For an expat moving to Türkiye, finding the right accommodation is a critical step in arranging a smooth transition and a pleasant stay. Where you live in your new destination can make or break your first and even lasting impression of the country itself. This is why it's important that you do proper research and make your choice carefully.
Here's the first thing you need to know: when it comes to accommodation, both renting and buying, things in Türkiye change quickly. New real estate and lease laws are often introduced and enacted overnight, making long-term planning a complicated feat.
However, having access to the right resources and staying up to date with the most recent changes will make it easier to find, rent or buy and keep your dream home in your new destination.
The real estate market in Türkiye
Navigating the housing market in Türkiye can be a challenge, especially for those who are unfamiliar with the local language and customs. But if you want to rent long-term accommodation or, especially, buy property, it is crucial to become familiar with the nuances of how the Turkish housing market works.
This includes the legalities, contractual obligations, and cultural practices.
From a legal perspective, foreign nationals looking to purchase property in Türkiye must be aware of certain restrictions and requirements.
For example, there are specific regulations about the types of properties foreigners can own and the total area they can purchase. Additionally, some areas in Türkiye are restricted or sensitive for foreign buyers due to military or cultural significance. It's also important to understand the process of obtaining a title deed (Tapu), which confirms ownership and should be processed through the Land Registry Office. You should also be aware that purchasing property in areas that already have a high concentration of foreign-owned properties may not allow you to apply for a property-based residence permit.
For purchasing property, it's crucial to work with a reputable real estate agent and to have all contracts reviewed by a legal professional. The process usually involves a preliminary agreement followed by a detailed sales contract.
Contractual obligations in Türkiye might differ from those in other countries. When renting accommodation, leases are usually signed for a one-year period and often require a deposit, typically equivalent to one or two months' rent. It is also customary for landlords in Türkiye to ask for a year's rent upfront — especially when renting to foreigners.
Cultural practices also play a significant role. In Türkiye, relationships and trust are key in business dealings, including real estate transactions. Negotiations are common, and it's expected that both parties will be flexible and open to discussion. Understanding and respecting these cultural nuances can greatly facilitate the process and help avoid misunderstandings.
Renting accommodation in Türkiye
Renting a property in Türkiye can be a straightforward process when approached with the right information and preparation. Here's a step-by-step guide along with essential tips to help you navigate the rental process in Türkiye.
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Start by researching areas that suit your lifestyle and budget. Online portals, local real estate agents, and community forums can be valuable resources. Consider factors like proximity to work or study, local amenities, and public transport links.
Pro tip: Sahibinden is the most popular website in Türkiye for renting and purchasing real estate — as well as other transactions. While the Sahibinden website and app do offer a basic English translation, a lot of users of the platform still refer to communicate in Turkish. Other popular websites include Hepsiemplak, Zingat, Emkajet, and others.
Booking and AirBnb are also popular options for initial and short-term accommodation searches. Once you've explored the area and would want to consider longer-term rent, you can inquire with your landlord about available options. Quite often, they will be able to put you in contact with the right people.
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Just like in other countries, landlords in Türkiye require certain documents from potential tenants. These may include identification (passport or residency permit), proof of income or employment, and possibly reference letters. International students might need to show admission letters or student IDs.
- Before signing a rental contract, make sure you understand all its terms. Key points to look for include:
- Lease duration and renewal terms.
- Rent amount and payment schedule, including any provisions for rent increases.
- Deposit amount and conditions for its return.
- Responsibilities for repairs and maintenance.
- Conditions under which either party can terminate the lease.
- Any restrictions (e.g., pets, subletting).
Good to know:
It is rather common in Türkiye to indicate a smaller lease amount in the rental contract than the one you will actually be paying. Due to high real estate taxes, landlords often resort to this practice to minimize related expenses. While this is a common practice with many landlords, keep in mind that this is still illegal and can be classified as tax evasion on your landlord's behalf.
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Once both parties agree on the terms, the contract is signed. Ensure you receive a copy of the signed contract for your records. Depending on whether you plan to apply for residency, you may also need to have your rental contract notarized. In any case, having a legal professional review the contract before you sign it is always a good idea.
Once everything is settled, you will need to pay your rent and deposit. As we've mentioned earlier in this article, in Türkiye, you will often be asked to pay a full year's rent in advance. In some cases, you may be able to negotiate to pay six months in advance or arrange your rent in three-month installments.
Tips on negotiating rent and dealing with landlords in Turkey
Rent prices in Türkiye can sometimes be negotiable. Don't hesitate to negotiate, especially if you're willing to commit to a longer lease term.
Approach negotiations respectfully, keeping Turkish cultural nuances in mind. Building a good rapport with the landlord can be highly beneficial in the long term.
Discuss any necessary repairs or improvements and ensure they are carried out before you move in or are included in the contract.
If you are unfamiliar with Turkish rental laws or the language, consider seeking legal advice or assistance from a translator when reviewing the contract.
Maintain open and honest communication with your landlord. If issues arise during your tenancy, it's best to address them directly and amicably.
