Renting a House in Turkey 2026: Rules, Contract, Deposit

30 June 2026 · Updated: 24 October 2026

Renting in Turkey: deposit capped at three months, rent increase cap of 31.49% for October 2026, agent commission, contract steps and prices per sqm.

Renting a house in Turkey is governed by the Turkish Code of Obligations (Türk Borçlar Kanunu, or TBK) and comes down to a few clear rules: the deposit is capped at three months' rent; the annual rent increase cannot exceed the twelve-month average of official inflation (31.49% for contracts renewed in October 2026); the agent's commission is capped at one month's rent plus VAT; and a landlord cannot evict a tenant simply because the contract term has ended. In this guide we set out all of these rules with sources, along with rent per square meter in Istanbul, Ankara and Izmir, the practical steps of renting, and a pre-signing checklist.

This article is for people who have just arrived in Turkey, for those who want to rent for a while before buying property, and for landlords who want to know their rights and duties toward tenants.

House Rental Prices in Turkey in Autumn 2026

Before the law, it helps to know where the market stands. The table below draws on two reliable monthly Turkish housing market reports: the sahibindex report, which the BETAM research center at Bahçeşehir University publishes based on listings on sahibinden.com, and the Emlakjet and Endeksa rental report. These figures are asking prices from listings, not the prices of signed contracts, and they vary widely from one neighborhood to another.

A few points from these figures:

• According to the sahibindex report, advertised rent in Istanbul is up about 39% from a year earlier, compared with about 21% in Ankara and about 18% in Izmir. In other words, rental pressure in Istanbul is higher than in the other two big cities.
• A 100-square-meter apartment at the Istanbul listing average is advertised at about 46 thousand TL per month; much more in central and coastal neighborhoods, and less on the European outskirts.
• If we divide the sale price per square meter by the annual rent per square meter, it would take about 12 years of rent in Istanbul, about 11 in Ankara and about 14 in Izmir to recover the purchase price. This is our own rough calculation, and because the data come from two different months, it is only useful for a general comparison.

If you are torn between renting and buying, the article on rental income from property in Istanbul shows the landlord's point of view, and calculating the cost of buying property in Turkey helps you see the purchase costs (title deed or tapu tax, fees and commission) accurately.

Rental Law in Turkey: Seven Rules You Need to Know

Residential rental contracts in Turkey fall under the section of the Code of Obligations on the "lease of housing and roofed workplaces". Most of these articles are designed in the tenant's favor, and a clause in the contract that goes against them to the tenant's detriment is generally not valid.

1. The deposit is capped at three months' rent

Under Article 342 of the Code of Obligations, the deposit (depozito or güvence bedeli) cannot exceed three months' rent. If the deposit is paid in cash, the law provides that it be placed in a time-deposit bank account, which the bank releases only with the consent of both parties or on a final court ruling. If the landlord does not notify the bank within three months of the end of the contract that a lawsuit or enforcement proceeding against the tenant has begun, the bank returns the deposit at the tenant's request. In practice many landlords take the deposit directly; in that case, be sure to get a bank receipt and have the amount stated in the contract.

2. The rent increase cap: the twelve-month average of inflation

Article 344 of the Code of Obligations says that the rent increase for the new year cannot exceed the change in the twelve-month average of the consumer price index (TÜFE) announced by the Turkish Statistical Institute (TÜİK). The temporary 25 percent cap that had been in place since June 2022 was lifted on July 1, 2024, and now only this inflation benchmark applies.

Example: if your rent is 40 thousand TL and your contract renews in October 2026, the new rent can be at most 52,596 TL. Note that the "annual inflation" figure (29.73% for September 2026) is different from the "twelve-month average", and it is the latter that governs rent.

This cap applies to renewals. After five years, the landlord can file a "rent determination lawsuit" (kira tespit davası) to ask that the rent move closer to the current market rate, and the court decides on it with fairness in mind.

3. Contract length and the tenant's right to renew

The law sets no maximum term for a lease; market custom is a one-year contract. The key point is Article 347:

• If the tenant does not give written notice at least 15 days before the end of the term that they will vacate, the contract is renewed for another year on the same terms.
• The landlord cannot terminate the contract merely because the term has ended.
• After ten years of renewal, the landlord may end the contract without giving a reason, with written notice at least three months before the end of any following renewal year.

4. Legal grounds for eviction

A tenant can be removed only on grounds the law lists. The most important are:

Since September 1, 2023, mandatory mediation (arabuluculuk) is a precondition before filing most rental lawsuits (including rent determination and eviction), and a lawsuit filed without it is dismissed.

5. The agent's commission

The Regulation on Real Estate Trading (Taşınmaz Ticareti Hakkında Yönetmelik) caps the agent's commission on rentals at a maximum of one month's rent plus 20% VAT. This is a ceiling, not a fixed rate, and it is negotiable. Before paying, ask for an official receipt or invoice and make sure the agency holds an operating license (yetki belgesi).

6. Stamp tax on the contract

A rental contract is subject to stamp tax (damga vergisi) at a rate of 0.189 percent of the total rent for the whole term of the contract, and the signatories are jointly liable for it. It is best to write in the contract which party pays it.

