Gross rental yields in Turkey: Istanbul and 7 other cities
Average gross rental yield in Turkey stands at 7.86% (Q3, 2026). Previously, in Q1 2026, the rental yield was 7.326%.
Cities and areas compared
- Istanbul
- Ankara
- Antalya
- Izmir
- Adana
- Konya
- Kayseri
- Bursa
Historical rental yields in Turkey
| ISTANBUL - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Kadıköy | |||
| 1-Bedroom | $226,600 | $890 | 4.71% |
| 2-Bedroom | $322,200 | $1,510 | 5.62% |
| 3-Bedroom | $462,600 | $1,870 | 4.85% |
| 4+Bedroom | $717,300 | $3,120 | 5.22% |
| Maltepe | |||
| 1-Bedroom | $143,500 | $850 | 7.11% |
| 2-Bedroom | $176,700 | $920 | 6.25% |
| 3-Bedroom | $239,100 | $1,360 | 6.83% |
| Esenyurt | |||
| 1-Bedroom | $49,400 | $500 | 12.15% |
| 2-Bedroom | $59,350 | $540 | 10.92% |
| 3-Bedroom | $91,500 | $790 | 10.36% |
| Şişli | |||
| 1-Bedroom | $88,400 | $650 | 8.82% |
| 2-Bedroom | $113,400 | $830 | 8.78% |
| 3-Bedroom | $205,800 | $1,350 | 7.87% |
| Beylikdüzü | |||
| 1-Bedroom | $29,100 | $610 | 25.15% |
| 2-Bedroom | $59,200 | $810 | 16.42% |
| 3-Bedroom | $140,600 | $1,080 | 9.22% |
| 4+Bedroom | $216,200 | $1,560 | 8.66% |
| Sarıyer | |||
| 1-Bedroom | $266,100 | $950 | 4.28% |
| 2-Bedroom | $386,700 | $970 | 3.01% |
| 3-Bedroom | $483,400 | $1,660 | 4.12% |
| Küçükçekmece | |||
| 1-Bedroom | $78,000 | $730 | 11.23% |
| 2-Bedroom | $97,700 | $860 | 10.56% |
| 3-Bedroom | $149,700 | $1,250 | 10.02% |
| Kağıthane | |||
| 1-Bedroom | $90,400 | $730 | 9.69% |
| 2-Bedroom | $114,300 | $770 | 8.08% |
| 3-Bedroom | $181,900 | $1,010 | 6.66% |
| Istanbul (all locations) | |||
| 1-Bedroom | $82,100 | $730 | 10.67% |
| 2-Bedroom | $99,500 | $790 | 9.53% |
| 3-Bedroom | $147,800 | $1,190 | 9.66% |
| 4+Bedroom | $228,700 | $1,870 | 9.81% |
| Istanbul avg. Rental Yields | 9.92% | ||
| ANKARA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Çankaya | |||
| 1-Bedroom | $134,900 | $730 | 6.49% |
| 2-Bedroom | $155,900 | $940 | 7.24% |
| 3-Bedroom | $155,900 | $940 | 7.24% |
| 4+Bedroom | $290,500 | $1,460 | 6.03% |
| Keçiören | |||
| 2-Bedroom | $69,600 | $520 | 8.97% |
| 3-Bedroom | $89,200 | $570 | 7.67% |
| 4+Bedroom | $145,400 | $950 | 7.84% |
| Mamak | |||
| 2-Bedroom | $62,300 | $540 | 10.40% |
| 3-Bedroom | $85,200 | $560 | 7.89% |
| Etimesgut | |||
| 2-Bedroom | $97,700 | $560 | 6.88% |
| 3-Bedroom | $102,900 | $600 | 7.00% |
| 4+Bedroom | $166,300 | $1,160 | 8.37% |
| Sincan | |||
| 2-Bedroom | $75,700 | $460 | 7.29% |
| 3-Bedroom | $80,900 | $520 | 7.71% |
| Yenimahalle | |||
| 2-Bedroom | $110,200 | $760 | 8.28% |
| 3-Bedroom | $118,500 | $670 | 6.78% |
| 4+Bedroom | $232,900 | $1,100 | 5.67% |
| Altındağ | |||
| 2-Bedroom | $59,200 | $420 | 8.51% |
| 3-Bedroom | $85,800 | $560 | 7.83% |
| Ankara (all locations) | |||
| 1-Bedroom | $86,300 | $590 | 8.20% |
| 2-Bedroom | $80,100 | $610 | 9.14% |
| 3-Bedroom | $89,000 | $600 | 8.09% |
| 4+Bedroom | $159,000 | $1,140 | 8.60% |
| Ankara avg. Rental Yields | 8.51% | ||
| ANTALYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Kepez | |||
| 1-Bedroom | $67,600 | $460 | 8.17% |
| 2-Bedroom | $87,300 | $520 | 7.15% |
| 3-Bedroom | $113,900 | $620 | 6.53% |
| Muratpaşa | |||
| 1-Bedroom | $93,600 | $620 | 7.95% |
| 2-Bedroom | $123,200 | $730 | 7.11% |
| 3-Bedroom | $172,600 | $830 | 5.77% |
| Alanya | |||
| 1-Bedroom | $82,600 | $420 | 6.10% |
| 2-Bedroom | $128,900 | $540 | 5.03% |
| 3-Bedroom | $192,300 | $680 | 4.24% |
| 4+Bedroom | $244,300 | $830 | 4.08% |
| Konyaaltı | |||
| 1-Bedroom | $116,400 | $670 | 6.91% |
| 2-Bedroom | $172,600 | $830 | 5.77% |
| 3-Bedroom | $243,200 | $940 | 4.64% |
| 4+Bedroom | $363,800 | $1,330 | 4.39% |
| Antalya (all locations) | |||
