Get all the data you need about the real estate market in Turkey
Turkey's residential rental market has been moving fast, and the numbers in this article reflect where things actually stand in March 2026.
We constantly update this blog post so the data you see here is always current, not something written months ago and left untouched.
Whether you are looking at Istanbul, Ankara, Izmir, or Antalya, the yields vary more than most people expect, and the difference between the best and worst neighborhoods is significant.
And if you're planning to buy a property in Turkey, you may want to download our real estate pack about Turkey.
A quick summary table
| Metric | Value |
|---|---|
| Turkish city with best rental yield | Antalya (3-bed apartment, 9.33% gross) |
| Turkish city with worst rental yield | Ankara (3-bed apartment, 8.57% gross) |
| Average gross yield across Turkey | ~8.6% |
| Average net yield across Turkey | ~7.1% |
| Median purchase price (TRY) | 900,000 TRY |
| Average monthly rent in Turkey (TRY) | ~7,000 TRY |
| Average occupancy rate in Turkey | ~90% |
| Fastest leasing market in Turkey | Ankara (1-bed apartment, 14 days) |
| Slowest leasing market in Turkey | Istanbul (2-bed apartment, 30 days) |
| Highest occupancy in Turkey | Izmir studio (96%) and Antalya 1-bed (95%) |
| Best value high-yield segment in Turkey | Antalya 3-bed apartment (9.33% gross, 7.80% net) |
| Yield gap (best vs. worst) | ~1.6 percentage points (gross) |
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Turkey neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top cities and property types in the Turkish residential market by gross rental yield.
For each city and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Turkey.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Antalya | 3-bedroom apartment | 9.33% | 7.80% | 900,000 TRY | 7,000 TRY | 8,500 TRY | 85% | 24 days | Larger families, retirees | Higher maintenance costs | Moderate Appeal |
| 2 | Antalya | 2-bedroom apartment | 8.57% | 7.40% | 700,000 TRY | 5,000 TRY | 6,000 TRY | 90% | 18 days | Retirees, expats | Long-term rental demand fluctuation | Good Potential |
| 3 | Antalya | 1-bedroom apartment | 8.40% | 7.00% | 500,000 TRY | 3,500 TRY | 5,000 TRY | 95% | 20 days | Retirees, tourists | Oversupply in some tourist areas | Strong Potential |
| 4 | Ankara | 2-bedroom apartment | 8.57% | 7.10% | 1,050,000 TRY | 7,500 TRY | 9,000 TRY | 85% | 20 days | Small families, young couples | Dependent on economic shifts | Moderate Appeal |
| 5 | Ankara | 3-bedroom apartment | 8.57% | 7.00% | 1,400,000 TRY | 10,000 TRY | 12,000 TRY | 80% | 25 days | Middle-income families | High vacancy rates in suburbs | Moderate Appeal |
| 6 | Ankara | 1-bedroom apartment | 7.20% | 6.00% | 750,000 TRY | 4,500 TRY | 7,000 TRY | 92% | 14 days | University students, young professionals | Rent pricing mismatch | Good Potential |
| 7 | Izmir | 2-bedroom apartment | 9.00% | 7.80% | 1,200,000 TRY | 9,000 TRY | 10,000 TRY | 87% | 22 days | Couples, retirees | High initial cost | Moderate Appeal |
| 8 | Izmir | 1-bedroom apartment | 8.47% | 7.20% | 850,000 TRY | 6,000 TRY | 8,500 TRY | 90% | 19 days | Expats, young families | Competition from new builds | Good Potential |
| 9 | Izmir | Studio apartment | 7.75% | 6.40% | 650,000 TRY | 4,200 TRY | 6,500 TRY | 96% | 17 days | Young professionals, tourists | Seasonal rent fluctuations | Strong Potential |
| 10 | Istanbul | 2-bedroom apartment | 9.60% | 7.80% | 1,500,000 TRY | 12,000 TRY | 12,000 TRY | 88% | 30 days | Families, young professionals | Property maintenance cost | Moderate Appeal |
| 11 | Istanbul | 1-bedroom apartment | 8.00% | 6.80% | 1,200,000 TRY | 8,000 TRY | 10,000 TRY | 90% | 22 days | Expats, young couples | Price volatility in luxury markets | Good Potential |
| 12 | Istanbul | Studio apartment | 7.76% | 6.50% | 850,000 TRY | 5,500 TRY | 8,000 TRY | 95% | 18 days | Young professionals, students | High turnover in student areas | Strong Potential |
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Key insights about rental yields in Turkey
Insights
- Istanbul's 2-bedroom apartments deliver the highest gross yield in Turkey at 9.60%, yet they also come with the longest average time to rent at 30 days, meaning landlords need to plan for more gap periods between tenants.
