اجاره ملک | سوالات متداول

Please Note:

The information below is provided for educational and informational purposes only. While we do our best to keep it up-to-date, laws, procedures, and requirements in Turkey are constantly evolving. Every case is unique — your situation may differ due to nationality, personal background, or recent legal changes.

hat’s why we always recommend speaking with the expert advisors first.

Can foreigners rent property in Turkey (long-term)? – Yes, foreigners can freely rent apartments or houses in Turkey, whether short-term or long-term. There is a robust rental market in major cities and resort areas, and landlords commonly rent to expats. You don’t need a residence permit to sign a long-term lease, though having one can be practical (for things like hooking up utilities). Landlords might ask for your passport and sometimes a Turkish guarantor or higher deposit if you don’t have residency, but legally anyone can rent.
What are the legal requirements for renting a property in Turkey? – Renting is usually formalized with a written rental agreement (kira sözleşmesi). Both landlord and tenant provide identification (passport for a foreigner, Turkish ID for locals). The contract should state the rent, term, and other conditions. A security deposit is common (often one to three months’ rent). Legally, once the contract is signed, you as a tenant have the right to occupy for the term, and the landlord has the right to receive rent as agreed. Note: If a foreigner tenant doesn’t have a residence permit, technically they are on a tourist visa – it’s still a valid contract, but from an immigration standpoint, to legally stay the foreigner needs to maintain valid status (tourist or residence permit). There’s no requirement to notarize residential leases (a simple signed contract is binding), though some people choose to do so for extra security.
Do I need to use a real estate agent to find or rent an apartment in Turkey? – It’s not required, but using an agent can be helpful especially if you’re new to Turkey or not fluent in Turkish. Agents can line up properties matching your needs, help negotiate, and handle paperwork. They typically charge a fee of one month’s rent as commission (usually paid by the tenant in long-term rentals). Many rentals are advertised on local websites, Facebook groups, or through signs, so you can find places on your own too. If you do, you’ll save the commission, but make sure to have a proper contract. In summary, an agent simplifies the process, but independent searching is possible and common.
What types of rental agreements exist (short-term vs long-term)? – In Turkey, short-term rentals (daily/weekly or monthly up to <1 year) are often used for vacation rentals or temporary stays. Long-term leases are typically 1 year contracts, automatically renewable annually if neither side terminates. Long-term residential leases generally renew under the same terms (with an updated rent increase as per law) each year. There isn’t a strict fixed-term vs month-to-month concept; usually it’s one year at a time. If you need shorter (e.g. 3-6 months furnished), you might end up with a vacation-rental style contract (and possibly higher rates). For any rental around or over a year, a formal yearly lease is standard.
What is included in a standard rental contract in Turkey? – A typical lease contract will include: the duration of lease (usually 1 year), monthly rent amount and payment date/method, the security deposit amount, clauses on maintenance responsibilities (usually minor repairs and utilities are tenant’s responsibility, structural major issues landlord’s responsibility), and conditions for termination or renewal. It may also list an inventory if furnished, and any specific rules (no pets, etc., if applicable). Both parties sign each page. Often contracts are pretty basic; some landlords use a standard form available at stationery shops. Ensure any verbal promises (e.g. landlord will paint the house, or you can use an extra storage room) are written in the contract.
How much is the rent in Turkey (typical costs)? – Rental prices vary widely by city and neighborhood. Istanbul has the highest rents – a 2-bedroom in a central area might be $500–$1000+ per month (and rising with inflation). In Ankara or Izmir, somewhat less. In smaller cities or rural areas, rents are much cheaper (you might find places for $200–$300). Coastal resort areas (Antalya, Bodrum) can have high rents for nice apartments especially during high season. Note that due to recent inflation, rents for existing tenants were capped (at 25% annual increase), but new leases often jump to current market rates which have risen. Always check current local listings for an idea. Also consider that many rentals come unfurnished (especially long-term), though in expat areas furnished options exist at a premium.
What bills and utilities are tenants responsible for? – Tenants generally pay for all utilities like electricity, water, natural gas, and internet/TV on top of rent. The lease should clarify this, but it’s the norm that rent is for the property only. If the apartment is in a complex or building with shared services, there’s usually a monthly aidat (maintenance fee) paid by the tenant (unless stated otherwise) which covers things like elevator, garden, security, etc. Landlords typically pay the annual property tax and any major apartment complex special levies, but day-to-day utilities are the tenant’s responsibility.