7. Form of the contract and the notary

The law does not make the validity of a lease conditional on notary registration; however, for foreigners a written contract is essential, and a notarized contract has several advantages: proving the date and amount is easier, and it is usually better accepted for address registration and residence permit files. If you do not know Turkish, ask for an official translation of the contract and do not sign anything you have not read.

Renting a House in Turkey, Step by Step

1. Decide on a neighborhood and budget: Weigh the proximity to the metro, schools and your workplace. The guide to the best areas of Istanbul for families and the page on Istanbul districts are useful for this step.
2. Check the neighborhood's status for foreigners' residence: In recent years some neighborhoods have been closed to new residence address registrations for foreigners, and this list has changed several times. Before signing, check the address status through the migration office's system or an advisor. More detail: Why have some Istanbul districts been closed for residence permits?
3. View the property and verify ownership: Match the owner's name on the title deed (tapu) with the ID of the person signing the contract. If the other party is the owner's agent, ask to see a valid power of attorney.
4. Negotiate and draw up the contract: Write down the rent, deposit, start date, payment day, included furnishings, who pays the building fees (aidat) and the names of all occupants.
5. Pay by bank: Pay the rent and deposit by bank transfer with the description "Kira Bedeli" so that you have a record. For this you need a tax number and a bank account in Turkey.
6. Register the address: After moving in, register your new address at the civil registry office (Nüfus Müdürlüğü) or through whatever channel the migration office has specified. A delay in declaring your address can bring an administrative fine and is also a problem for residence permit renewal.
7. Transfer the utilities: Put the water, electricity, natural gas and internet in your own name. The companies usually ask for the rental contract, passport and tax number or residence card, and may charge a subscription deposit.

Side Costs of Renting

To see the real figures for building fees and running costs of an apartment in Istanbul, read the article on annual running costs of an apartment in Istanbul. We also have a guide on earthquake insurance: DASK earthquake insurance.

Short-Term and Long-Term Rentals Are Different

If you are renting a house for a few days or weeks, you are dealing with a different market. Short-term tourist rental in Turkey has its own law and permit, and a landlord who rents without a permit faces fines. We cover the details of this law in the article on short-term rental in Turkey. For a long stay, a long-term contract with a landlord or a licensed agency is safer.

Checklist Before Signing a Lease

• The owner's name on the tapu is the same as the other party to the contract.
• The deposit is no more than three months' rent and its amount is stated in the contract.
• The payment day and the landlord's bank account number (IBAN) are written in the contract.
• It is clear who pays the building fees and the stamp tax.
• The inventory and the condition of the property are recorded with dated photos.
• There is no penalty clause in the contract making all future rent immediately payable; the law does not recognize such a clause for housing.
• The neighborhood's status for foreigners' address registration has been checked.
• The names of all occupants are in the contract.

Renting, Residence and the Decision to Buy

A rental contract alone does not bring a residence permit. The migration office reviews every short-term residence application separately, and its requirements have become stricter several times in recent years; so no lease is a guarantee of residency. If you plan to stay long-term, many families start thinking about buying after a year or two of renting and getting to know the neighborhoods. For that stage, the guide to buying a house in Istanbul and the steps of buying property in Turkey for foreigners are a good starting point.

Rental, tax and residence rules in Turkey change regularly. Before any major decision, check the latest position with the ALO TURKEY advisors or a lawyer.

Frequently Asked Questions

What is the maximum deposit for renting a house in Turkey?

Under Article 342 of the Code of Obligations, the deposit cannot exceed three months' rent. The landlord must return the deposit at the end of the contract unless there is proven damage or debt.

How much can a landlord raise the rent this year?

At most the twelve-month average of consumer inflation announced by TÜİK. For contracts renewed in October 2026, this cap is 31.49%. This figure changes every month.

Can the landlord evict me at the end of a one-year contract?

Not merely because the term has ended. If you do not give notice, the contract renews for a year. To evict, the landlord needs one of the legal grounds, such as their own genuine need or a written undertaking to vacate, and mediation must be completed before going to court.

When must I notify the landlord that I am moving out?

In a fixed-term contract, at least 15 days before the end of the term, in writing. It is best to send the notice through a notary or by registered mail so it can be proven.

Does a rental contract have to be notarized?

The validity of the contract does not depend on its being notarized, but a written contract is essential for foreigners, and the notarized version is usually accepted more easily for proof and for administrative matters such as address registration.

What is the agent's commission on a rental?

The legal cap is one month's rent plus 20% VAT. A lower amount is negotiable, and you should get an official receipt.

Free Consultation with ALO TURKEY

If you want guidance on finding a rental home, reviewing a contract, or comparing renting and buying in Istanbul, the Persian-speaking advisors at ALO TURKEY answer for free. Reach us through WhatsApp or the contact page.

Sources: Turkish Code of Obligations (Articles 342, 344, 347 and 350 to 352), Turkish Statistical Institute TÜİK (September 2026 inflation data, announced October 5, 2026), BETAM sahibindex report (sales: September 2026; rent: August 2026), Emlakjet and Endeksa rental report (August 2026), the Regulation on Real Estate Trading, the Stamp Tax Law and the Turkish Mediation Law; figures as of October 2026.