Authored by the expert who managed and guided the team behind the Turkey Property Pack
Get all the data you need about the real estate market in Turkey
We constantly update this blog post so the rent figures in Turkey stay useful for people looking at the Turkey real estate market in 2026.
As of June 2026, rents in Turkey are still rising in nominal terms, but the rental market is calmer than it was during the very hot 2022 to 2024 period.
The main point is simple: Istanbul is still the most expensive rental market in Turkey, while Ankara, Antalya, İzmir and strong coastal cities each have their own rental demand drivers.
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.
What are typical rents in Turkey as of 2026?
What's the average monthly rent for a studio in Turkey as of 2026?
As of 2026, the average monthly rent for a studio in Turkey is about TRY 15,000, which is roughly USD 375 or EUR 325 using rounded June 2026 exchange rates.
For most studios in Turkey in 2026, a realistic monthly rent range is TRY 13,000 to TRY 17,000, or about USD 325 to USD 425 and EUR 280 to EUR 370.
This studio rent range in Turkey changes mainly because of city, district, building age, furniture, metro access and whether the apartment is in a tourist, student or business area.
What's the average monthly rent for a 1-bedroom in Turkey as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Turkey is about TRY 20,000, which is roughly USD 500 or EUR 435.
For most 1-bedroom apartments in Turkey in 2026, a realistic monthly rent range is TRY 17,000 to TRY 23,000, or about USD 425 to USD 575 and EUR 370 to EUR 500.
Cheaper 1-bedroom rents in Turkey are usually found in secondary cities and outer districts, while the highest 1-bedroom rents are in Istanbul districts such as Kadıköy, Şişli, Beşiktaş, Bakırköy, Nişantaşı and Etiler.
What's the average monthly rent for a 2-bedroom in Turkey as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Turkey is about TRY 32,000, which is roughly USD 800 or EUR 700.
For most 2-bedroom apartments in Turkey in 2026, a realistic monthly rent range is TRY 26,000 to TRY 38,000, or about USD 650 to USD 950 and EUR 565 to EUR 825.
The cheapest 2-bedroom rents in Turkey are usually in outer districts and smaller inland cities, while the most expensive 2-bedroom rents are in Istanbul areas such as Bebek, Etiler, Nişantaşı, Moda, Suadiye, Caddebostan and Levent.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Turkey.
What's the average rent per square meter in Turkey as of 2026?
As of 2026, the average rent per square meter in Turkey is about TRY 256 per m² per month, which is roughly USD 6.40 or EUR 5.60 per m².
Across different neighborhoods in Turkey in 2026, most rents sit between TRY 150 and TRY 500 per m² per month, or about USD 3.75 to USD 12.50 and EUR 3.25 to EUR 10.90 per m².
Compared with other large Turkish cities, Istanbul is much more expensive at around TRY 420 per m², while Ankara and Antalya are closer to TRY 270 per m².
In Turkey, rent per square meter usually rises above average when an apartment is newer, earthquake-compliant, close to metro or Marmaray, furnished, secure, well heated, air conditioned or near the sea or Bosphorus.
How much have rents changed year-over-year in Turkey in 2026?
As of 2026, average asking rents in Turkey are up by about 21% to 24% year over year in nominal terms.
The main reasons rents in Turkey are still rising in 2026 are high inflation, expensive mortgage credit, strong demand in major cities and limited good-quality supply in safe, well-connected districts.
Compared with the previous year, rent growth in Turkey in 2026 looks slower, because the very sharp post-2021 rental surge has cooled and tenants have become more price-sensitive.
What's the outlook for rent growth in Turkey in 2026?
As of 2026, a reasonable projection for rent growth in Turkey over the next 12 months is about 15% to 25% in nominal terms.
The key factors for rent growth in Turkey are inflation, wage growth, student demand, migration, tourism spillover, mortgage affordability and the shortage of newer earthquake-safe apartments.
The strongest rent growth in Turkey is likely in Istanbul’s metro-linked and earthquake-safe districts, Ankara’s student and office corridors, Antalya’s expat belt and Muğla’s coastal rental markets.
The main risks are slower economic growth, weaker tenant budgets, new housing supply, policy changes and the possibility that official rent rules or inflation trends move differently than expected.
Get fresh and reliable information about the market in Turkey
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Which neighborhoods rent best in Turkey as of 2026?
Which neighborhoods have the highest rents in Turkey as of 2026?
As of 2026, the top high-rent areas in Turkey are Istanbul’s Bebek-Etiler line, Nişantaşı-Şişli and the Kadıköy-Suadiye-Caddebostan belt, where prime apartments can easily rent from TRY 60,000 to TRY 150,000 per month, or about USD 1,500 to USD 3,750 and EUR 1,300 to EUR 3,260.
