of Menderes.
Çeşme is the clearest case. A 1-bedroom apartment is modeled at ₺8,423,000 and ₺29,600 monthly rent, producing only 4.2% gross yield and 3.0% net yield.
Urla has a similar profile. A 1-bedroom apartment is modeled at ₺6,768,000 and ₺29,900 monthly rent, giving 5.3% gross yield and 3.7% net yield.
Güzelbahçe also looks expensive for a yield-first buyer. A 2-bedroom apartment is modeled at ₺8,971,000, rents for ₺38,200 per month, and produces 3.5% net yield.
The trade-off is lifestyle versus income. These districts can be attractive for owner-use, coastal living, and long-term scarcity, but they are weaker for a buyer whose main goal is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Izmir?
Beginner buyers should be careful with Konak, Karabağlar, Menemen, and some Buca micro-locations even when the rental yield looks attractive.
Konak has the best modeled yield, but the district also has older stock and sharp street-by-street variation. The yield can be excellent only when the unit, building, and location are strong.
Karabağlar looks attractive on price and yield. Studios are modeled at 5.9% net yield, while 1-bedroom apartments are modeled at 5.5% net yield, but weak building maintenance can quickly reduce the real return.
Menemen has affordable entry and decent modeled yields, with studios at 5.8% net yield. The risk is lower centrality, weaker foreign-buyer liquidity, and a more price-sensitive renter base.
Buca is investable, but not every part of Buca is equal. Student-accessible and transport-linked areas are much stronger than poorly connected pockets with generic supply.
The simple rule is to avoid buying the headline yield. Buy the building, the street, the tenant base, and the resale story.
Which neighborhoods look risky even though the rental yield is high in Izmir?
The Izmir neighborhoods that look risky even though the rental yield is high are Konak, Karabağlar, Buca, and Menemen.
Konak produces the strongest modeled yields in the dataset, with 7.1% net yield for studios and 6.7% net yield for 1-bedroom apartments. That does not remove building-quality and maintenance risk.
Karabağlar is attractive on price, but the risk-adjusted return depends on exact micro-location. A low purchase price is useful only if the apartment can attract stable tenants and avoid high repair costs.
Buca has strong rental demand, but the market is competitive because the renter base has many alternatives. A weak apartment can sit behind better-located or better-maintained units.
Menemen offers affordability, but it is less central and less liquid. For a foreign buyer, the question is not only whether it rents, but whether it can be resold easily if the strategy changes.
The safer alternative is to accept slightly lower yield in Karşıyaka or Balçova, where tenant depth and resale comfort are easier to evaluate.
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What neighborhoods should I avoid when buying a rental apartment in Izmir?
When buying a rental apartment in Izmir, a beginner should avoid or approach carefully Çeşme, Urla, Güzelbahçe, poorly selected Konak buildings, weak Karabağlar micro-locations, and remote Menemen stock.
Çeşme is weak for long-term rental yield. A 2-bedroom apartment is modeled at ₺11,672,000 and ₺38,400 monthly rent, giving only 2.7% net yield.
Urla is also weak for a pure income buyer. A 2-bedroom apartment is modeled at ₺9,379,000 and ₺38,700 monthly rent, producing 3.4% net yield.
Güzelbahçe looks similar. It is attractive to live in, but the modeled net yield range of 3.5% to 4.1% is not strong enough for a yield-first strategy.
Konak should not be avoided as a district, but weak Konak buildings should be avoided. A buyer needs to check renovation quality, maintenance, earthquake safety, tenant appeal, and resale liquidity.
Karabağlar and Menemen should be approached only when the apartment has strong transport access, realistic rent, and clear tenant demand. Otherwise, the low price can hide a difficult ownership experience.
Which neighborhoods are seeing rental demand weaken, and why, in Izmir?
The neighborhoods where rental demand looks more vulnerable in Izmir are Çeşme, Güzelbahçe, Seferihisar, Urla, and some outer affordable districts where stock is rising.
The weakness does not always mean falling rents. It can also mean slower leasing, more competing listings, and narrower tenant depth.