Types of accommodation in Türkiye
Türkiye offers practically any type of accommodation imaginable — and you will have lots of options to choose from, especially in big cities.
Apartments
Large urban areas, like Istanbul, Ankara, and Izmir, offer a range of options from studios to multi-bedroom apartments catering to singles, couples, or families. High-end apartments with amenities like security, swimming pools, and fitness centers are also popular among expats and professionals — but are substantially more expensive compared to more traditional housing.
Villas and townhouses
You will find villas and townhouses mostly in suburban areas or in coastal regions like Bodrum and Antalya. These are ideal for families or those seeking more space and privacy. Many come with gardens and pool access.
Traditional Turkish houses
In areas like Cappadocia or the historical parts of cities, traditional houses (often renovated) provide a unique living experience, combining historic charm with modern comforts.
Penthouses
These high-end options are typically available in larger cities, offering spacious living with panoramic views and often luxurious amenities.
Serviced apartments
These apartments offer hotel-like services, such as cleaning, maintenance, and sometimes concierge services, suitable for those who prefer hassle-free living arrangements.
Farmhouses and rural properties
For those seeking a peaceful, countryside lifestyle, these properties offer space and are often situated in scenic areas, though they may be far from urban conveniences.
Student housing
In university towns, there are often apartments or dormitory-style accommodations designed specifically for students, usually furnished and budget-friendly
Co-living spaces
Emerging in larger cities, co-living spaces offer private bedrooms with shared common areas like kitchens and living rooms. They cater to young professionals and digital nomads, promoting a community living experience.
Lofts and studio flats
Popular among singles or young couples, these open-plan apartments are often found in urban areas and can be a stylish, more affordable option for city living.
Rent prices in Türkiye
The rent prices in Türkiye have been steadily and somewhat drastically increasing for the past several years, leading to many Turkish citizens stating publicly that they can no longer afford to rent accommodation in their own country.
In October 2022, the annual increase in house prices was a staggering 205%, as reported by the Central Bank of the Republic of Türkiye (CBRT).
Concurrently, the official statistics on rent inflation, which track the year-on-year change in housing rental prices, indicated a 41% rise, per data from Türkiye's official statistical office, TurkStat. However, the Center for Economic and Social Research (BETAM) at Bahçeşehir University provided a different perspective, estimating the annual rent increase at 146%, based on data from Türkiye's leading classified ads.
By November 2023, BETAM's analysis showed that the average monthly rent per square meter in Türkiye had reached 128 Turkish Lira (around USD 4.25). In Istanbul, the average rent for a 70-square-meter house stood at over USD 410 (not including utilities), while the net minimum salary was around USD 400.
This has led to a number of significant changes in Türkiye's internal and immigration policies. Notably, the minimum wage was increased early in 2024. However, rent prices continue to be on the rise, strongly driven by the continuing devaluation of the Turkish lira.
For expats looking to rent accommodation in Türkiye, two factors will take center stage: the city and region where you plan to settle and whether you will be receiving your income in Turkish Lira or a different currency.
Naturally, apartments in major cities, and specifically in popular expat neighborhoods, tend to be more expensive compared to smaller towns. As an example, renting a decently sized apartment in a good area in Istanbul these days doesn't seem realistic under at least USD 1,000.
Settling in coastal towns, especially those popular with tourists and expats, can also get pricey — particularly during the high season. On the other hand, renting in coastal areas in winter may come with pleasant discounts on rent prices.
If you will be receiving your income in Turkish Lira, it's essential that you plan your budget very carefully and take into account the potential further inflation as well as an increase in rent prices.
To sum up
For expatriates considering a move to Türkiye, selecting the right accommodation at the right price will be crucial for a smooth transition and a positive experience.
The dynamic nature of Türkiye's real estate and rental market, marked by rapid changes and new regulations, necessitates thorough research and informed decision-making. Whether renting or buying, understanding the legalities, contractual obligations, and cultural practices unique to Türkiye is very important.
The Turkish housing market offers a wide range of options, from modern apartments in bustling cities to traditional houses in historical areas, catering to diverse preferences and lifestyles. However, the recent sharp increase in house prices and rent inflation poses challenges, especially in major cities and popular expat neighborhoods. Expatriates need to consider their income source and plan their budgets cautiously, taking into account the ongoing inflation and potential further increases in rent.
For a successful property search, it is advisable to leverage local resources, understand contractual nuances, and engage with the culture and people. Building good relationships and negotiating respectfully can lead to favorable outcomes.
Whether you are drawn to the vibrant life of Istanbul, the serene beaches of the Aegean coast, or the quaint charm of a Cappadocian village, Türkiye offers a rich tapestry of living experiences for expats. With the right approach and preparation, finding your ideal home in this culturally rich and diverse country can be a fulfilling and enriching experience.
Useful link:
Sahibinden - Türkiye's number one classifieds website
We do our best to provide accurate and up to date information. However, if you have noticed any inaccuracies in this article, please let us know in the comments section below.
