Rental Price Ranges — 2026
| Type | Monthly Rent (TRY) | Notes |
|---|---|---|
| 1+1 apartment | ₺52-90K | Best for singles / couples; small selection in villas-dominated area |
| 2+1 apartment | ₺75-110K | Family-starter; sites with shared pool/gym |
| 3+1 apartment / townhouse | ₺85-140K | Common family choice |
| 4+1 site villa | ₺140-200K | Most popular for expat families |
| 5+1 site villa | ₺200-300K | Larger families, executives |
| 6+1 detached villa | ₺250-350K | Premium; often Kemer Country, large gardens |
| Ultra-luxury (Kemer Country) | ₺300-500K+ | Golf-club access, prestige |
Furnished premium: +15-25%.
Lease Structure
- Term: Standard 12 months. Some landlords accept 6 months at a small premium (typically 10-20%).
- Notice: 60 days before end of lease for non-renewal.
- Annual increase: Capped by Turkish law at the consumer price index (TÜFE) for residential leases, which is published monthly by TÜİK.
- Mid-term termination: Tenant pays remaining rent or finds replacement; landlord can terminate only for specific legal causes (non-payment, severe damage, owner's family use).
Documents Required
1. Passport (and copy).
2. Residence permit (ikamet) or pending application receipt; some landlords accept work-visa holders without ikamet.
3. Turkish tax ID (free, 1 day, any tax office).
4. Proof of income: employer letter, payslips (last 3 months), or company registration if self-employed.
5. Guarantor: a Turkish national who guarantees the lease. If not available:
- Prepaid rent (6-12 months) in escrow with the landlord, or
- Higher deposit (4-6 months instead of 2-3).
6. Local references: optional but helpful; previous landlord letter, employer reference.
Deposit Mechanics
- Standard: 2-3 months rent.
- Return: At lease end, landlord deducts:
- Damages beyond fair wear and tear.
- Unpaid utilities (final readings).
- Cleaning (if not returned cleaned).
- Inventory: Always do a written, photo-documented condition report at move-in. Sign it together with the landlord. This is the single most important step for deposit recovery.
- No central escrow: The landlord holds the deposit. Reputable agents mediate disputes.
Bills and Site Fees (Beyond Rent)
| Item | Typical Monthly Cost |
|---|---|
| Electricity | ₺2-6K (villa with pool higher) |
| Water | ₺500-1.5K |
| Gas (if used) | ₺1-3K |
| Internet | ₺500-1K |
| Site management fee (aidat) | ₺3-15K depending on project |
| Domestic help (2x/week cleaner) | ₺8-15K |
| Earthquake insurance (DASK) | ₺200-500 (annual divided) |
Furnished vs Unfurnished
Furnished:
- Premium: +15-25% on rent.
- Move-in immediate; no furniture purchase.
- Landlord chooses style; may not match your taste.
- Best for: stays under 18 months, citizenship-track buyers in interim, executives on assignment.
Unfurnished:
- Lower rent; you bring or buy furniture.
- Many sites are completely empty (including light fixtures).
- Best for: 2+ year stays, families with own household goods, buyers furnishing for eventual ownership.
Semi-furnished: Some landlords leave appliances (oven, fridge, dishwasher); negotiate.
Process — Start to Finish
1. Define needs: bedrooms, budget, proximity to school/office, furnished vs not, term, move-in date.
2. Property shortlist: I curate 5-10 matching options.
3. Site visits: Typically 2-3 days of viewings.
4. Offer: Rent + deposit + start date + furnishing + utilities responsibility.
5. Lease drafting: Bilingual (Turkish + English) lease prepared.
6. Documentation: Tenant submits documents; landlord reviews.
7. Notary signing: Lease can be notarized for stronger legal protection (~₺3-5K). Recommended.
8. Inventory walk-through: Sign condition report.
9. Move-in: Keys exchanged; utility transfers initiated (or landlord retains in own name with tenant reimbursing — common for foreign tenants).
Total elapsed time: 7-21 days from start.
Common Pitfalls
1. Skipping the inventory: Most deposit disputes trace to unrecorded pre-existing damage.
2. Verbal agreements: All concessions (rent reduction, repair commitments) must be in the lease.
3. No language clarity: Some leases are Turkish-only; have a Turkish-speaking advisor or lawyer review before signing. Turkish text is legally binding.
4. Site fee surprises: Aidat varies widely; ask for current invoice before signing.
5. Pet restrictions: Many sites have pet rules; verify in writing.
How I Help Foreign Tenants
- English-language consultation and lease translation.
- Curated shortlists matching your school/office logistics.
- Bilingual lease drafting and notary coordination.
- Inventory walk-through with you in person.
- Utility setup and ongoing tenant support during the lease.
- When the time is right, transition support to ownership (and citizenship-by-investment if relevant).
Contact: +90 534 887 0606 | keremaliyoruk@gmail.com | [Contact](/contact)