Authored by the expert who managed and guided the team behind the Turkey Property Pack
Everything you need to know before buying real estate is included in our Turkey Property Pack
Turkey's rental market offers some of the highest gross yields in Europe and the Middle East, making it attractive for income-focused investors.
We constantly update this blog post to reflect the latest data on Turkey rental yields, so you always have fresh numbers to work with.
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 Turkey.
Insights
- Turkey's average gross rental yield sits around 7.8% in early 2026, which is roughly double what you would find in most Western European capitals.
- The gap between Istanbul's highest-yield districts like Esenyurt (up to 12%) and premium areas like Kadıköy (around 4-6%) can reach 6 to 8 percentage points.
- Endeksa's payback period data shows Turkish properties typically pay for themselves in about 13 years through rent alone, implying a 7.7% gross yield.
- Turkey's mandatory earthquake insurance (DASK) is a small but non-negotiable cost that every landlord must factor into their net yield calculations.
- Building dues ("aidat") in amenity-heavy Turkish developments often exceed the official property tax, making them the largest recurring expense for many landlords.
- Smaller apartments (studios and 1+1 units) consistently deliver higher yields per square meter in Turkey because renters pay a premium for affordability and location.
- Vacancy rates in Turkey's urban rental corridors typically run between 2% and 4%, while coastal and seasonal markets can see 8% to 15% or higher.
- Metro and rail projects under construction in Istanbul, Izmir, and along the Antalya-Alanya corridor are expected to lift rents in connected neighborhoods over the coming years.
- Turkey's 2026 housing rental income exemption threshold is TRY 58,000, meaning smaller landlords can shelter a portion of rent from income tax.
- About 28% of Turkey's population are tenants, which creates structural and sustained demand for rental housing across major cities.
What are the rental yields in Turkey as of 2026?
What's the average gross rental yield in Turkey as of 2026?
As of early 2026, the average gross rental yield in Turkey for a typical residential property bought at market price and rented at market rent is approximately 7.8% per year.
Most standard residential rentals in Turkey fall within a realistic gross yield range of about 7% to 8%, though outer urban districts can push well into double digits while prime city-center locations sometimes dip below 6%.
This puts Turkey significantly above many European benchmarks, where gross yields of 3% to 5% are more common, and positions the country among the higher-yield markets in the broader Middle East and Mediterranean region.
The single most important factor influencing gross rental yields in Turkey right now is the sharp price gradient between affordable outer districts (where entry prices stay low but renter demand remains strong) and premium neighborhoods (where buyers pay for prestige and prices outrun achievable rents).
What's the average net rental yield in Turkey as of 2026?
As of early 2026, the average net rental yield in Turkey for a typical residential property is approximately 6.2% per year, with most investors landing somewhere between 5.5% and 6.8% depending on their specific cost structure.
The typical difference between gross and net yields in Turkey is about 1.0 to 2.5 percentage points, which accounts for vacancy, repairs, insurance, management, and taxes.
In Turkey specifically, building and site dues ("aidat") often represent the largest recurring expense that eats into gross yield, especially in newer developments with amenities like security, pools, and elevators.
The realistic range of net yields for most standard investment properties in Turkey sits between 5.5% and 6.8%, with variation driven primarily by how much you pay in building fees, how often you experience vacancy, and whether you manage the property yourself or hire a professional.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Turkey.
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 Turkey in 2026?
In Turkey, local investors generally consider a gross rental yield of 8% or higher (or a payback period of 12.5 years or less) to be "good," with yields of 9% to 10% viewed as very good and anything above 10% considered excellent but usually involving trade-offs like farther-out locations or older buildings.
The threshold that separates average-performing properties from high-performing ones in Turkey is roughly the 8% gross mark, and this is higher than in many low-inflation countries because Turkish investors price in inflation risk, currency volatility, and regulatory uncertainty when setting their return expectations.
How much do yields vary by neighborhood in Turkey as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Turkey can reach 6 to 8 percentage points, with outer districts sometimes hitting 12% while prime city-center areas hover around 4% to 6%.
