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Property Investment
Rental Yield
in Turkey
Honest rental yield data for Turkey's top property markets in 2026. Gross and net yield estimates across Istanbul, Antalya, Alanya, Bodrum, Fethiye, and Izmir — with short-term vs long-term comparisons and legal context for foreign landlords.
Quick Answer
What rental yield can I expect from Turkish property?
Gross rental yields in Turkey range from 3–15% depending on location and strategy. Short-term rental (Airbnb / booking platforms) in coastal tourist areas like Alanya and Konyaaltı delivers the highest gross yields (9–15%). Long-term residential lets in Istanbul run 3–5% gross. Net yields after costs are typically 2–4 percentage points lower.
- ›Highest yield (short-term): Alanya (9–15%), Konyaaltı (8–14%), Fethiye (7–11%)
- ›Istanbul long-term yield: 3–5% gross — but capital growth compensates
- ›Net yield is typically 2–4% lower than gross after fees, tax, insurance, maintenance
- ›Always calculate net yield: gross − management − tax − insurance − maintenance
Yield data by location
Rental yields: city and district comparison.
Gross yields based on market rental rates and typical purchase prices, 2026. Net estimates assume 20% management, 10% maintenance/insurance, 15% tax deduction.
| Location | City | Short-term Gross | Long-term Gross | Net Estimate | Best Strategy | Notes |
|---|---|---|---|---|---|---|
| Kadıköy | Istanbul | 6–9% | 3–5% | 2.5–4% | Long-term | Strong long-term demand from university students and young professionals; short-term yield limited by high purchase price |
| Beşiktaş | Istanbul | 5–8% | 3–4.5% | 2–3.5% | Long-term / capital growth | Premium area; lower yield but strongest capital growth in Istanbul. Hold for appreciation. |
| Fatih / Sultanahmet | Istanbul | 7–12% | 3–5% | 4–6% (short-term) | Short-term (tourism) | Tourist area — Airbnb performs well but requires active management; regulatory risk for short-term lets |
| Konyaaltı | Antalya | 8–14% | 4–6% | 5–9% | Short-term | Strong April–October season; professional management recommended; high occupancy in peak months |
| Lara | Antalya | 7–12% | 4–5.5% | 4.5–7.5% | Short-term | Family tourism focus; longer shoulder season than Alanya; growing year-round demand |
| Alanya centre | Alanya | 9–15% | 4–6% | 6–10% | Short-term | Best gross yields in Turkey's coastal market; lower entry prices amplify percentage returns |
| Bodrum centre | Bodrum | 6–10% | 3–5% | 3.5–6% | Short-term (luxury) | Premium pricing limits yield; but luxury villas can deliver very high absolute income if well-positioned |
| Fethiye / Ölüdeniz | Fethiye | 7–11% | 4–6% | 4–7% | Short-term | British expat tourism creates strong short-let demand; Ölüdeniz commands premium for Blue Lagoon proximity |
| Alsancak / Kordon | Izmir | 5–8% | 3.5–5% | 2.5–4% | Long-term | Large student and professional population; stable year-round demand; limited short-let tourism market |
From gross to net
What costs reduce your yield?
Gross yield figures are widely quoted but rarely what you actually receive. Understanding the deductions that convert gross yield to net yield is essential for realistic investment planning. Here are the key cost items for foreign property owners in Turkey.
| Cost Item | Typical Amount | Notes |
|---|---|---|
| Property management fee | 15–20% of rental income | Essential for non-resident landlords; higher for short-term management |
| DASK earthquake insurance (mandatory) | €50–200/year | Varies by property size and location; required by law |
| Annual property tax | 0.1–0.2% of declared value | Lower in non-metro municipalities (0.1%); Istanbul/Ankara = 0.2% |
| Utilities (if furnished) | €50–150/month when occupied | Short-let landlords typically pay utilities |
| Building maintenance (aidat) | €20–100/month | Common areas, lift, security, pool — varies by complex |
| Rental income tax | 15–35% on net profit | After deducting expenses; 25% rate typical for mid-range income |
| Accountant / tax filing | €200–500/year | Required to properly declare and deduct expenses in Turkey |
Rule of thumb
Subtract 25–35% from gross yield to estimate net yield for a non-resident foreign landlord using professional management. A property advertised at 10% gross typically delivers 6–7% net if managed professionally and tax is properly declared.
Investment strategy guide
Which market suits your investment goals?
Antalya for short-term rental income
Antalya's combination of 15+ million annual tourists, Mediterranean beaches, and relatively affordable property prices creates Turkey's strongest short-term rental market. Konyaaltı and Lara apartments let by competent management companies generate 8–14% gross yield. Alanya offers even higher gross yields at lower purchase prices.
Best for: yield-first investors, holiday home owners wanting income to offset costs
Istanbul for long-term capital growth
Istanbul has Turkey's most liquid and deep property market. Premium districts — Beşiktaş, Kadıköy — have delivered 8–15% annual EUR appreciation over five years as the lira weakened. Long-term rental yields are modest (3–5% net) but the combination of yield + capital growth is compelling. The city's 15m+ population and undersupply of quality housing support long-term prices.
Best for: wealth preservation, citizenship, portfolio diversification
Bodrum for luxury positioning
Bodrum's premium market means lower yield percentages but higher absolute income from the right property. A beachfront villa at €800,000 renting for €15,000/week in August delivers exceptional absolute returns in season. The key is quality and positioning — Bodrum rewards the right product; average stock performs poorly.
Best for: high-net-worth investors buying premium waterfront or villa stock
Legal context
What foreign landlords need to know.
Foreign landlords must obtain a Turkish tax number (vergi kimlik numarası) to declare rental income.
Rental income from Turkish property must be declared annually in Turkey, regardless of where the landlord lives.
Short-term rental licences (günlük kiralama izni) are required for Airbnb-style rentals — building managers must approve.
Expenses (management fees, maintenance, insurance, depreciation) can be deducted before calculating taxable rental income.
Capital gains on property sold within 5 years of purchase are taxable in Turkey; after 5 years, gains are exempt.
Double taxation treaties with most European countries and the UK prevent being taxed twice on the same rental income.
Property investment resources
Rental Income in Turkey
Tax, yields, ROI, and investor guide
Airbnb Laws in Turkey
Short-term rental licensing and fines
Property Management in Turkey
Fee structures, contracts, best practice
Buying Property in Turkey
Step-by-step purchase guide
Property Taxes in Turkey
Annual holding costs
Best Places to Buy Property
Top locations compared
Turkish Citizenship by Investment
$400k property pathway