Çeşme is the clearest warning because the modeled yields are low despite high rents. A 1-bedroom apartment rents for ₺29,600 per month, but the purchase price is about ₺8,423,000, leaving only 3.0% net yield.
Seferihisar is more mixed. A studio produces 4.8% net yield, which is not poor, but the market is more seasonal than central Izmir and needs closer rentability checks.
Urla and Güzelbahçe are not weak lifestyle markets. They are weaker yield markets because purchase prices are high and the tenant pool is narrower than in central, university, hospital, or employment-linked areas.
The practical recommendation is to watch coastal and lifestyle districts carefully. Rising stock plus low yield is a warning sign for rental-income investors.
Which neighborhoods are seeing new developments that could create stronger rental demand in Izmir?
The neighborhoods where new development and infrastructure could create stronger rental demand in Izmir are Narlıdere, Balçova, Fahrettin Altay-linked western areas, Bornova, Bayraklı, and Çiğli.
Narlıdere has the clearest infrastructure story because the Fahrettin Altay to Narlıdere metro extension improved western-corridor access. The yield remains modest, with 3.8% net yield for 1-bedroom apartments, so much of the benefit may already be priced in.
Balçova benefits from the same western-side logic while offering a better income profile. A 1-bedroom apartment in Balçova is modeled at 5.5% net yield.
Bornova remains important because universities and young professional demand support a repeat rental base. Its studio net yield of 4.8% is not the highest, but tenant depth is useful.
Bayraklı can benefit from office and business-district demand, but yields are mid-range rather than exceptional. A 1-bedroom apartment is modeled at 4.7% net yield.
The key distinction is demand-creating development versus supply-only development. Infrastructure, jobs, hospitals, universities, and transport can deepen demand, while new apartments alone can simply create more competition.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Izmir?
The neighborhoods that have become less attractive for apartment investors over the last 12 months in Izmir are Çeşme, Urla, Güzelbahçe, Narlıdere, and parts of Menderes and Seferihisar.
The reason is not that these places are bad. The issue is that purchase prices remain high relative to rental income, which compresses net rental yield.
Çeşme is the clearest example. A studio costs about ₺6,150,000 and produces 3.2% net yield, while a 2-bedroom costs about ₺11,672,000 and produces only 2.7% net yield.
Urla has better yields than Çeşme, but still weak income efficiency. A 1-bedroom apartment produces 3.7% net yield, and a 2-bedroom apartment produces 3.4% net yield.
Narlıdere improved through infrastructure, but its yields remain low. A 2-bedroom apartment is modeled at ₺7,433,000 and ₺31,100 monthly rent, producing 3.5% net yield.
Seferihisar is not a simple avoid, but it requires caution because seasonality matters more than in central Izmir. The income numbers need to be tested against real tenant demand, not only asking rent.
Which apartment types are becoming harder to rent in Izmir, and in which neighborhoods?
The apartment types becoming harder to rent in Izmir are expensive 2-bedroom apartments in premium coastal districts and poorly located older units in central high-yield districts.
The weakest format for pure yield is the expensive 2-bedroom apartment in lifestyle areas. In Çeşme, a 2-bedroom apartment is modeled at ₺11,672,000 and only 2.7% net yield.
Urla and Güzelbahçe show the same pattern. Their 2-bedroom apartments are modeled at ₺9,379,000 and ₺8,971,000 respectively, with net yields of 3.4% and 3.5%.
Narlıdere 2-bedroom apartments are also expensive relative to income, with ₺7,433,000 purchase price, ₺31,100 monthly rent, and 3.5% net yield.
Studios are still liquid in central and practical areas such as Konak, Buca, Çiğli, and Balçova because the total monthly rent is lower and the renter pool is broader.
Older central units can also become harder to rent when the building is tired, the street is weak, or the apartment lacks renovation quality. The problem is not the apartment type alone, but price point, condition, and location together.