The highest rental yields in Turkey typically come from affordable, high-demand "everyday rental" districts where purchase prices lag behind rent growth, such as Esenyurt, Beylikdüzü, and Küçükçekmece in Istanbul, which often deliver gross yields between 8% and 12%.
The lowest rental yields tend to appear in premium, prestige-driven districts where buyers pay for views, scarcity, and status, such as Kadıköy and Sarıyer in Istanbul, where gross yields often fall to just 4% to 6%.
The main reason yields vary so much across Turkish neighborhoods is that property prices in sought-after areas rise faster than achievable rents, compressing yields, while outer districts maintain lower entry prices alongside strong renter demand from students, young families, and internal migrants.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Turkey.
How much do yields vary by property type in Turkey as of 2026?
As of early 2026, gross rental yields across different property types in Turkey typically range from about 6% for larger villas and detached houses up to 10% or more for small studios and 1+1 apartments in high-demand urban corridors.
Small apartments, particularly studios and 1+1 units, currently deliver the highest average gross rental yields in Turkey because they attract the deepest pool of renters, re-let quickly, and command higher rent per square meter.
Villas and detached houses generally deliver the lowest average gross yields in Turkey because their purchase prices are high relative to achievable rents and tenant demand is narrower, though they can perform well in specific expat or tourism corridors.
The key reason yields differ between property types in Turkey is tenant demand depth: smaller, more affordable units attract more potential renters and fill faster, while larger properties appeal to a smaller audience and often sit vacant longer between tenancies.
By the way, you might want to read the following:
What's the typical vacancy rate in Turkey as of 2026?
As of early 2026, the typical stabilized vacancy rate for a well-priced long-term rental in Turkey is around 5%, which translates to roughly 2 to 4 weeks empty per year on average.
Vacancy rates in Turkey vary significantly by location, ranging from about 2% to 4% in hot, liquid urban districts of Istanbul, Ankara, and Izmir, up to 8% to 15% or higher in resort-heavy and seasonal areas along the Mediterranean and Aegean coasts.
The main factor driving vacancy rates in Turkey is whether the property serves year-round local demand (workers, students, families) or caters to seasonal and investment-driven markets where tenant pools are more cyclical.
Turkey's urban vacancy rates tend to be lower than national averages might suggest because a large share of empty housing stock consists of seasonal homes and investment units rather than rental properties sitting vacant in high-demand city neighborhoods.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Turkey.
What's the rent-to-price ratio in Turkey as of 2026?
As of early 2026, the average rent-to-price ratio in Turkey is approximately 0.65% per month (or about 7.8% annually), meaning that if a property costs TRY 5,000,000, you would expect to collect roughly TRY 32,500 per month in rent.
For buy-to-let investors in Turkey, a rent-to-price ratio above 0.65% monthly (or above 8% annually) is generally considered favorable, and this ratio is directly connected to rental yield since the annual rent-to-price percentage essentially equals the gross rental yield.
Turkey's rent-to-price ratio compares very favorably to most European cities, where ratios of 0.3% to 0.4% monthly are more typical, making Turkey one of the more income-productive residential markets in its broader region.
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 Turkey give the best yields as of 2026?
Where are the highest-yield areas in Turkey as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Turkey are Esenyurt, Beylikdüzü, and Küçükçekmece in Istanbul, all of which are commuter-belt districts with strong renter demand and relatively affordable entry prices.
In these top-performing areas, gross rental yields typically range from about 8% to 12%, with some micro-locations in Esenyurt occasionally pushing even higher depending on the specific building and unit type.
The main characteristic these high-yield areas share is that they offer affordable housing near employment centers and public transport, attracting a deep pool of renters (students, young professionals, and families) while keeping purchase prices relatively low compared to city-center alternatives.
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 Turkey.
Where are the lowest-yield areas in Turkey as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Turkey are Kadıköy, Sarıyer, and parts of Beşiktaş in Istanbul, all premium districts where buyers pay for prestige, views, and lifestyle rather than pure income generation.
In these low-yield areas, gross rental yields typically range from about 4% to 6%, which is considerably below the national average of around 7.8%.