These neighborhoods command premium rents in Turkey because they offer income, prestige, sea or Bosphorus access, strong cafés and restaurants, good transport, safer buildings and limited prime supply.
The usual tenants in these high-rent Turkish neighborhoods are senior professionals, business owners, foreign executives, wealthy families, diplomats and high-income expats who want comfort and location more than the lowest rent.
By the way, we’ve written a blog article detailing Sources and methodology: we used Endeksa Istanbul, Endeksa Turkey and TÜİK. We ranked areas by rent level, income profile and supply scarcity. We also compared the result with our own Istanbul district research.
Where do young professionals prefer to rent in Turkey right now?
Young professionals in Turkey usually prefer Istanbul’s Kadıköy, Şişli and Kağıthane-Maslak corridor, because these areas combine jobs, transport, restaurants, gyms and social life.
In these young-professional neighborhoods in Turkey, monthly rents usually range from TRY 25,000 to TRY 55,000, or about USD 625 to USD 1,375 and EUR 545 to EUR 1,195.
Young professionals pay these higher Turkey rents because they want metro access, shorter commutes, modern apartments, coworking spaces, cafés, nightlife and a daily routine that does not depend on a car.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Turkey.
Where do families prefer to rent in Turkey right now?
Families in Turkey often prefer Istanbul’s Ataşehir, Bahçeşehir and Erenköy, while Ankara’s Çayyolu and Oran and İzmir’s Mavişehir and Narlıdere are also strong family rental areas.
For 2-bedroom and 3-bedroom apartments in these family-friendly areas of Turkey, typical monthly rents range from TRY 35,000 to TRY 90,000, or about USD 875 to USD 2,250 and EUR 760 to EUR 1,955.
These neighborhoods attract families because they offer larger apartments, parking, elevators, site security, better schools, parks, shopping centers and a more practical daily life.
Common school options near these family areas include private Turkish schools, international schools in Istanbul and Ankara, and strong local schools near Erenköy, Ataşehir, Çayyolu, Oran, Mavişehir and Narlıdere.
Which areas near transit or universities rent faster in Turkey in 2026?
As of 2026, rentals move fastest near Istanbul’s Kadıköy-Ayrılıkçeşmesi and Şişli-Mecidiyeköy corridors, Ankara’s ODTÜ-Bilkent-Hacettepe belt and İzmir’s Bornova-Ege University area.
In these high-demand areas of Turkey, well-priced rentals can stay listed for only 15 to 30 days, compared with about 61 days nationally.
Properties within walking distance of metro, Marmaray or major universities in Turkey often command a monthly premium of TRY 3,000 to TRY 12,000, or about USD 75 to USD 300 and EUR 65 to EUR 260.
Which neighborhoods are most popular with expats in Turkey right now?
The most popular expat neighborhoods in Turkey are Istanbul’s Cihangir- Galata area, Kadıköy-Moda and Antalya’s Konyaaltı-Lara belt.
In these expat-friendly neighborhoods in Turkey, monthly rents usually range from TRY 30,000 to TRY 80,000, or about USD 750 to USD 2,000 and EUR 650 to EUR 1,740.
Expats like these Turkish neighborhoods because they offer walkability, restaurants, English-speaking services, furnished apartments, sea access, international communities and easier daily logistics.
In Istanbul, expat communities often include Europeans, Americans, Middle Eastern residents and digital workers, while Antalya and Alanya have visible Russian, Ukrainian, German, British and Middle Eastern communities.
And if you are also an expat, you may want to read our Sources and methodology: we used Presidency of Migration Management, Endeksa and Endeksa Istanbul. We treated migration data as demand context, not as rent data. We then matched expat districts with our own furnished-rental observations.
Get to know the market before buying a property in Turkey
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Who rents, and what do tenants want in Turkey right now?
What tenant profiles dominate rentals in Turkey?
The top three tenant profiles in Turkey are families, young professionals and couples, and students, with expats forming a smaller but important group in Istanbul, Antalya, Muğla and İzmir.
A practical split for active long-term rentals in Turkey is about 35% to 40% families, 25% to 30% young professionals and couples, 15% to 20% students, and 10% to 15% expats or foreign residents in the strongest coastal and metro markets.
Families in Turkey usually look for 2-bedroom and 3-bedroom apartments, young professionals look for studios and 1-bedroom units near transit, and students usually seek affordable studios, shared apartments or small 1-bedroom homes near universities.
