Gross rental yields in Turkey: Istanbul and 7 other cities
Average gross rental yield in Turkey stands at 7.32% (Q1, 2026). Previously, in Q3 2025, the rental yield was 7.76%.
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 | $248,300 | $1,100 | 5.32% |
| 2-Bedroom | $336,000 | $1,490 | 5.32% |
| 3-Bedroom | $493,200 | $1,840 | 4.48% |
| 4+Bedroom | $820,000 | $2,870 | 4.20% |
| Maltepe | |||
| 1-Bedroom | $142,200 | $880 | 7.43% |
| 2-Bedroom | $177,800 | $980 | 6.61% |
| 3-Bedroom | $247,700 | $1,120 | 5.43% |
| Esenyurt | |||
| 1-Bedroom | $49,300 | $440 | 10.71% |
| 2-Bedroom | $59,600 | $440 | 8.86% |
| 3-Bedroom | $88,300 | $590 | 8.02% |
| Şişli | |||
| 1-Bedroom | $112,400 | $670 | 7.15% |
| 2-Bedroom | $114,700 | $800 | 8.37% |
| 3-Bedroom | $206,400 | $1,160 | 6.74% |
| Beylikdüzü | |||
| 1-Bedroom | $45,800 | $570 | 14.93% |
| 2-Bedroom | $70,000 | $690 | 11.83% |
| 3-Bedroom | $137,100 | $920 | 8.05% |
| 4+Bedroom | $204,100 | $1,320 | 7.76% |
| Sarıyer | |||
| 1-Bedroom | $259,200 | $830 | 3.84% |
| 2-Bedroom | $344,100 | $1,140 | 3.98% |
| 3-Bedroom | $521,800 | $1,840 | 4.23% |
| Küçükçekmece | |||
| 1-Bedroom | $78,000 | $690 | 10.62% |
| 2-Bedroom | $100,400 | $730 | 8.73% |
| 3-Bedroom | $149,100 | $970 | 7.81% |
| Kağıthane | |||
| 1-Bedroom | $88,900 | $650 | 8.77% |
| 2-Bedroom | $113,500 | $750 | 7.93% |
| 3-Bedroom | $162,900 | $830 | 6.11% |
| Istanbul (all locations) | |||
| 1-Bedroom | $84,300 | $620 | 8.83% |
| 2-Bedroom | $101,400 | $670 | 7.93% |
| 3-Bedroom | $149,600 | $960 | 7.70% |
| 4+Bedroom | $235,300 | $1,610 | 8.21% |
| Istanbul avg. Rental Yields | 8.17% | ||
| ANKARA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Çankaya | |||
| 1-Bedroom | $135,300 | $800 | 7.10% |
| 2-Bedroom | $146,700 | $800 | 6.54% |
| 3-Bedroom | $154,700 | $850 | 6.59% |
| 4+Bedroom | $294,600 | $1,380 | 5.62% |
| Keçiören | |||
| 2-Bedroom | $66,500 | $520 | 9.38% |
| 3-Bedroom | $91,400 | $530 | 6.96% |
| 4+Bedroom | $152,400 | $940 | 7.40% |
| Mamak | |||
| 2-Bedroom | $60,800 | $460 | 9.08% |
| 3-Bedroom | $82,500 | $520 | 7.56% |
| Etimesgut | |||
| 2-Bedroom | $94,000 | $570 | 7.28% |
| 3-Bedroom | $100,800 | $570 | 6.79% |
| 4+Bedroom | $189,100 | $1,050 | 6.66% |
| Sincan | |||
| 2-Bedroom | $68,500 | $460 | 8.06% |
| 3-Bedroom | $80,200 | $480 | 7.18% |
| Yenimahalle | |||
| 2-Bedroom | $131,800 | $690 | 6.28% |
| 3-Bedroom | $126,100 | $690 | 6.57% |
| 4+Bedroom | $217,600 | $1,060 | 5.85% |
| Altındağ | |||
| 2-Bedroom | $59,600 | $400 | 8.05% |
| 3-Bedroom | $87,000 | $530 | 7.31% |
| Ankara (all locations) | |||
| 1-Bedroom | $86,600 | $610 | 8.45% |
| 2-Bedroom | $80,200 | $570 | 8.53% |
| 3-Bedroom | $89,100 | $570 | 7.68% |
| 4+Bedroom | $159,400 | $1,030 | 7.75% |
| Ankara avg. Rental Yields | 8.10% | ||
| ANTALYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Kepez | |||
| 1-Bedroom | $63,100 | $420 | 7.99% |
| 2-Bedroom | $87,200 | $500 | 6.88% |
| 3-Bedroom | $114,700 | $600 | 6.28% |
| Muratpaşa | |||
| 1-Bedroom | $97,500 | $620 | 7.63% |
| 2-Bedroom | $120,400 | $620 | 6.18% |