The main reason yields are compressed in these areas is that purchase prices have risen much faster than achievable rents, as buyers treat these properties more as stores of value or lifestyle assets than as income-producing investments.
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 Turkey.
Which areas have the lowest vacancy in Turkey as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Turkey include Kağıthane and Üsküdar in Istanbul (both near major business nodes and transport hubs) and Buca in Izmir (a student and middle-class corridor benefiting from new metro investment).
In these low-vacancy areas, vacancy rates typically stay in the 2% to 4% range, meaning properties rarely sit empty for more than a couple of weeks between tenants.
The main demand driver keeping vacancy low in these areas is year-round local demand from workers, students, and families who need reliable access to jobs, universities, and public transit, rather than seasonal or tourism-driven rental activity.
The trade-off investors typically face when targeting these low-vacancy areas is that the same strong demand often pushes up purchase prices, which can compress gross yields even as occupancy remains high.
Which areas have the most renter demand in Turkey right now?
The top three neighborhoods currently experiencing the strongest renter demand in Turkey are Esenyurt and Pendik in Istanbul (both affordable commuter hubs) and Buca in Izmir (a university and employment corridor with improving metro access).
The renter profiles driving most of the demand in these areas are young professionals, students, and working-class families who prioritize affordability and convenient access to jobs or education over prestige or premium amenities.
In these high-demand neighborhoods, rental listings typically get filled within one to three weeks when priced correctly, compared to several weeks or even months in less liquid markets.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Turkey.
Which upcoming projects could boost rents and rental yields in Turkey as of 2026?
As of early 2026, the top three upcoming infrastructure projects expected to boost rents in Turkey are the Istanbul metro extensions (touching districts like Sefaköy, Küçükçekmece, and Kağıthane), the Üçyol-Buca Metro in Izmir (11 stations serving student and middle-class areas), and the Antalya-Alanya highway (reducing travel times along the Mediterranean coast).
The neighborhoods most likely to benefit from these projects include Küçükçekmece and Kağıthane in Istanbul, Buca and connected districts in Izmir, and the coastal corridor between Antalya and Alanya in southern Turkey.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% above baseline growth in directly connected neighborhoods, though the exact uplift depends on how much travel time improves and how fast renter demand responds.
You'll find our latest property market analysis about Turkey here.
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What property type should I buy for renting in Turkey as of 2026?
Between studios and larger units in Turkey, which performs best in 2026?
As of early 2026, studios and 1+1 apartments generally outperform larger units on rental yield in Turkey, while 2+1 apartments tend to offer better stability with longer tenant stays and lower turnover costs.
Studios and 1+1 units in Turkey typically deliver gross rental yields of 8% to 12% (roughly TRY 40,000 to TRY 60,000 monthly rent on a TRY 6,000,000 property, or approximately $1,100 to $1,700 / €1,000 to €1,550), while larger 2+1 and 3+1 apartments often yield closer to 6% to 8%.
The main factor explaining why smaller units outperform is that they attract a much larger pool of renters who prioritize affordability and location, leading to faster leasing and fewer vacancy days.
However, if you are targeting stable, long-term tenants like families with children, a 2+1 apartment in a good school district might actually be the better investment choice in Turkey because families tend to stay for several years, reducing turnover costs and vacancy risk.
What property types are in most demand in Turkey as of 2026?
As of early 2026, the most in-demand property type for renters in Turkey is the apartment in a managed "site" (gated community) with security, elevators, and shared amenities.
The top three property types ranked by current tenant demand in Turkey are: first, 1+1 and 2+1 apartments in managed sites near transport; second, family-friendly 3+1 apartments in school districts; and third, small studios in student or young professional corridors.
The primary trend driving this demand pattern is Turkey's urbanization and the preference among renters for predictable maintenance, security, and modern amenities, which managed site developments deliver more consistently than older standalone buildings.
Villas and detached houses are currently underperforming in rental demand across most of Turkey and are likely to remain so, except in specific expat-heavy coastal zones, because they appeal to a narrower audience and typically command higher rents that fewer tenants can afford.