How are rent increases calculated in Turkey for long-term rentals? – Turkish law currently sets that rent increases on residential leases cannot exceed the Consumer Price Index (CPI) of the past year, capped at 25% per year (a temporary measure in response to high inflation). Normally, contracts often specify that the rent will increase annually by the rate of inflation (12-month CPI average). As of 2023, the government’s cap of 25% is in place (through at least July 2024) to protect tenants from extreme hikes. So if inflation is, say, 40%, the landlord can legally only raise 25% for existing contracts. New contracts are at market price. Always ensure the contract spells out the increase method (most say “to be increased each year by CPI” or a fixed percentage not exceeding legal limits).
Is a security deposit required, and how much? – Yes, most landlords require a deposit. It’s typically 1 month’s rent for unfurnished, and often 2 months’ rent for furnished rentals. Some very cautious landlords ask for 2 months even for unfurnished. By law, deposits should be returned at end of tenancy if no damage beyond normal wear. It’s wise to document the condition of the property when you move in (take photos) to avoid disputes later. The deposit is usually held by the landlord (sometimes in a bank account). Getting it back can sometimes require reminders; having a Turkish friend or agent involved helps ensure its return.
What is the process for renting a property (step-by-step)? – Typically: search for a property (online, via agents, or on foot noticing “Kiralık” signs). When you find a place, you view it. If you like it, you negotiate the rent and terms with the landlord (directly or through an agent). Once agreed, you’ll sign a rental contract – make sure you have your passport and tax ID number on hand. Pay the deposit and usually the first month’s rent up front. Then you as tenant will register utilities in your name (the landlord provides previous bills or subscriber numbers to transfer accounts). Foreigners will need a tax ID and sometimes a residence permit to set up certain utilities, but often passport + tax ID suffices. After that, you move in on the start date. Don’t forget to also register your address with the local Nüfus (population office) if you have a residence permit – it’s required. The process is straightforward, but note that many landlords prefer rent to be paid via bank transfer to their account monthly, so you might need to open a Turkish bank account.
Do I need a residence permit to rent a long-term apartment? – No, not legally – you can sign a lease as a tourist. However, practically, if you intend to stay in Turkey to use that rental, you’ll need to sort out your legal stay. Many foreigners use a long-term lease as part of their residence permit application (proof of address). Some landlords might ask if you have a residence permit because they may be worried about a foreigner overstaying or leaving suddenly. But there’s no legal requirement for a tenant to have a residence permit. Just remember: a tourist visa is 90 days, so if you rent beyond that, you should apply for a residence permit so you can legally remain in Turkey for the duration of the lease.
What rights do tenants have in Turkey? – Tenants have a right to privacy (the landlord can’t come in without permission, except emergencies). They have the right to a habitable property – the landlord must maintain the structural integrity and basic utilities. The tenant is protected by law from arbitrary eviction during the lease term as long as they pay rent on time and respect the contract. Even at the end of the term, Turkish rental law tends to protect tenants: if a landlord wants to evict at end of lease, they need a valid reason (like needing the property for themselves or close family, or the tenant breaking terms). Otherwise, a lease can automatically roll over. Tenants should always get a signed copy of the rental agreement for their records. If a dispute arises, tenants can seek resolution through Turkish courts or consumer arbitration committees for deposit issues.
What rights do landlords have in Turkey? – Landlords have the right to receive rent on time as per the contract. They can increase rent annually within legal limits. They have the right to evict a tenant for non-payment (typically if the tenant fails to pay two consecutive months or is chronically late, legal action can be taken) or for violating the lease (like damaging property or disturbing neighbors). With reasonable notice, a landlord has the right to inspect the property occasionally (often this is stipulated, like with 24-hour notice). They can request a security deposit to cover damages. Upon proper notice near lease end, they can choose not to renew (for specific reasons allowed by law, such as personal use or selling the property). If the tenant refuses to leave after notice and legal reason, the landlord can pursue eviction through the courts (which can take time). In practice, as long as tenants pay and behave, landlords can’t easily kick them out before 10 years. After 10 years of continuous renting, a landlord can terminate without cause with notice (a unique aspect of Turkish law).