| 3-Bedroom | $165,200 | $800 | 5.81% |
| Alanya | |||
| 1-Bedroom | $87,200 | $440 | 6.06% |
| 2-Bedroom | $131,900 | $550 | 5.00% |
| 3-Bedroom | $195,000 | $660 | 4.06% |
| 4+Bedroom | $236,300 | $920 | 4.67% |
| Konyaaltı | |||
| 1-Bedroom | $113,500 | $600 | 6.34% |
| 2-Bedroom | $172,000 | $800 | 5.58% |
| 3-Bedroom | $223,600 | $990 | 5.31% |
| 4+Bedroom | $355,500 | $1,150 | 3.88% |
| Antalya (all locations) | |||
| 1-Bedroom | $83,000 | $460 | 6.65% |
| 2-Bedroom | $106,900 | $560 | 6.29% |
| 3-Bedroom | $144,100 | $690 | 5.75% |
| 4+Bedroom | $195,700 | $960 | 5.89% |
| Antalya avg. Rental Yields | 6.14% | ||
| IZMIR - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Karşıyaka | |||
| 1-Bedroom | $108,900 | $690 | 7.60% |
| 2-Bedroom | $120,400 | $750 | 7.48% |
| 3-Bedroom | $158,200 | $830 | 6.30% |
| Konak | |||
| 1-Bedroom | $79,000 | $720 | 10.94% |
| 2-Bedroom | $80,200 | $600 | 8.98% |
| 3-Bedroom | $126,100 | $690 | 6.57% |
| Karabağlar | |||
| 2-Bedroom | $84,800 | $460 | 6.51% |
| 3-Bedroom | $113,900 | $600 | 6.32% |
| Buca | |||
| 1-Bedroom | $66,500 | $460 | 8.30% |
| 2-Bedroom | $86,000 | $480 | 6.70% |
| 3-Bedroom | $108,900 | $630 | 6.94% |
| Bornova | |||
| 1-Bedroom | $90,600 | $570 | 7.55% |
| 2-Bedroom | $107,800 | $570 | 6.35% |
| 3-Bedroom | $147,300 | $640 | 5.21% |
| Izmir (all locations) | |||
| 1-Bedroom | $73,400 | $480 | 7.85% |
| 2-Bedroom | $95,100 | $570 | 7.19% |
| 3-Bedroom | $126,800 | $680 | 6.44% |
| 4+Bedroom | $183,400 | $990 | 6.48% |
| Izmir avg. Rental Yields | 6.99% | ||
| ADANA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Çukurova | |||
| 1-Bedroom | $63,900 | $450 | 8.45% |
| 2-Bedroom | $87,000 | $500 | 6.90% |
| 3-Bedroom | $105,500 | $642 | 7.30% |
| 4+Bedroom | $154,800 | $800 | 6.20% |
| Seyhan | |||
| 1-Bedroom | $68,800 | $340 | 5.93% |
| 2-Bedroom | $79,700 | $530 | 7.98% |
| 3-Bedroom | $105,300 | $570 | 6.50% |
| 4+Bedroom | $172,000 | $1,040 | 7.26% |
| Adana (all locations) | |||
| 1-Bedroom | $38,700 | $320 | 9.92% |
| 2-Bedroom | $63,100 | $410 | 7.80% |
| 3-Bedroom | $95,200 | $570 | 7.18% |
| 4+Bedroom | $155,500 | $800 | 6.17% |
| Adana avg. Rental Yields | 7.77% | ||
| KONYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Konya (all locations) | |||
| 1-Bedroom | $46,900 | $400 | 10.23% |
| 2-Bedroom | $68,800 | $440 | 7.67% |
| 3-Bedroom | $98,600 | $460 | 5.60% |
| 4+Bedroom | $130,700 | $640 | 5.88% |
| Konya avg. Rental Yields | 7.35% | ||
| BURSA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Bursa (all locations) | |||
| 1-Bedroom | $52,100 | $370 | 8.52% |
| 2-Bedroom | $63,000 | $410 | 7.81% |
| 3-Bedroom | $104,300 | $570 | 6.56% |
| 4+Bedroom | $134,600 | $800 | 7.13% |
| Bursa avg. Rental Yields | 7.51% | ||
| KAYSERI - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Kayseri (all locations) | |||
| 2-Bedroom | $58,500 | $365 | 7.49% |
| 3-Bedroom | $74,500 | $370 | 5.96% |
| 4+Bedroom | $111,800 | $570 | 6.12% |
| Kayseri avg. Rental Yields | 6.52% | ||
| 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.