If you want to optimize your cashflow, you can read our Sources and methodology: we used TÜİK, YÖK and Migration Management. We built the tenant split from population, student and foreign-resident demand. We then cross-checked it with our own rental-property analysis for Turkey.
Do tenants prefer furnished or unfurnished in Turkey?
In Turkey, about 65% to 75% of long-term tenants prefer unfurnished rentals, while about 25% to 35% prefer furnished rentals, especially in expat, student and short-stay spillover areas.
A furnished apartment in Turkey can often earn a premium of TRY 3,000 to TRY 12,000 per month, or about USD 75 to USD 300 and EUR 65 to EUR 260, if the furniture is modern and practical.
The tenants most likely to prefer furnished rentals in Turkey are expats, students, corporate tenants, digital workers, newly arrived professionals and people staying in Istanbul, Antalya, Alanya, Bodrum or Fethiye for a shorter period.
Which amenities increase rent the most in Turkey?
The top five amenities that increase rent the most in Turkey are earthquake-compliant newer construction, metro or Marmaray access, parking, elevator and site security, and air conditioning or strong heating.
Each major amenity can add roughly TRY 2,000 to TRY 10,000 per month to rent in Turkey, or about USD 50 to USD 250 and EUR 45 to EUR 215, depending on the city and apartment size.
In our property pack covering the real estate market in Turkey, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Turkey?
The top five rental renovations in Turkey are bathroom refreshes, kitchen updates, repainting, new flooring and better heating or air conditioning.
In Turkey, these works can cost from TRY 25,000 to TRY 300,000, or about USD 625 to USD 7,500 and EUR 545 to EUR 6,520, and can often raise monthly rent by TRY 2,000 to TRY 15,000 depending on the property.
Poor-ROI renovations in Turkey usually include very expensive luxury finishes in mid-market districts, oversized built-ins, niche design choices and decorative upgrades that do not solve heating, cooling, moisture, layout or earthquake-confidence concerns.
Make a profitable investment in Turkey
Better information leads to better decisions. Save time and money. Download our data.
How strong is rental demand in Turkey as of 2026?
What's the vacancy rate for rentals in Turkey as of 2026?
As of 2026, a practical estimate for the long-term rental vacancy rate in Turkey is about 2% to 4% nationally.
Across Turkey, vacancy can be closer to 1% to 3% in prime Istanbul, Ankara, İzmir and Antalya districts, while weaker outer districts and overpriced units can sit higher than 5%.
Compared with a normal historical rental market, vacancy in Turkey still looks tight in 2026, but it is less frantic than the peak shortage period of 2022 to 2024.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Turkey.
How many days do rentals stay listed in Turkey as of 2026?
As of 2026, rentals in Turkey stay listed for about 61 days on average.
In practice, correctly priced apartments in strong areas of Turkey can rent in 15 to 30 days, while overpriced older apartments in weaker areas can remain listed for 60 to 90 days or more.
Compared with one year ago, days on market in Turkey appears slightly longer in many places, because tenants are more careful and landlords cannot raise rents as easily as during the hottest period.
Which months have peak tenant demand in Turkey?
Peak tenant demand in Turkey usually happens from August to October, when students, families and workers move before the academic and work year settles.
This seasonality in Turkey is driven by university starts, school calendars, job changes, family moves and stronger coastal furnished-rental demand before the warmer months.
The lowest rental demand months in Turkey are often December, late January and parts of February, except in very active city-center or expat rental pockets.
Don't buy the wrong property, in the wrong area of Turkey
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What will my monthly costs be in Turkey as of 2026?
What property taxes should landlords expect in Turkey as of 2026?
As of 2026, a typical landlord in Turkey should expect annual municipal property tax of about TRY 2,000 to TRY 12,000 for an ordinary apartment, or about USD 50 to USD 300 and EUR 45 to EUR 260.
The realistic annual property-tax range in Turkey can be below TRY 2,000 for a low assessed-value home and far above TRY 20,000 for an expensive apartment in Istanbul, Ankara, İzmir, Antalya or another metropolitan municipality.
Property tax in Turkey is usually calculated on the municipality’s assessed value, with ordinary residential rates around 0.1% and about 0.2% in metropolitan municipalities, while very high-value homes may face extra valuable-housing tax rules.
Please note that, in our property pack covering the real estate market in Turkey, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Turkey right now?
In Turkey, landlords most often pay property tax, compulsory insurance, major building repairs, vacancy-period dues and sometimes shared-building costs, while tenants usually pay electricity, water, natural gas, internet and day-to-day apartment dues.
For a normal Turkish apartment, landlord-paid holding costs during vacancy can often be TRY 1,000 to TRY 5,000 per month, or about USD 25 to USD 125 and EUR 20 to EUR 110, depending on building dues and repairs.
