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
Rents in Turkey have risen sharply over the past year, with asking prices up roughly 28% nationwide and even higher in major cities like Istanbul and Ankara.
This blog post breaks down the current rental prices across Turkey, which neighborhoods attract the most demand, and what landlords and tenants should expect in 2026.
We update this article regularly to reflect the latest market data and trends.
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
- Istanbul rents per square meter are about 40% higher than the Turkey-wide average, making it the most expensive city to rent in the country as of the first half of 2026.
- Rentals in Istanbul typically find tenants within 27 days, which is faster than the national average of 30 days and much quicker than Izmir's 37 days.
- Year-over-year rent growth in Ankara reached nearly 36% in late 2025, slightly outpacing even Istanbul's 35.6% increase.
- The residential rental income exemption threshold in Turkey sits at around 47,000 Turkish lira for 2025, which landlords should factor into their tax planning.
- Prime Istanbul neighborhoods like Sarıyer, Beşiktaş, and Kadıköy consistently command the highest rents due to transit access, newer buildings, and proximity to business hubs.
- Tenant demand in Turkey peaks between April and July, then sees a secondary wave around the back-to-school season in late summer.
- Property taxes in metropolitan areas like Istanbul are double the standard rate, at 0.2% of the municipality-assessed value instead of 0.1%.
- Vacancy rates in prime Istanbul submarkets hover around 2% to 4%, while the national average sits closer to 4% to 6%.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
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 early 2026, the average monthly rent for a studio apartment in Turkey is approximately 8,600 Turkish lira, which works out to around $245 or €225.
However, studio rents in Turkey can range quite a bit, from about 5,500 lira ($155/€145) in smaller cities to 12,000 lira ($340/€315) or more in central Istanbul neighborhoods.
The main factors that cause studio rents to vary within Turkey include location (Istanbul commands a 40% premium over the national average), building age, proximity to metro stations, and whether the unit is in a gated complex with amenities.
What's the average monthly rent for a 1-bedroom in Turkey as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Turkey is approximately 13,500 Turkish lira, equivalent to about $385 or €355.
Most 1-bedroom apartments in Turkey fall within a range of 9,000 lira ($255/€235) in more affordable areas to 19,000 lira ($540/€500) in premium city-center locations.
In terms of neighborhood differences, areas like Başakşehir or outer Ankara districts offer the cheapest 1-bedroom rents, while Beşiktaş, Kadıköy, and Şişli in Istanbul sit at the expensive end of the spectrum.
What's the average monthly rent for a 2-bedroom in Turkey as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Turkey is approximately 20,800 Turkish lira, which translates to about $595 or €545.
Across Turkey, 2-bedroom rents typically range from 14,000 lira ($400/€370) in budget-friendly neighborhoods to 29,000 lira ($830/€760) or higher in sought-after urban districts.
Neighborhoods like Beylikdüzü and Esenyurt in Istanbul offer some of the most affordable 2-bedroom options, while premium areas such as Etiler, Bebek, and Nişantaşı command the highest prices for family-sized apartments.
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 early 2026, the average rent per square meter in Turkey is approximately 245 Turkish lira, which equals about $7 or €6.50 per square meter monthly.
Rent per square meter in Turkey varies significantly by city, ranging from around 180 lira ($5/€4.75) in smaller provincial cities to 340 lira ($9.70/€8.95) in Istanbul.
Compared to other major Turkish cities, Istanbul's rent per square meter is roughly 40% above the national average, while Ankara sits close to the national figure and Izmir falls somewhere in between at about 278 lira per square meter.
Properties that push rent per square meter above average in Turkey typically feature newer earthquake-compliant construction, gated-site amenities, metro proximity, and modern heating systems with good insulation.
How much have rents changed year-over-year in Turkey in 2026?
As of early 2026, asking rents in Turkey have increased approximately 28% year-over-year at the national level, with Istanbul and Ankara seeing even steeper gains around 35% to 36%.
The main factors driving rent increases in Turkey this year include persistent inflation pressure, limited new housing supply in prime locations, and strong internal migration toward major cities for employment.
This year's rent growth in Turkey remains elevated but has begun to moderate compared to the even sharper increases seen in 2023 and 2024, when double-digit monthly jumps were more common.
What's the outlook for rent growth in Turkey in 2026?
As of early 2026, rent growth in Turkey is projected to slow to the mid-teens to low-20s percentage range over the coming year, down from the current 28% pace.