- Antalya consistently offers the strongest combination of high yield and high occupancy across all property types, making it one of the most reliable markets for investors who want steady rental income rather than speculative gains.
- Izmir studios have the highest occupancy rate in Turkey at 96%, renting faster than comparable units in Istanbul or Ankara, which suggests demand is outpacing supply in the smaller-unit segment of this coastal city.
- Net yields across Turkey average around 7.1%, which is notably higher than most Western European markets where 3 to 4% net is considered solid, giving Turkey a real competitive edge for yield-focused investors.
- Ankara has the lowest net yield of all cities covered at 6.00% for 1-bedroom apartments, but it also offers the fastest rental times at 14 days, indicating strong demand even if the financial return is more modest.
- The gap between gross and net yield in Turkey is roughly 1.2 to 1.5 percentage points depending on the city, which is tighter than in many markets, suggesting ownership costs are relatively contained compared to rental income levels.
- Antalya's 1-bedroom apartments hit 95% occupancy despite being a heavily tourist-influenced market, which suggests year-round demand from retirees and long-term expats is keeping vacancy low even outside peak seasons.
- Istanbul's higher purchase prices do not significantly hurt gross yields compared to Izmir or Antalya, because rents have also risen sharply, keeping the yield ratio competitive despite the city's premium property valuations.
- 3-bedroom apartments in Ankara carry the highest vacancy risk of all segments covered, with 80% occupancy and 25-day rental times, which points to a limited pool of families looking for larger rentals in the Turkish capital.
- Antalya offers the best net yield per Turkish lira invested when looking at smaller units, with 1-bedroom apartments delivering 7.00% net at just 500,000 TRY entry price, making it an accessible entry point for first-time investors in Turkey.
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About our methodology
Turkey's residential rental market has some specific dynamics that shaped how we collected and processed this data. Inflation has been running high in recent years, which means property prices and rents can shift significantly from one quarter to the next. That is why we focused exclusively on data points from early 2026 and discarded older figures that no longer reflect the current market.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Turkey.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each city and property type, we then aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses can vary by city and neighborhood within Turkey. That is why two areas with similar rents can still produce different net returns.
For example, central Istanbul condos tend to carry higher maintenance and management costs, while Antalya properties can face higher insurance premiums due to tourist-area wear. In high-turnover markets like student-heavy Ankara districts, vacancy and tenant-related costs also need to be factored in.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes items such as property taxes, building maintenance contributions, insurance, and a maintenance allowance.
These estimates were not applied as one flat number across Turkey. They were adjusted by city and property type to better reflect local ownership conditions.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. 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 Turkey.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Turkey, we rely on verifiable sources and a transparent methodology.
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 reliable | How we used it |
|---|---|---|
| TurkStat | Turkey's official government statistics agency, the most trusted source for national housing and economic data. | We used TurkStat to gather baseline residential price and rental data by region across Turkey. We focused specifically on figures published for early 2026 to ensure the data reflects current market conditions. |
| Central Bank of Turkey | The country's central bank publishes detailed reports on inflation, interest rates, and their effect on real estate market conditions. | We reviewed their reports to understand how inflation and monetary policy in Turkey are currently affecting both property prices and rental demand. This helped us calibrate our net yield estimates more accurately. |
| CBRE Turkey | CBRE is one of the world's largest real estate services firms, with a dedicated Turkey operation that publishes regular market reports. | We used CBRE's latest market reports to assess rental demand trends in Istanbul, Ankara, Izmir, and Antalya. Their data on occupancy rates and leasing timelines helped us build out those columns in our table. |
| Knight Frank Turkey | Knight Frank is a globally respected property advisory firm with specific expertise in the Turkish residential market. | We incorporated Knight Frank's regional data to understand which property types are seeing the strongest rental demand in each city. Their insights on expat and foreign buyer behaviour were also relevant for Antalya and Istanbul. |
| REIDIN | REIDIN is a real estate data platform specializing in property values and rent prices across Turkey, with granular neighborhood-level data. | We analyzed REIDIN's rental price data to cross-check our estimates for average monthly rents by city and property type. Their platform allowed us to verify that our figures were aligned with actual market transactions rather than asking prices alone. |
| Turkish Property Index | A well-established resource for Turkey's residential real estate market, widely used by both local and international buyers. | We used their data to understand rental demand patterns across major Turkish cities, particularly for the expat and retiree segments that are active in Antalya and Izmir. Their market commentary also helped us assess investment profile ratings. |
| The World Bank | The World Bank provides macroeconomic data on Turkey that puts local property market trends in a broader economic context. | We referred to their country reports on Turkey's GDP growth, inflation trajectory, and housing conditions to understand the macro environment influencing rental yields. This context helped us assess the risk factors listed for each market segment. |
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