Moving to Izmir? Great idea! Türkiye's third-largest city, Izmir combines the cultural and entertainment amenities of a big city with a more relaxed atmosphere, pleasantly mild weather and proximity to famous beach resorts such as Datca, Cesme and Alacati.
Getting to know Izmir
Izmir, established as an ancient Greek colony under the name 'Smyrna', has a 3,300-year-old history and showcases many attractions of historical interest, including the ruins of the famous Greek city of Ephesus, located just a few kilometers away from the city center.
Izmir is also home to a large Jewish community and historic synagogues, mostly concentrated in the neighborhoods of Alsancak and Karatas. The city is also home to a substantial number of Levantines – an Italian and French-descended community.
Over the years, the city has developed into one of the country's biggest economic, commercial and business hubs, notably thanks to its international port. The warm climate, historic monuments, unique traditional food, and beautiful beaches around the city contribute to Izmir's advanced and diverse tourism potential.
Increased business activity has done little to undermine the Mediterranean charm of Izmir, which retains a hedonistic feel with its avenues lined with palm trees, its culture of fresh food and sea sports like sailing and kitesurfing.
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Among Izmir's celebrated food specialties are the kumru – a hearty sandwich made of a special bread type with sesame seeds filled with pretty much everything you can think of (salad, various types of cheese, salami, sausage, and, of course, a signature sauce) – and the karadut suyu, basically a wild berry syrup, traditionally consumed iced in the summertime. Lokma, which is a fried sweet bread that is served with cinnamon and sugar syrup, is also a very famous traditional food that visitors should give a try when they visit Izmir.
Popular neighborhoods in Izmir
Izmir is known for its vibrant culture and beautiful coastline and is a popular destination for expats. However, your experience in the city may be substantially affected by your choice of accommodation and neighborhood. Here's a brief overview of the city's major residential areas.
Alsancak is the heart of Izmir's social life, with bustling streets, cafes, bars, and restaurants. This neighborhood is close to the seafront and has excellent transportation links. One of the possible downsides of settling here is that the area tends to get crowded and noisy, particularly on weekends and holidays. As Alsancak is a central location, rent prices here tend to be on the expensive side.
Karşıyaka is a lively district with a mix of modern and traditional vibes. This area has good options for shopping, dining, and cultural activities. It's also a family-friendly area with good schools and parks. Just like Alsancak, this area may get relatively busy on weekends. On the other hand, rent prices here are less expensive than in central areas, starting at 13,000 to 15,000 Turkish Lira (around USD 430 to USD 500).
Bornova is known as a student area thanks to its proximity to several universities. This neighborhood offers a vibrant, young atmosphere with affordable dining and entertainment options. Just like most younger neighborhoods, Bornova can occasionally get noisy, especially in the areas close to the universities. Rent prices here start at over 10,000 Turkish Lira (around USD 330), and you may find more options for shared accommodation in this area.
Göztepe is an upscale neighborhood known for its elegant buildings and green spaces. It's quite close to Izmir's famous waterfront promenade, and renting here is some of the priciest in the city. Renting an apartment here will cost you upwards of 20,000 Turkish Lira (around USD 660) — and this would just be the starting price.
Buca is a predominantly residential area with a local feel. Here, you will find more affordable housing and fewer people than in central districts. The downsides of settling in Buca are the neighborhood's distance from the city center and main attractions, as well as the lack of amenities in some areas. Rent prices here start at just over 10,000 Turkish Lira (around USD 330).
Bayraklı is a growing business district with modern apartments and offices. This area has good transportation links and access to all important amenities. On the downside, the area is still under development and lacks the charm and comfort of the more established neighborhoods. The average rent in the area is around 13,000 Turkish Lira (around USD 430).
Kordon is probably the most picturesque of Izmir's neighborhoods, taking up the city's most valuable waterfront real estate. This area is ideal for those who enjoy vibrant nightlife and being close to the sea. Note that Konat is a premium living area with rent prices comparable to Alsancak and Göztepe.
Konak is the historic heart of the city, with a rich cultural heritage and easy access to bazaars and historical sites. Things here can get quite busy and noisy, and some of the older buildings in the area may lack modern amenities. The average rent prices in the area range from 10,000 to 20,000 Turkish Lira. (USD 330 to 660).
Bostanlı is a family-friendly area with a relaxed vibe, nice parks, cafes, and local markets. There are fewer entertainment options here compared to central areas — but Bostanli makes up for this in peace and quiet, rare commodities in the busy and loud Izmir. The average rent in the area is around 20,000 Turkish Lira (USD 660).
Types of accommodation in Izmir
Apartments
Apartments are the most common type of accommodation in Izmir and come in a variety of sizes, styles, and locations. There is something for everyone, from tiny walk-ups in quieter regions to high-rise structures with breathtaking views of the Aegean Sea.
Villas and standalone houses
Villas and detached houses can be found on Izmir's outskirts and certain seaside. These are a great option for those who are looking for more solitude and space as well as big families. Standalone houses in Izmir, especially in its suburbs, often come with small gardens, terraces, and occasionally even private pools. Places like Çeşme, Karşıyaka, and Urla are well-known for their opulent homes and provide a more relaxed way of life away from the bustle of the city.
