Turkey rental yields in 2026: the published figures, and the rules around them.

What is the average rental yield in Turkey?

Global Property Guide puts Turkey's average gross rental yield at 7.86% in Q3 2026, up from 7.326% in Q1 2026. The figures are gross, built from asking prices and asking rents in US dollars, and the same source says net yields are usually 1.5 to 2 points lower. These are that source's figures.

The page was last updated in August 2026. A gross yield is rent before any cost; the costs that come off it are listed further down.

What are rental yields in Istanbul, Ankara, Izmir and Antalya?

Per Global Property Guide's Q3 2026 data, the average gross yield is 9.92% in Istanbul, 8.51% in Ankara, 7.35% in Izmir and 6.57% in Antalya. The same source lists Adana at 8.06%, Bursa at 7.66%, Konya at 7.60% and Kayseri at 7.18%.

Why does a citywide yield average mislead in Turkey?

Because the spread between districts inside one city is wide, and some district figures in the same dataset look like outliers. That is why this page quotes only city averages. The figures are also in US dollars, so a lira rent measured in dollars moves with the exchange rate.

The question that matters is never the city. It is the building, the unit size and the rent it can actually get.

What comes off a gross rental yield in Turkey?

Building tax of 0.1% to 0.2% of the tax value a year, the building's running costs (aidat), and income tax on the rent at 15% to 40% for 2026. A company tenant withholds income tax at source. Vacancy and letting costs come on top.

• Building costs: since May 2026 owners' boards must approve an operating budget within three months, and an existing budget may rise each year by no more than the tax revaluation rate. Typical monthly amounts were not found.
• Tax: detail in Turkey property tax for foreigners.

Can a foreign owner run a short-term rental in Turkey?

Only with a permit. Since 1 January 2024, letting a residence for up to 100 days is touristic rental and needs a Ministry of Culture and Tourism permit before contracting, plus a Ministry plaque at the entrance. The application needs a unanimous decision of all flat owners in the building.

• In buildings with more than three units, one lessor can hold permits for at most 25% of them.
• Only the owner may hold the permit; tenants may not sublet short-term.
• High-end residences with reception, security, cleaning and amenities whose management plan allows short lets are exempt from the unanimity and 25% conditions.
• Fines as enacted start at TRY 100,000 per unit for letting without a permit; fine amounts are revalued each year.

How much can a Turkish landlord raise the rent?

On renewal, an agreed increase is valid only up to the 12-month average change in the consumer price index for the previous lease year. The temporary 25% cap on residential renewals ended after 1 July 2024, so renewals since then follow the CPI rule.

Tenants are strongly protected. A fixed-term residential lease renews for a year unless the tenant gives notice; the landlord cannot end it on expiry alone, and may end it without cause only after the 10-year extension period. After five years, a judge may reset the rent on equity grounds.

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