The practical rule is to buy small or mid-sized apartments in deep rental markets. Avoid expensive 2-bedroom apartments in lifestyle districts unless the tenant strategy is clear.
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INSIGHTS
These insights are drawn from the Izmir apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Izmir.
- Konak studios show the strongest simple income profile in Izmir. The 7.1% modeled net yield is powerful, but the buyer must control building risk because older stock can erase the advantage through repairs and vacancy.
- Buca and Çiğli are practical income markets rather than prestige markets. Their strength comes from lower entry prices, active renter demand, and rents that remain high enough to support net yields above 5%.
- Balçova is one of the most useful balance markets in the dataset. It does not beat Konak on yield, but 5.5% net yield for 1-bedroom apartments is strong for an area with better everyday livability and tenant comfort.
- Karşıyaka is a stability play more than a maximum-yield play. A 1-bedroom apartment at 5.2% net yield can be more attractive to a cautious buyer than a higher-yield unit in a weaker building elsewhere.
- Studios usually outperform larger apartments because renters pay more per square meter for compact, well-located units. This makes studios efficient for capital-light investors, especially in Konak, Buca, Çiğli, and Balçova.
- 1-bedroom apartments are the safest middle product in Izmir. They produce slightly lower yield than studios, but they appeal to a wider tenant base than very small units.
- 2-bedroom apartments need stronger tenant selection. They generate higher monthly rent, but the purchase price rises quickly, especially in Karşıyaka, Narlıdere, Urla, Güzelbahçe, and Çeşme.
- Çeşme is the clearest lifestyle-over-yield market. The 2-bedroom net yield of 2.7% is too low for a buyer focused mainly on rental income.
- Urla and Güzelbahçe can still make sense for owner-use or long-term scarcity. They are much less convincing when the goal is near-term rental yield.
- Narlıdere benefits from better transport access, but the benefit seems partly priced in. A 1-bedroom net yield of 3.8% is not enough to make it a high-yield market.
- Menemen offers affordable entry, but liquidity risk matters. A low purchase price is helpful only if the apartment can rent quickly and resell without a large discount.
- Karabağlar is a due-diligence market. The modeled net yields are strong, but the buyer must check street quality, building maintenance, parking, access, and tenant profile carefully.
- Bornova is not the highest-yielding district, but it has a durable tenant story. Student and young professional demand can make a moderate yield more reliable than it first appears.
- Bayraklı has business-district logic, but the numbers are not exceptional. It should be bought for a specific tenant-demand story, not just because the area sounds central.
- The most important Izmir risk is confusing a district average with a building-level result. The same neighborhood can contain both a strong rental apartment and a difficult one.
- Net yield matters more than gross yield for foreign buyers. Vacancy, maintenance, management, tax friction, repairs, furnishing replacement, and common charges can turn an attractive headline number into an ordinary return.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Izmir neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. We did not reuse a third-party yield table.
For each area, we researched residential apartment sale listings across major Turkish real estate platforms such as Sahibinden, Emlakjet, and Hepsiemlak. We focused on comparable studio, 1-bedroom, and 2-bedroom apartments where the listing quality, size, location, and condition were usable for comparison.
We then cleaned the sale sample. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and non-comparable properties were removed so that one unusual listing would not distort the estimate.
For purchase prices, we used the median price as the main reference where possible. We used the average only when the sample was clean enough and the comparable listings were consistent.
We built the rental side separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type. The gross rental yield was calculated as annual rent divided by estimated purchase price.
Net rental yield was estimated after adjusting for the real costs and risks that matter to a residential landlord. These include vacancy risk, maintenance, management costs, agent fees, tax friction, insurance, furnishing replacement, repairs, common charges, service costs, and other building-level costs when relevant.
We did not apply one flat deduction to every apartment. The cost adjustment changes by neighborhood and property type because a small central apartment, a larger family apartment, and a premium coastal apartment do not have the same operating cost profile.
Each estimate receives an internal confidence check based on the size and quality of the comparable listing sample. A sample of 30 to 40 comparable listings is stronger, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is directional unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Izmir.
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