Accommodation in Turkey

Renting expat accommodation in Turkey can be a straightforward process, but it requires a dash of common sense and sharp negotiation skills, especially in a fast-moving market. While recent years of high inflation have made ‘great deals’ harder to find, housing is widespread and varied. For those looking to purchase, buying property in Turkey remains a popular option for expats, with rates that are often competitive compared to other European hubs.

Types of accommodation in Turkey

There are many types of accommodation available in Turkey, from standard flats (daire) and apartments to modern condominiums within a complex (site) or high-end residences (rezidans), as well as detached houses and luxury villas. The price of property in Turkey varies greatly according to the type and quality of a residence, its location, how recently it was constructed and whether it has parking facilities. Parking spaces are at a premium in Turkish cities, especially in Istanbul. As can be expected, property prices are generally higher in urban areas than in rural areas.

There are no specific ‘expat only’ areas in Turkey. Expats moving to Istanbul, however, tend to cluster in certain districts. On the European side, areas like Nişantaşı, Teşvikiye, and Cihangir are popular for their central location and lively social scenes. On the Asian side, districts like Kadıköy (especially the Moda neighbourhood), along with Bostancı and Suadiye, are highly sought after for their high quality of life and more residential atmosphere.

Areas and Suburbs in Istanbul

Furnished vs unfurnished

Rental properties in Turkey can either be furnished or unfurnished, as both are equally available. Furnished apartments and villas often include everything from beds to cutlery and crockery. Many expats prefer renting fully furnished accommodation, as it saves them time and the money involved in either transporting furniture from their home countries or buying it once in Turkey. That said, furnished accommodation will be pricier than unfurnished, and it also usually requires a larger deposit.

Short lets

New regulations require anyone renting a property for less than 100 days to hold a tourism license and secure consent from every resident in the building. This law has wiped out thousands of casual Airbnb listings. Ensure your host is fully licensed; otherwise, you risk immediate eviction.

For a compliant and hassle-free solution when you first arrive, consider services that specialise in furnished, mid-term rentals (30+ days), such as Blueground, or look for ‘aparthotels’. These options, while more expensive than a traditional lease, are more affordable than a hotel and typically include utilities. They also allow you to get to know different neighbourhoods before committing to a long-term contract.

Useful links

• Airbnb
• Vrbo
• Blueground

Finding accommodation in Turkey

Finding accommodation in Turkey requires careful effort due to the government's residency restrictions. To manage population density, over 1,100 neighbourhoods across Turkey (including popular parts of Istanbul like Fatih and Esenyurt) are ‘closed’ to new foreign residence permits. Before you fall in love with an apartment, you must verify that the address is in an ‘open’ zone; otherwise, you cannot legally register your residency.

There are several online property portals, and the largest platforms are Sahibinden.com, Hepsiemlak, and Emlakjet. Sahibinden is the most comprehensive (similar to Craigslist) but may have more outdated listings. Expat social media groups are also an option, but you must be extremely wary of scams, which often target new arrivals. For a safer process, expats should engage the services of a reputable real estate agent (emlakçı).

Not all agents speak English, so it’s worth finding one experienced with international clients. In Turkey, the agent’s commission (emlakçı komisyonu) is customarily paid by the tenant and is legally capped at one month’s rent plus VAT. Some people moving here will be lucky enough to have a relocation company working on their behalf; these specialists will assess preferences, shortlist properties, and handle much of the logistics.

Accommodation in Istanbul 
Accommodation in Ankara

Useful links

• Sahibinden
• Hepsiemlak
• Emlakjet
• Zingat

Renting accommodation in Turkey

Renting accommodation in Turkey involves a few key steps. As with most aspects of life in Turkey, negotiation is key. Points like the monthly rental fee and the deposit to be paid can often be negotiated with the landlord. If an expat lacks the stomach or the skills to do it alone, the real estate agent can negotiate these points.

Making an application

The rental process in Turkey depends on the route expats choose to take. Most expats will research properties online and contact some local estate agents who will set up viewings. The estate agent will help with any negotiating to reach an agreement with the landlord, and will then draw up a rental contract. The deposit and the first month’s rent need to be paid before the start of the tenancy.

If an expat decides to rent accommodation directly from a landlord, the process is fairly straightforward. You should nevertheless uphold a formal relationship with your landlord and ensure you get a signed rental contract (kira kontratı). For expats applying for a residence permit, this contract must be notarised (noter). This is a legal requirement for your permit application and also helps avoid future misunderstandings.

Leases

Rental agreements in Turkey don’t necessarily follow a specific form or set of requirements. When renting directly from the landlord, a verbal agreement is often made, but it is recommended to secure a written tenancy contract. This can be used to document the lease term, rent and deposit as well as the responsibilities of both the tenant and landlord.

