Turkey (TR)
Turkey is a transcontinental nation straddling Europe and Asia across the Bosphorus Strait, uniting 85 million people under a rich civilisational heritage stretching from the ancient Hittites and Romans to the Byzantine Empire and Ottoman Empire.
Renting in Turkey
Full lifecycle: finding, moving in, during tenancy, leaving.
The Turkish rental market in 2026 is governed by the Türk Borçlar Kanunu (Turkish Code of Obligations — TBK). The emergency 25% annual rent increase cap (Law No. 7409, 2022) was lifted on 1 July 2024 and has NOT been renewed. Rent increases are now governed by TBK Article 344: capped at the 12-month average CPI (TÜFE). As of early 2026, the TÜFE-based rate is approximately 33–35% annually — meaning significant increases are legal. Istanbul, Ankara, and Antalya remain highly landlord-favoured markets. CRITICAL for expats: Presidential Decree No. 85 (2018) prohibits foreign currency in residential rental contracts for Turkish residents. Exception: if at least one party is a non-resident (under 6 months in Turkey in the last year), USD/EUR contracts are permitted. Most short-stay expats qualify for this exception, but confirm your residency status with a lawyer. Earthquake safety (DASK building insurance, building age and certificate) is essential due to seismic risk, especially in Istanbul.
1. Finding a flat
- - Valid passport
- - VKN (Vergi Kimlik Numarası — tax number)
- - YKN (Yabancı Kimlik Numarası — foreigner ID, if available)
- - İkamet İzni (residence permit) or at minimum proof of visa/entry
- - Proof of income or bank statements (for landlord comfort)
- - References from previous landlord (if available)
- - Always visit the property in person — photos on Sahibinden often show the property at its best and can be outdated.
- - Check building age — Turkey's 2023 earthquake highlighted the catastrophic risk of pre-2000 buildings especially in Istanbul. Ask for the building earthquake certificate and DASK insurance status.
- - Negotiate — even in a tight market, one to two months' discount on rent is achievable, especially for longer commitments.
- - Foreign currency contracts: under Presidential Decree No. 85, USD/EUR rental contracts are prohibited for Turkish residents but permitted if at least one party is a non-resident (in Turkey under 6 months in the last year). Most newly arrived expats qualify — but verify with a Turkish lawyer. If you sign a USD/EUR lease, ensure this is in a notarised written contract; foreign currency leases do not carry automatic annual increase provisions under recent framework changes.
- - Ask neighbours about the building: water pressure, heating (central or individual), kapıcı (superintendent) reliability, and noise levels.
- - Check for aidat (building maintenance fee) — often TRY 500–3,000/month on top of rent in larger managed buildings.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Turkey.
2. Before move-in
Handover protocol
Conduct a formal walk-through (tespit / teslim tutanağı) with the landlord before moving in. Document all pre-existing damage, marks, stains, missing fittings with photos and a written inventory list signed by both parties. In Turkey, this step is often informally skipped — insist on it to protect your deposit. Photograph every room, every wall, all appliances, all fixtures. Have the signed inventory as an attachment to your rental contract.
Deposit
Max: Maximum 3 months' rent under TBK Article 342. In practice 2–3 months is standard. Any amount exceeding 3 months is legally invalid and recoverable.
Rules: Under TBK Article 342, the deposit must be held in a time-deposit bank account where neither party can withdraw without the other's consent or a court order. In practice, many landlords informally hold deposits — insist on the statutory bank account arrangement. Landlord may deduct for documented damage beyond normal wear and tear on departure.
Return deadline: No fixed statutory deadline but must be returned promptly after departure and settlement of bills. Unreasonable withholding can be contested at Sulh Hukuk Mahkemesi (civil court of first instance) or via arabuluculuk (mandatory mediation before court for civil disputes).
Alternatives: Some landlords accept a kefil (guarantor/surety) instead of or in addition to a cash deposit. This is more common for Turkish nationals; expats typically pay cash deposit.
3. During your tenancy
Monthly Utility Billing
Frequency: Monthly
Dispute window: Contest within the billing month plus one month
- - Landlord charging for utilities that should be in tenant's name — utilities should be transferred to tenant's name
- - Unexplained aidat increases without sitedevlet vote
- - Landlord attempting to pass on landlord-responsible repairs (structural, boiler, heating system) as tenant's cost
Repairs: Under Türk Borçlar Kanunu, structural repairs and major appliance failures are the landlord's (kiraya veren) responsibility. Tenant bears cost of minor maintenance and damage caused by tenant. In practice: Turkish landlords may be slow to act — keep records of all repair requests in writing (WhatsApp messages constitute written evidence in Turkish courts). If repairs are safety-critical and landlord is unresponsive, you may be able to deduct repair costs from rent in extreme cases — get legal advice first.
4. Moving out
Notice period: Standard rental contracts (kira sözleşmesi) in Turkey: 15 days written notice before the end of the rental period for monthly contracts. For annual fixed-term contracts: 3 months notice before the end of the contract year. Provide notice in writing (registered letter/taahhütlü mektup or notarised notice for legal certainty). Keep proof of delivery.
Final handover: Conduct a formal final inspection (teslim tutanağı) with the landlord on departure day. Compare property condition against the move-in inventory. Document any new damage with photos. Handover all keys (and any gate fobs, parking cards). Settle all outstanding utility bills and cancel utilities in your name. Obtain a signed departure protocol from the landlord.
Deposit return: Request deposit return in writing. Landlord has the right to deduct legitimate repair costs for damage beyond normal wear. Without a move-in inventory, the tenant is at a disadvantage. Disputes: Sulh Hukuk Mahkemesi (first instance civil court) or arabuluculuk (mediation — mandatory before court proceedings for some civil disputes). Small claims courts are affordable to use in Turkey — filing fee typically TRY 1,000–3,000.
Your tenant rights
Tenant association: Türkiye Kiracılar Derneği (Turkey Tenants Association) provides tenant rights advocacy. Consumer disputes regarding deposits or overcharging can also be referred to the Tüketici Hakem Heyeti (Consumer Arbitration Committee). In practice, tenant protections exist in law but enforcement is limited in Turkey's landlord-favoured market.
Rent control: The emergency 25% annual rent increase cap (Law No. 7409, 2022, extended by Law No. 7456) was lifted on 1 July 2024 and has not been renewed as of mid-2026. Rent increases are now governed by TBK Article 344: capped at the 12-month average TÜFE (CPI). For January 2026 the announced rate was approximately 34.88%; February 2026 approximately 33.98%. Landlords must still give prior written notice of the increase. In practice, landlords in high-demand areas circumvent the cap by not renewing leases and reletting at market rates.
Eviction protection: Turkish tenancy law provides reasonable security of tenure — landlords cannot evict arbitrarily mid-lease. Valid grounds for eviction: non-payment of rent (minimum 2 months), serious damage to property, use of property for unauthorised purpose. Eviction requires a court process via icra mahkemesi. Tenant can contest eviction. After the lease period the landlord may choose not to renew (no compensation required unless contractual terms specify otherwise). Eviction for landlord personal use (ihtiyaç sebebiyle tahliye) requires court proceedings.