What unit size has the best yield per m² in Turkey as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Turkey is approximately 40 to 70 m², which corresponds to studios and compact 1+1 or small 2+1 apartments.
For this optimal unit size, typical gross rental yields run around TRY 600 to TRY 900 per m² annually (roughly $17 to $25 / €15 to €23 per m² annually), translating to yields of 8% to 10% or higher in strong rental corridors.
Larger units tend to have lower yield per m² because tenants do not pay proportionally more rent for extra space, while very small studios sometimes face niche demand that can extend vacancy; the 40 to 70 m² sweet spot balances broad tenant appeal with efficient rent per square meter.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Turkey.
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 Turkey as of 2026?
What are typical property taxes and recurring local fees in Turkey as of 2026?
As of early 2026, the annual property tax (Emlak Vergisi) for a typical rental apartment in Turkey is relatively modest because it is calculated on assessed tax values rather than market values, often amounting to just TRY 2,000 to TRY 10,000 per year (roughly $55 to $280 / €50 to €255) for a standard city apartment.
Beyond property tax, landlords in Turkey must budget for building or site dues ("aidat"), which in newer developments with security, pools, and elevators can easily run TRY 3,000 to TRY 15,000 per month (roughly $85 to $420 / €75 to €385), making this often the single largest recurring expense.
Combined, property taxes and site dues typically represent about 5% to 15% of gross rental income in Turkey, with the higher end applying to amenity-heavy gated communities.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Turkey.
What insurance, maintenance, and annual repair costs should landlords budget in Turkey right now?
The mandatory earthquake insurance (DASK) for a typical rental property in Turkey costs roughly TRY 1,000 to TRY 4,000 per year (approximately $28 to $110 / €25 to €100), depending on the property's size, construction type, and location.
For ongoing maintenance and repairs, landlords in Turkey should budget approximately 5% to 10% of annual rental income, or roughly TRY 15,000 to TRY 40,000 per year ($420 to $1,100 / €385 to €1,025) for a typical apartment.
The type of repair expense that most commonly catches Turkish landlords off guard is building-wide earthquake resilience upgrades or major structural works, which can appear as special assessments in older buildings and run into tens of thousands of lira.
In total, landlords should realistically budget TRY 20,000 to TRY 50,000 per year (roughly $560 to $1,400 / €510 to €1,280) for the combined cost of insurance, routine maintenance, and repairs, with additional reserves for unexpected capital expenditures.
Which utilities do landlords typically pay, and what do they cost in Turkey right now?
In Turkey, most long-term rental leases have tenants paying for electricity, water, natural gas, and internet, while landlords are more commonly responsible for building common charges ("aidat") and periodic maintenance or repairs.
If a landlord does cover utilities (for example, in an all-inclusive premium rental), monthly costs for a typical apartment would run approximately TRY 3,000 to TRY 6,000 ($85 to $170 / €75 to €155) depending on season and usage, though most landlords avoid this arrangement and treat utilities as a tenant pass-through expense.
What does full-service property management cost, including leasing, in Turkey as of 2026?
As of early 2026, full-service property management in Turkey typically costs between 5% and 10% of monthly rent, which for a property renting at TRY 30,000 per month would mean management fees of TRY 1,500 to TRY 3,000 monthly (roughly $42 to $85 / €38 to €77).
On top of ongoing management, leasing or tenant-placement fees in Turkey are commonly around one month's rent (TRY 25,000 to TRY 40,000 for a typical apartment, or $700 to $1,100 / €640 to €1,025), though this is sometimes charged to the tenant or split depending on market conditions and negotiation.
What's a realistic vacancy buffer in Turkey as of 2026?
As of early 2026, landlords in Turkey should set aside approximately 4% to 8% of annual rental income as a vacancy buffer, with 8% (roughly one month's rent) being the conservative choice for underwriting purposes.
In practice, landlords in well-located urban areas of Turkey typically experience about 2 to 4 weeks of vacancy per year, while those in seasonal or coastal markets may see 6 to 10 weeks or more depending on how tourism-driven the tenant base is.