The period of a long-term lease agreement is typically negotiated, with one-year contracts being the standard. After the first year, the contract typically extends automatically. A key point to understand is the annual rental increase. While landlords and tenants can agree on a rate in the initial contract, all renewal increases are heavily regulated by law. Landlords can now raise rents in line with the 12-month average Consumer Price Index (CPI). The previous 25 percent cap on increases expired in July 2024. Given recent inflation rates, you could face a legal hike of 40 to 60 percent when your contract renews. Always check the current official CPI rate before agreeing to an increase.

Turkey’s rental law does not have specific stipulations on pets. The decision is entirely up to the landlord. Expats will need to discuss this directly and get written permission. It is common for landlords, and particularly the management of modern condominium complexes (site), to have a ‘no pets’ policy, so this should be clarified early in your search.

Deposits

While the law caps the security deposit at three months' rent, market reality often demands more. To hedge against currency devaluation, many landlords now request six to twelve months of rent upfront, particularly from foreign tenants without a local credit history. The deposit is reimbursed after deductions have been made to cover damage caused by the tenant or unpaid utility bills at the end of the term of the lease agreement.

Termination of the lease

A standard one-year contract cannot be terminated mid-lease by the tenant without penalty. If you need to break the lease early, you’ll typically be liable for the remaining rent until the landlord finds a new tenant. To terminate the contract at its natural end (for instance, at the 12-month mark), you need to give the landlord written notice at least 15 days before the lease’s expiration date. If no notice is given, the contract automatically extends for another year under the same conditions (although new rent increase rules apply).

Tenants should also ensure they return the property in the same condition they found it, as landlords will deduct money for repairs from their security deposit should the property be damaged beyond normal wear and tear.

Utilities

Whether the tenant is liable for utility bills in Turkey will depend on the agreement. In a standard long-term lease, the tenant is almost always responsible for registering and paying for all utilities, like electricity and water, as well as gas for heating. While some short-term or serviced apartments might bundle these costs, you should plan on managing them yourself. This requires you to open new subscriptions (abonelik) in your own name for each service.

Some landlords will arrange all utility services themselves. Others will leave the responsibility to their tenant. In rare cases – mostly when renting directly from an owner – utilities may be included in the monthly rent. Expats should ensure they understand the arrangement before they move into their accommodation.

Utilities can be paid at banks or with automatic payments through one’s bank account. Automatic payments are the most convenient option. These can easily be arranged by visiting the bank with a copy of the bill. Expats should never make a payment to someone who comes to the door claiming to be an agent, as utilities are never paid like this.

Electricity

The electricity supply in Turkey is privatised and managed by regional distribution companies. For example, Istanbul’s European side is served by BEDAŞ and its Asian side by AYEDAŞ. While the grid is generally stable in major cities, power surges or short outages can occur, so it’s wise to use surge protectors for sensitive electronics.

To connect your electricity, you must open a new subscription. This can often be done online through the e-Devlet (e-government) portal once you have a residence permit. Otherwise, you can visit a local office of your regional supplier.

You will need several documents: your passport and residence permit card (YKN), your notarised rental contract, the property’s DASK (compulsory earthquake insurance) policy, and the meter’s installation number (tesisat numarası). You must pay a security deposit (güvence bedeli), which is refunded when you close the account. Bills are issued monthly.

Gas

Most modern apartments in major cities like Istanbul and Ankara have mains natural gas (doğalgaz) for heating (using a kombi boiler) and cooking. The main suppliers are regional, such as İGDAŞ in Istanbul and Başkentgaz in Ankara.

The connection process is similar to electricity and can often be started online via e-Devlet. You will need your rental contract, DASK insurance, passport or residence permit, and meter number. Expats must typically pay both a one-time, non-refundable connection fee and a refundable security deposit.

Water

The water supply in Turkey is managed by local municipalities, and in major cities like Ankara and Istanbul, the drinking water is sourced from dams and is then chlorinated. This chlorination often makes the water unpalatable, and as such, most people in the country choose to drink bottled water. Large five-gallon (19L) bottles called damacana are available for home delivery from local services.

Still, you will need to connect the water supply for other uses. The main provider in Istanbul is İSKİ, and in Ankara, it is ASKİ. You can transfer an account to your name online via e-Devlet or by visiting a municipal office. You will need your rental contract, proof of identity, DASK insurance, and meter reading.

Water bills are issued monthly and typically include an environmental tax. The local municipality will institute a penalty for late payments after a short grace period.

Bins and recycling

Waste management in Turkey is overseen by local municipalities, which are responsible for collecting, separating, disposing of, and recycling rubbish. In urban areas, the municipality provides large dumpsters where residents can drop off their rubbish for kerbside collection.

Recycling is a relatively new concept in Turkey, and its definition continues to evolve. Households are encouraged to separate recyclable waste from other materials, and Istanbul is home to several recycling facilities. Another significant part of the country’s recycling efforts is the rubbish collectors who make a living from collecting recyclables and selling them to depots around the city that then sell them to factories for recycling.

Useful links

• e-Devlet e-Government Portal
• DASK Earthquake Insurance