| 1-Bedroom | $78,000 | $500 | 7.69% |
| 2-Bedroom | $103,200 | $560 | 6.51% |
| 3-Bedroom | $140,900 | $730 | 6.22% |
| 4+Bedroom | $192,500 | $940 | 5.86% |
| Antalya avg. Rental Yields | 6.57% | ||
| IZMIR - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Karşıyaka | |||
| 1-Bedroom | $106,000 | $700 | 7.92% |
| 2-Bedroom | $116,400 | $730 | 7.53% |
| 3-Bedroom | $154,900 | $850 | 6.58% |
| Konak | |||
| 1-Bedroom | $89,300 | $670 | 9.00% |
| 2-Bedroom | $83,100 | $620 | 8.95% |
| 3-Bedroom | $112,300 | $770 | 8.23% |
| Karabağlar | |||
| 2-Bedroom | $83,200 | $520 | 7.50% |
| 3-Bedroom | $110,200 | $670 | 7.30% |
| Buca | |||
| 1-Bedroom | $65,500 | $440 | 8.06% |
| 2-Bedroom | $82,100 | $520 | 7.60% |
| 3-Bedroom | $109,100 | $670 | 7.37% |
| Bornova | |||
| 1-Bedroom | $88,400 | $670 | 9.10% |
| 2-Bedroom | $110,200 | $600 | 6.53% |
| 3-Bedroom | $141,400 | $730 | 6.20% |
| Izmir (all locations) | |||
| 1-Bedroom | $72,800 | $490 | 8.08% |
| 2-Bedroom | $93,700 | $600 | 7.68% |
| 3-Bedroom | $121,500 | $710 | 7.01% |
| 4+Bedroom | $170,500 | $940 | 6.62% |
| Izmir avg. Rental Yields | 7.35% | ||
| ADANA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Çukurova | |||
| 1-Bedroom | $68,100 | $460 | 8.11% |
| 2-Bedroom | $88,400 | $520 | 7.06% |
| 3-Bedroom | $103,700 | $640 | 7.41% |
| 4+Bedroom | $144,900 | $940 | 7.78% |
| Seyhan | |||
| 1-Bedroom | $70,500 | $350 | 5.96% |
| 2-Bedroom | $81,000 | $520 | 7.70% |
| 3-Bedroom | $101,900 | $670 | 7.89% |
| 4+Bedroom | $173,100 | $1,040 | 7.21% |
| Adana (all locations) | |||
| 1-Bedroom | $39,400 | $330 | 10.05% |
| 2-Bedroom | $65,500 | $420 | 7.69% |
| 3-Bedroom | $93,600 | $560 | 7.18% |
| 4+Bedroom | $142,400 | $870 | 7.33% |
| Adana avg. Rental Yields | 8.06% | ||
| KONYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Konya (all locations) | |||
| 1-Bedroom | $47,000 | $420 | 10.72% |
| 2-Bedroom | $67,900 | $430 | 7.60% |
| 3-Bedroom | $93,600 | $500 | 6.41% |
| 4+Bedroom | $159,000 | $750 | 5.66% |
| Konya avg. Rental Yields | 7.60% | ||
| BURSA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Bursa (all locations) | |||
| 1-Bedroom | $48,900 | $350 | 8.59% |
| 2-Bedroom | $61,300 | $420 | 8.22% |
| 3-Bedroom | $104,000 | $560 | 6.46% |
| 4+Bedroom | $135,100 | $830 | 7.37% |
| Bursa avg. Rental Yields | 7.66% | ||
| KAYSERI - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Kayseri (all locations) | |||
| 2-Bedroom | $55,600 | $340 | 7.34% |
| 3-Bedroom | $71,700 | $420 | 7.03% |
| 4+Bedroom | $112,300 | $670 | 7.16% |
| Kayseri avg. Rental Yields | 7.18% | ||
| All yields are gross - i.e., before taxes, repair costs, ground rents, estate agents' fees, and any other costs. Net yields (what you'll really earn) are typically around 1.5% to 2% lower. Source: Global Property Guide and Emlakjet |
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View the full rental yield dataset (2022 - Present)
Research Methodology:
Our rental yield analysis is conducted biannually to ensure up-to-date insights. We assess 1-bedroom, 2-bedroom, and 3-bedroom properties across the largest cities in Turkey, comparing median rental prices with median purchase prices to determine gross rental yields.
We source data from a leading local property platform, capturing both asking rents and list prices to reflect current market conditions. The gross rental yield is calculated using the following formula:
(Median Monthly Rent × 12) ÷ Median Purchase Price × 100
For example, if the median monthly rent is €500 and the median purchase price is €100,000, the yield is calculated as:
(€500 × 12) ÷ €100,000 = 6% Gross Rental Yield
Note: NET yields vary from country to country, but are usually 1.5-2% lower.