The key factors likely to influence Turkey's rent growth include the Central Bank's disinflation efforts, overall economic stabilization, and continued housing scarcity in high-demand urban areas.
Neighborhoods in Istanbul like Beşiktaş, Kadıköy, and Sarıyer are expected to see the strongest rent growth because housing supply remains tight and these areas attract professionals, expats, and families with stable incomes.
Risks that could cause rent growth to differ from projections include unexpected inflation spikes, currency volatility, or policy changes affecting rental contracts and tenant protections.
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 rent best in Turkey as of 2026?
Which neighborhoods have the highest rents in Turkey as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Turkey are Sarıyer (including İstinye, Tarabya, and Bebek), Beşiktaş (Etiler, Levent, Ulus), and Kadıköy (Moda, Fenerbahçe, Suadiye) in Istanbul, where monthly rents can reach 15,000 to 25,000 lira ($430 to $715 / €395 to €660) for a 1-bedroom.
These neighborhoods command premium rents because they combine newer, earthquake-safe building stock, excellent transit connections, proximity to business centers, and desirable waterfront or green-space settings.
The typical tenant profile in these high-rent Turkey neighborhoods includes senior professionals, executives, expats working for multinational companies, and affluent families prioritizing safety and lifestyle amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Turkey.
Where do young professionals prefer to rent in Turkey right now?
The top three neighborhoods where young professionals prefer to rent in Turkey are Şişli (Mecidiyeköy, Nişantaşı), Kadıköy (Moda), and Ataşehir in Istanbul, all of which offer strong public transit and proximity to business districts.
Young professionals in these Turkey neighborhoods typically pay between 12,000 and 18,000 Turkish lira ($340 to $515 / €315 to €475) monthly for a 1-bedroom apartment.
The specific amenities attracting young professionals to these areas include metro and Metrobus access, walkable cafes and restaurants, co-working spaces, and a vibrant social scene without the extreme prices of waterfront districts.
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?
The top three neighborhoods where families prefer to rent in Turkey are Başakşehir, Ataşehir, and Çayyolu (in Ankara's Çankaya district), all of which offer larger apartments, green spaces, and family-oriented infrastructure.
Families renting 2-3 bedroom apartments in these Turkey neighborhoods typically pay between 18,000 and 28,000 Turkish lira ($515 to $800 / €475 to €735) monthly.
These neighborhoods attract families because they feature newer gated-site developments with parking, playgrounds, security, and proximity to shopping malls and healthcare facilities.
Top-rated schools and educational options near these family-friendly neighborhoods include international schools in Başakşehir and Ataşehir, as well as well-regarded public schools in Çayyolu's established residential zones.
Which areas near transit or universities rent faster in Turkey in 2026?
As of early 2026, the areas near transit hubs or universities that rent fastest in Turkey include Mecidiyeköy and Levent (major metro intersections), Kadıköy (ferry and metro hub), and neighborhoods around Boğaziçi University like Bebek and Etiler.
Properties in these high-demand areas of Turkey typically stay listed for only 20 to 25 days, compared to the national average of about 30 days.
The typical rent premium for properties within walking distance of transit or universities in Turkey ranges from 1,500 to 3,000 lira ($43 to $86 / €40 to €79) per month above comparable units farther from these amenities.
Which neighborhoods are most popular with expats in Turkey right now?
The top three neighborhoods most popular with expats in Turkey are Nişantaşı in Şişli, Bebek and Etiler in Beşiktaş, and Cihangir in Beyoğlu, all located in Istanbul.
Expats renting in these Turkey neighborhoods typically pay between 15,000 and 25,000 Turkish lira ($430 to $715 / €395 to €660) monthly for a furnished 1-bedroom apartment.
These neighborhoods attract expats because they offer international grocery stores, English-speaking services, walkable streets, cafes with global menus, and established foreign communities.
The most represented expat nationalities in these Istanbul neighborhoods include Europeans (especially Germans, British, and Dutch), Americans, and increasingly professionals from the Middle East and Central Asia.
And if you are also an expat, you may want to read our exhaustive guide for expats in Turkey.
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Who rents, and what do tenants want in Turkey right now?
What tenant profiles dominate rentals in Turkey?
The top three tenant profiles that dominate the rental market in Turkey are young professionals (salary earners choosing apartments based on commute), families seeking space and school access, and students creating strong seasonal demand around universities.