Gated communities
Gated communities in Izmir are contemporary apartment complexes that offer a variety of features like playgrounds, exercise facilities, swimming pools, and security services, all contributing to a pleasant and safe living environment. These complexes provide convenience and a feeling of community and are typically found in places that are experiencing more recent urban developments.
How to rent an apartment in Izmir
Renting an apartment in Izmir is relatively straightforward — but can also be daunting for someone who is new to the city and doesn't speak the language. What can be of great help here is careful planning and sufficient research.
Start with a quick overview of Izmir's real estate market. Websites like Sahibinden can give you a quick overview of the neighborhoods and prices.
Once you have a general understanding of what the city has to offer, you can make a shortlist of your key requirements: location preferences, amenities you require, apartment size, and more.
Next, consider your budget. This is very important in Türkiye and an expensive city like Izmir, as rent prices in the country continue to increase, especially against the devaluing Turkish Lira. If you receive your income in local currency, it's important to keep these changes in mind: over the last five years, the Turkish Lira has lost over 80% of its value against the USD. When considering your rent budget, you should also take into account that utilities are typically not included in the lease payments and that most landlords in Türkiye will expect you to pay a year's rent amount upfront.
Where to look for accommodation in Izmir
Just like in most big cities, the first places to turn to in your accommodation search are online property portals such as Sahibinden, Hepsiemlak, and Zingat.
If you are new to Türkiye, it may be best to talk to a local real estate agent. While real estate agents do charge a fee, they can be very helpful in quickly finding a suitable option — and at a better price. Additionally, they can offer valuable insights into the local real estate market and help you negotiate.
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Note that sometimes, in Türkiye, the best deals are found through word-of-mouth. Ask friends, colleagues, or expat communities for leads.
Signing a lease in Izmir
When renting an apartment in Izmir, the rental agreement is a crucial document that outlines your rights and responsibilities as a tenant. In Türkiye, these contracts are typically set for a duration of one year. It's very important that you understand all the aspects of the lease before signing it.
Key elements of the rental agreement in Türkiye are the following:
- The agreement should clearly state the monthly rent and the due dates for payment. Ensure you are comfortable with these terms and understand any penalties for late payments. As we've mentioned earlier, it's common practice for landlords in Türkiye to ask for you to pay your one year's rent upfront + a two-month deposit. In some cases, you may be able to negotiate a six-month upfront payment or arrange to pay in installments every three to four months. However, as this is a rather popular requirement, especially when renting to foreigners, it's important to consider this when budgeting for your rent. Another important thing to take into account is that it's 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.
- Your rental agreement should clarify which maintenance responsibilities fall to you and which are the landlord's. Usually, minor repairs and regular maintenance are the tenant's responsibility, while significant repairs are the landlord's.
- Some contracts include a clause that allows for an annual increase in rent, typically aligned with inflation rates. Understand how and when rent can be increased. This is especially important in the current economic conditions in Türkiye, where rent prices are continuously increasing.
- Understand the conditions under which you or the landlord can terminate the lease early, including any penalties or notice periods required.
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Negotiation is a common part of the rental process in Türkiye, and there is often room to discuss terms that suit both parties better. For instance, if you believe that the rent amount could be lowered or paid under different conditions, you can try to suggest your own terms to the landlord. Landlords may be willing to reduce the rent for a reliable tenant, especially if you commit to a longer lease.
Cultural specifics of renting accommodation in Izmir
Renting in Izmir, as in many parts of Türkiye, is not just a transactional process but is often influenced by cultural norms and practices. Understanding these cultural specifics can greatly enhance your experience.
In Turkish culture, relationships are at the heart of business dealings, including the rental market. Landlords and tenants often prefer to establish a personal connection, going beyond the mere contractual relationship. This can involve informal chats, sharing a cup of tea, or discussing mutual interests. Such interactions not only build trust but can also provide a more flexible and understanding environment for both parties. For expats, engaging in these relationship-building practices can lead to a more enjoyable renting experience and might even result in better rental terms.
Negotiations in Türkiye are commonplace and generally expected in various situations, including renting. However, it's important to approach negotiations with respect and politeness. Aggressive bargaining is not well-received. Instead, it's about finding a mutually beneficial agreement.
In many of Izmir's neighborhoods, there's a strong sense of community. New tenants, especially foreigners, might find that neighbors show a keen interest in them. This is usually well-intentioned, with neighbors often offering help or advice about living in the area. Participating in local events or communal activities can be a great way to integrate into the community and understand the local way of life.
Buying property in Izmir
If you are considering settling in Izmir for good or are looking to make an investment, buying property may be the option to consider. Buying accommodation in Izmir (as well as other Turkish cities) comes with several practical benefits. If you buy accommodation in the country valued at over USD 200,000, you will be able to apply for short-term residency in Türkiye (up to two years with renewal); if you buy accommodation valued at over USD 600,000, you will also have the option to become a Turkish citizen.
Property prices in Izmir start at around USD 60,000. You may also find cheaper options in older residencies and further from the city center. Prices also increase to over USD 300,000 for 3+ apartments in popular locations.
The process of buying property in Izmir is pretty straightforward. You can find more details about the purchase process in our article about buying property in Türkiye. However, as the regulations regarding real estate purchase and the related residency and other benefits change frequently, it is strongly advised that you work with real estate and residency lawyers before making a decision.
Important:
In 2023, Türkiye introduced a new law requiring homeowners to apply for a special permit before listing their properties for short-term rent, for instance, on Airbnb.
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