How do I terminate a rental lease in Turkey if I need to leave early? – Check your contract first. Many leases in Turkey are for a fixed term (1 year) but if you need to leave early, you can try to negotiate with your landlord. By law, you can terminate early by giving proper notice in writing (often 1 month notice). The contract may specify the notice period. If you break the lease without mutual agreement, you might forfeit your deposit. Some contracts have a clause that if the tenant leaves early, they pay a penalty (like one month’s rent) or lose the deposit. It’s best to talk to the landlord – if you find a replacement tenant acceptable to them, many landlords will let you exit without penalty. For terminating at the end of a term, you also typically need to give written notice (15 days before the lease end, for example, as per code, otherwise it might automatically renew). Always get any termination agreement in writing to avoid later disputes.
What happens if I have a dispute with my landlord (e.g. about the deposit or repairs)? – It’s best to first communicate directly and try to resolve amicably. If that fails, you can seek mediation – Turkey has a mandatory mediation process for many rental disputes before going to court. If that doesn’t work, you can file a case in the local court. For deposit issues, sometimes the local consumer arbitration committee (Tüketici Hakem Heyeti) can handle if the amount is below a certain threshold. Always keep evidence (photos of damage, receipts of fixes, etc.). Many disputes arise from deposit deductions – the law is on the tenant’s side that deposit should be returned minus documented damage beyond normal use. For serious issues like landlord not fixing something essential, tenants might fix and deduct from rent with court permission. It’s wise to consult a lawyer if it’s a significant dispute.
Is it common to notarize rental contracts in Turkey? – Not usually for typical residential leases. A standard signed lease is valid without notarization. However, some tenants or landlords feel safer by notarizing it (it gives the contract an official timestamp and evidentiary weight). Notarization is more common for commercial leases. For residential, you can if you want, but it’s not required. Landlords sometimes prefer not to notarize to avoid immediately informing tax office of rental (though they should declare rental income regardless). If you are non-resident and need it for some official purpose, you could notarize a copy in Turkish. In summary: not necessary, but possible – the key is that both parties have signed it properly.
Do I have to pay any taxes or fees as a tenant? – Tenants generally do not pay property taxes or stamp duty on the lease. In the past, a small stamp tax (0.189% of annual rent) was theoretically due when signing a rental contract (usually paid by the tenant by buying a revenue stamp). This is often overlooked in practice for residential leases, but legally it exists. It’s a tiny amount. Some landlords handle it themselves. Other fees: if you used an agent, you pay their commission (one-time). There’s also a tradition that the tenant often pays for the notary cost if a document like a power of attorney or a notarized copy of contract is needed, but in normal cases there’s none. The stamp duty is the main “lease tax” – many don’t bother with it for individual rentals, but it is required by law so we mention it (it’s about 0.1% of annual rent, which is small).
Are rents in Turkey paid in Lira or can they be in foreign currency? – By law, residential rents must be paid in Turkish Lira (there was a regulation a few years ago preventing quoting and paying in foreign currencies for local transactions). Some landlords (especially with expat tenants) might unofficially index the rent to USD/EUR to hedge against inflation, but officially the contract should state the rent in TL. Commercial rents can sometimes be pegged to foreign currency if both parties agree, but for residential the government urged all to be in TL. So expect to pay in Lira; you can of course convert your home currency easily to TL each month. Any clause about paying in USD is not enforceable under current rules (it would have to be converted to TL at rate of payment).
What about rental scams – what should I watch for? – Be cautious of deals that seem too good (very low rent for a great place) – sometimes scammers post fake listings to get deposit money. Always ensure the person you deal with is the actual owner or a legitimate agent. You can ask to see the Tapu (ownership document) to verify the name, and their ID to see it matches. Never pay a large deposit or rent before signing a contract. Don’t send money from abroad to someone you’ve never met for a rental – it’s better to handle payment once you’re there and have viewed the property. If using an agent, verify their office and license. Also, a common scheme is someone renting out a place that’s for sale or not actually theirs – so due diligence is key. Insist on a written contract. If you’re new in town, ask fellow expats or colleagues for recommended agents or areas to avoid any notorious scams.

Real Estate: Renting Property | FAQs

Real Estate:
Renting Property | FAQs