Young professionals represent roughly 35% to 40% of the rental market in Turkey's major cities, families account for about 30% to 35%, and students plus recent graduates make up around 20% to 25%.
Young professionals in Turkey typically seek compact 1-bedroom apartments near metro lines, families look for 2-3 bedroom units in gated sites with parking, and students often rent smaller studios or shared apartments near campuses.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Turkey.
Do tenants prefer furnished or unfurnished in Turkey?
In Turkey, approximately 70% to 75% of long-term tenants prefer unfurnished apartments, while 25% to 30% seek furnished rentals, with furnished demand concentrated in expat zones and student areas.
The typical rent premium for furnished apartments compared to unfurnished in Turkey ranges from 2,000 to 4,000 Turkish lira ($57 to $115 / €53 to €105) per month, depending on furniture quality and neighborhood.
Tenant profiles that tend to prefer furnished rentals in Turkey include expats on shorter-term assignments, international students, and corporate transferees who need move-in-ready housing without the hassle of buying furniture.
Which amenities increase rent the most in Turkey?
The top five amenities that increase rent the most in Turkey are earthquake-resilient newer construction, gated-site living with security, natural gas central heating (kombi), proximity to metro or Metrobus, and air conditioning.
These amenities typically command rent premiums of 1,500 to 5,000 Turkish lira ($43 to $143 / €40 to €130) per month in Turkey, with newer earthquake-safe buildings and gated sites at the higher end of that range.
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 renovations that get the best ROI for rental properties in Turkey are kitchen and bathroom modernization, heating system upgrades (kombi servicing and insulation), window replacement for energy efficiency, electrical and plumbing reliability fixes, and built-in storage additions.
These renovations in Turkey typically cost between 30,000 and 120,000 lira ($860 to $3,430 / €790 to €3,160) and can increase monthly rent by 1,500 to 4,000 lira ($43 to $115 / €40 to €105), often paying back within 2 to 3 years.
Renovations that tend to have poor ROI and should be avoided by landlords in Turkey include luxury finishes that exceed neighborhood expectations, high-end smart home systems in mid-market areas, and overly personalized design choices that limit tenant appeal.
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.
How strong is rental demand in Turkey as of 2026?
What's the vacancy rate for rentals in Turkey as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Turkey is approximately 4% to 6% nationally, indicating a relatively tight market with limited empty inventory.
Vacancy rates across different neighborhoods in Turkey range from as low as 2% to 4% in prime Istanbul submarkets like Beşiktaş and Kadıköy, to 7% to 9% in peripheral or less-connected areas.
The current vacancy rate in Turkey is lower than the historical average of around 6% to 8%, reflecting sustained demand from internal migration, limited new supply in desirable areas, and economic factors keeping people renting longer.
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 early 2026, rentals in Turkey stay listed for an average of approximately 30 days before finding a tenant.
Days on market across Turkey vary from about 25 to 27 days in high-demand Istanbul districts to 35 to 40 days in slower markets like outer Izmir or smaller Anatolian cities.
The current days-on-market figure in Turkey is roughly similar to one year ago, though prime urban neighborhoods have seen slight acceleration as demand for well-located, newer units remains strong.
Which months have peak tenant demand in Turkey?
Peak tenant demand in Turkey typically occurs from April through July, with a secondary surge around late August and September tied to the back-to-school and university season.
The specific factors driving seasonal demand patterns in Turkey include academic calendars (students seeking housing before fall semester), spring job relocations, and families planning moves before the summer break ends.
The months with the lowest tenant demand in Turkey are generally October through February, when fewer people relocate and the rental market slows after the autumn rush.
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 will my monthly costs be in Turkey as of 2026?
What property taxes should landlords expect in Turkey as of 2026?
As of early 2026, landlords in Turkey should expect annual property taxes of roughly 2,000 to 8,000 Turkish lira ($57 to $230 / €53 to €210) depending on property value and location, with metropolitan areas paying double the base rate.
Property taxes in Turkey range from about 1,000 lira ($29/€26) for modest apartments in non-metro areas to 15,000 lira ($430/€395) or more for high-value properties in major cities like Istanbul.
Property taxes in Turkey are calculated as a percentage of the municipality-assessed value (not market value), with residential buildings taxed at 0.1% in standard areas and 0.2% in metropolitan municipalities.