The common practice in Turkey is that the tenant pays consumption utilities, while the landlord remains responsible for ownership costs, structural repairs, tax and major capital items.
How is rental income taxed in Turkey as of 2026?
As of 2026, residential rental income in Turkey is treated as real estate capital income, with a TRY 58,000 residential rental-income exemption for eligible individuals and progressive income tax on taxable income above the allowed deductions.
The main deductions landlords in Turkey can usually claim are either a 15% lump-sum expense deduction or actual expenses such as repairs, insurance, management, depreciation, interest and other allowed property costs.
Common tax mistakes in Turkey include not declaring rent, using the wrong exemption year, mixing short-term and long-term rental rules, ignoring bank-payment documentation and assuming every landlord automatically qualifies for the exemption.
We cover these mistakes, among others, in our Sources and methodology: we used GİB, GİB rental income guide and Karen Audit 2026 exemption summary. We used official declaration logic as the base. We then translated it into practical landlord mistakes from our own Turkey ownership analysis.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about 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 we trust it | How we used it |
|---|---|---|
| TÜİK / TurkStat | TÜİK is Turkey’s official statistics agency for population, inflation and household data. | We used TÜİK as the official anchor for national context. We relied on TÜİK when we needed population, inflation and household-cost background for Turkey. |
| TÜİK Data Portal | The TÜİK Data Portal gives access to live official statistical releases. | We used it to check the official data environment around June 2026. We treated it as a verification point for the timing of official releases. |
| CBRT Consumer Prices | The Central Bank republishes official CPI data in a clear monetary-policy format. | We used CBRT Consumer Prices to frame rent increases against inflation. We used it because Turkish rent growth only makes sense when inflation is also considered. |
| CBRT Inflation Report | The CBRT Inflation Report is a core official source for Turkey’s inflation outlook. | We used it to judge whether rent growth in Turkey may slow or stay high. We compared the official outlook with private rent indexes. |
| CBRT New Tenant Rent Index | This CBRT methodology note focuses on new-tenant rents, which are closer to live market conditions. | We used it to separate old-contract rent changes from current market rents. We included it because CPI rent data can lag real listing-market changes. |
| Endeksa Turkey Rental Index | Endeksa is a major Turkish property platform with detailed rental data. | We used Endeksa as the main private-sector rent benchmark. We used its May 2026 rent per m², average rent, stock, days on market and yield indicators. |
| Endeksa Istanbul Rental Index | This source gives city-level rental analytics for Turkey’s largest and most expensive rental market. | We used it to benchmark Istanbul against the rest of Turkey. We used Istanbul’s rent per m² to estimate premiums in prime districts. |
| Endeksa market article, 2026 | This article gives a dated Endeksa summary of recent rent and housing-price trends. | We used it to cross-check rent growth against the live Endeksa index. We preferred the live rental index when figures differed slightly. |
| BETAM / sahibindex rental reports | BETAM is a university research center that uses sahibinden.com listing data. | We used BETAM to check whether real rents were rising or falling after inflation. We used it mainly for trend direction, not as the only rent source. |
| sahibinden Emlak Endeksi methodology | sahibinden is one of Turkey’s most important property listing marketplaces. | We used the methodology page to understand how listing-based indicators are updated. We treated sahibinden data as market evidence, not official statistics. |
| Presidency of Migration Management | This is Turkey’s official migration authority. | We used it to frame expat and foreign-resident rental demand. We did not use it to estimate exact neighborhood rents. |
| YÖK Higher Education Statistics | YÖK is Turkey’s official higher-education authority. | We used it to understand student-driven rental demand in Turkey. We connected student demand to university areas in Istanbul, Ankara, İzmir, Eskişehir and Antalya. |
| Revenue Administration / GİB | GİB is Turkey’s official tax authority. | We used it for rental-income tax logic and declaration rules. We treated it as the main source for tax structure. |
| GİB rental income guide | This is the official guide used for Turkish rental-income declarations. | We used it to explain how residential rental income is declared. We also used it to understand deductions and common filing logic. |
| Karen Audit 2026 rental income exemption | This professional summary explains the 2026 rental-income exemption in English. | We used it to confirm the TRY 58,000 residential rental-income exemption for 2026. We treated it as a secondary explanation of official tax rules. |
| Karen Audit valuable housing tax | This professional summary explains Turkey’s 2026 valuable residential property tax rules. | We used it only for high-value property tax context. We did not apply it to ordinary apartments unless values exceed the relevant threshold. |
Get fresh and reliable information about the market in Turkey
Don't base significant investment decisions on outdated data. Get updated and accurate information.