Buying real estate in Turkey 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 Turkey, 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 |
|---|---|---|
| Turkish Statistical Institute (TÜİK) | Turkey's official statistics agency and the reference point for inflation and housing-related data. | We used TÜİK's inflation framework as the backdrop for how rents are indexed in practice. We also cross-checked private rent growth measures against TÜİK-linked context. |
| Central Bank of Turkey (CBRT) Residential Property Price Index | The central bank's official housing price index, widely cited in research and policy discussions. | We used CBRT's price index to anchor price-side dynamics behind yields. We checked whether price growth was outrunning rent growth, which compresses yields. |
| Endeksa | A major Turkish data platform publishing transparent rent, price, and payback ("amortisman") metrics. | We used Endeksa's payback period to convert directly into an implied gross yield. We also used its district breakdown to show neighborhood-level yield differences inside Istanbul. |
| Global Property Guide | A long-running international dataset with a clear methodology and comparable city and size tables. | We used its city and district yield tables to quantify typical gross yields. We reconciled those numbers with Endeksa payback periods to arrive at our 2026 estimates. |
| REIDIN | A recognized Turkish real-estate index provider frequently used by institutions. | We used REIDIN's rent index change rates to validate the direction and pace of rent growth versus price growth. This helps explain why yields vary by area. |
| Trading Economics | A reputable aggregator presenting standardized macro indicators from established international datasets. | We used price-to-rent as a macro sanity check on whether rent growth is keeping up with prices nationally. We cross-checked our rent-to-price and payback-period ranges. |
| Turkey Tax Authority (GİB) | An official government site explaining how rental income is treated for tax purposes. | We used it to pin down the 2026 housing-rent exemption threshold and declaration requirements. We translated this into a net yield haircut range for typical small landlords. |
| PwC Turkey | A top-tier professional-services firm whose tax bulletins trace back to official rules. | We used PwC's summary to cross-verify the 2026 rent exemption amount and keep the article investor-friendly. We framed how taxes typically reduce net yields for individuals. |
| DASK (TCIP) | The official compulsory earthquake insurance scheme in Turkey. | We used DASK to quantify a real, unavoidable annual cost item for homeowners. We included it in our net-yield cost stack as a mandatory expense. |
| Emlak Vergisi Kanunu (Property Tax Law) | The underlying legal text for property tax, used as a primary reference. | We used the law text as the source of truth behind property tax mechanics. We expressed costs in simple ranges because assessed values differ from market values. |
| Metro Istanbul | The official operator's project list, best for understanding what's actually planned and under construction. | We used it to identify rail and metro projects that can boost renter demand in specific corridors. We mapped those projects to nearby districts that renters actually search. |
| Reuters | A top-tier global newswire with strong sourcing standards. | We used it to support the claim that major infrastructure like the Antalya-Alanya highway is funded and time-bound. We translated that into where to watch rents in southern Turkey. |
| Izmir Metropolitan Municipality | The city government directly describing its rail pipeline and investments. | We used it to pick concrete Izmir neighborhoods where rail expansion plausibly improves accessibility and rentability. We used it as a reality check versus generic claims. |
| AFD (French Development Agency) | A major international public lender with detailed, diligence-heavy project pages. | We used AFD to confirm the Üçyol-Buca metro project scope and which neighborhoods it serves. We connected that to unit types that typically rent fastest in those areas. |
| Hürriyet Daily News | A major English-language Turkish news outlet reporting official statistics. | We used it to establish that about 28% of Turkey's population are tenants, which structurally sustains the rental market. We incorporated this into our demand and vacancy analysis. |
| Türkiye Today | A news source covering Turkey's housing market context and challenges. | We used it to understand that Turkey's large number of unoccupied housing units is often seasonal or investment stock. This helped us avoid misinterpreting national vacancy figures. |
| Investing.com Turkey | A financial news platform reporting on Endeksa's housing value reports. | We used it to validate Endeksa's payback period data and rent growth figures. We cross-checked this against our other yield sources for consistency. |
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