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 typically do not pay utilities on behalf of tenants, as electricity, natural gas, water, and internet are almost always the tenant's responsibility under standard lease agreements.
The main ongoing cost landlords cover in Turkey is the property tax, plus building insurance and any vacancy-period utility bills, which together might run 500 to 2,000 lira ($14 to $57 / €13 to €53) monthly when averaged out.
The common practice in Turkey is that tenants pay all consumption-based utilities and often the building dues (aidat), though some landlords include aidat in the rent, especially for furnished or expat-targeted units.
How is rental income taxed in Turkey as of 2026?
As of early 2026, rental income in Turkey is taxed as personal income under progressive rates, but residential landlords benefit from an annual exemption threshold of approximately 47,000 Turkish lira (around $1,340/€1,235).
The main deductions landlords can claim against rental income in Turkey include a flat 15% expense deduction (no receipts needed) or actual documented expenses like repairs, insurance, and depreciation if they exceed that percentage.
A common tax mistake specific to Turkey that landlords should avoid is failing to file a declaration when rental income exceeds the exemption, which can trigger penalties even if no net tax is owed due to deductions.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| sahibindex (BETAM + sahibinden.com) | It's a well-known Turkish housing market report built from one of the country's biggest listing datasets and produced with an academic research center. | We used it as our main asking rent dataset for Turkey and the big three cities (Istanbul, Ankara, Izmir). We also used it for days-on-market figures and demand seasonality patterns. |
| Turkey CPI Release (Ministry of Treasury and Finance) | It republishes the national CPI figures from the official statistics system in a stable, verifiable PDF. | We used it to anchor macro reality and to sanity-check nominal rent growth versus economy-wide price growth. We also referenced the 12-month average CPI figure relevant to rent renewal calculations. |
| CBRT Inflation Report (2025-IV) | It's the central bank's flagship forecast document and the closest thing Turkey has to an official macro outlook narrative. | We used it to frame the 2026 rent growth outlook because rent growth in Turkey is tightly linked to inflation expectations. We kept our 2026 scenario consistent with the central bank's disinflation path. |
| OECD Economic Outlook (Türkiye chapter) | The OECD is a top-tier international institution with transparent macro assumptions and cross-country comparability. | We used it as a cross-check on the soft landing and disinflation narrative for 2026. We avoided relying on a single institution for our outlook framing. |
| IMF World Economic Outlook (October 2025) | The IMF WEO is the standard global macro baseline used by governments, investors, and researchers. | We used it as an independent macro cross-check for Turkey's 2026 environment. We triangulated the rent growth outlook beyond domestic sources. |
| Turkish Revenue Administration (GİB) | It's the official tax authority guidance for individuals, written for non-specialists. | We used it to explain how rental income is declared and the residential rental income exemption thresholds. We kept the tax section practical and accurate as of the first half of 2026. |
| GİB Kira Geliri Rehberi (guide PDF) | It's an official, step-by-step guide intended to help taxpayers comply correctly. | We used it to ground the "how rental income is taxed" explanation, including what counts and typical deductions. We avoided relying on summaries from law firms or blogs. |
| Emlak Vergisi Kanunu (Property Tax Law) | It's a government page reproducing the statutory property tax rates in plain sight. | We used it for the actual residential property tax rates and the metropolitan doubling rule. We kept the monthly costs section legally grounded. |
| Endeksa (Istanbul rental analytics) | It's an established Turkish real estate analytics platform that publishes location-level rental metrics and comparisons. | We used it to name specific, real neighborhoods and districts with consistently high rents. We applied it as a neighborhood mapping layer on top of sahibindex national averages. |
| Emlakjet (October 2025 Real Estate Report) | It's a major listing portal publishing survey results with sample size disclosed (over 15,000 respondents). | We used it to describe what tenants prioritize (location versus price versus building quality) and why people move. We treated it as a behavioral cross-check alongside price indices. |
| Reuters (utility tariff reporting) | Reuters is a highly reputable wire service, and this item directly cites the regulator's announcement. | We used it only to contextualize why utility bills can jump and why tenants care about efficient heating and cooling. We did not use it to compute exact bill amounts. |
| sahibinden.com corporate reports | It's the official repository page where the sahibindex PDFs are published. | We used it to verify we were using the correct, most recent rental market report available heading into January 2026. We treated it as the source-of-truth directory for the PDF we cite. |
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