Many foreign buyers purchase property in Istanbul with the intention of generating rental income. However, successfully renting out an apartment in Turkey involves far more than simply finding a tenant and signing a contract.
From tenancy agreements and guarantors to rent increase clauses, maintenance fees and tenant selection, overseas landlords need to understand how the Istanbul rental market operates before putting their property on the market.
This guide explains the key stages involved in renting out property in Istanbul and the practical issues foreign owners should consider before handing over the keys.
Need help renting your apartment in Istanbul?
Pera Property assists overseas landlords with tenant sourcing, tenancy setup, rent monitoring, maintenance coordination and ongoing property management.
1. Decide What Type of Rental Strategy You Want
The first step is deciding what type of rental model suits your property and investment objectives.
Most foreign owners in Istanbul choose between:
- long-term residential rental;
- short-term furnished rental;
- executive or corporate rental;
- student-oriented rental;
- lifestyle usage with occasional rental income.
The correct strategy depends on:
- district;
- building rules;
- apartment size;
- target tenant profile;
- furnishing quality;
- your operational expectations.
For example, a luxury residence in central Istanbul may suit executive tenants, while a smaller apartment near universities may perform better with young professionals or students.
2. Check Building Rules Before Considering Short-Term Rental
Many foreign investors assume they can automatically use platforms such as Airbnb in Istanbul. In reality, short-term rental regulations in Turkey have tightened significantly.
Before purchasing or renting out a property on a short-term basis, owners should check:
- building management rules;
- site regulations;
- tourism licensing requirements;
- municipality restrictions;
- whether short-term rental activity is prohibited within the building.
Some residences and apartment buildings explicitly ban short-term rentals through management plans or resident voting structures.
For many overseas owners, long-term rental remains the more stable and lower-risk approach.
3. Furnish the Property Properly
Furnishing quality has a direct impact on rental performance.
Foreign landlords often make one of two mistakes:
- overspending unnecessarily;
- or furnishing too cheaply for the target tenant profile.
Modern tenants in Istanbul generally expect:
- reliable internet;
- air conditioning;
- quality mattresses;
- functional appliances;
- good lighting;
- neutral modern décor.
A practical and professionally presented apartment usually rents faster and attracts stronger tenants.
4. Prepare the Correct Tenancy Documentation
This is one of the most important stages of the rental process.
Many foreign landlords use generic tenancy templates downloaded online or rely on informal agreements. This can create major problems later.
A professionally prepared tenancy agreement should clearly explain:
- rental amount;
- payment terms;
- deposit conditions;
- maintenance responsibilities;
- inventory list;
- utility obligations;
- annual rent increase framework;
- tenant obligations.
The tenancy agreement should also ensure all adult occupants over the age of 18 are identified and sign the agreement.
Annual rent increase clauses matter
Rent increases should generally reference the legally applicable inflation-linked framework rather than relying on arbitrary fixed increases.
This is particularly important during periods of inflation because weak rent increase clauses can significantly reduce the real value of rental income over time.
5. Consider a Tahliye Taahhutnamesi (Eviction Commitment Agreement)
Many foreign landlords incorrectly assume a tenant must automatically leave after the first 12 months.
In practice, Turkish residential tenancy law gives tenants significant continuation rights. For this reason, landlords often prefer to obtain a separate eviction commitment agreement known as a Tahliye Taahhutnamesi.
This document states that the tenant agrees to vacate the property on a specified future date.
However, the preparation and execution are extremely important.
Common mistakes include:
- incorrect timing;
- weak wording;
- missing identification checks;
- poor execution procedures;
- failure to notarise correctly where appropriate.
Foreign landlords should take professional advice before relying on these documents.
Important Landlord Protection Measures
- Use a professionally prepared tenancy agreement.
- Take a two-month security deposit where appropriate.
- Obtain a strong guarantor.
- Ensure all adult occupants sign.
- Prepare proper inventory documentation.
- Consider a properly prepared eviction commitment agreement.
6. Always Take a Guarantor Where Possible
A guarantor can provide important protection for landlords in Turkey.
Ideally, the guarantor should:
- be a Turkish national;
- be resident in Turkey;
- preferably live in the same city as the apartment;
- be properly identified;
- sign the agreement in person.
If the guarantor is married, spousal approval may also be required for stronger enforceability.
Many overseas landlords underestimate the importance of guarantor quality until problems arise.
7. Take a Proper Security Deposit
For furnished apartments, many landlords prefer to take a two-month security deposit.
This helps protect against:
- damage;
- missing inventory;
- unpaid bills;
- cleaning costs;
- minor repair work after move-out.
The tenancy agreement should clearly explain how the deposit is handled and under what circumstances deductions may apply.
8. Account for Maintenance Fees and Vacancy Periods
One of the most overlooked costs for overseas landlords is building maintenance fees, commonly referred to as aidat.
During occupancy, these are usually paid by the tenant. However, when the apartment is empty, the landlord normally becomes responsible.
Owners should budget for:
- vacancy periods;
- maintenance fees;
- cleaning costs;
- repairs between tenants;
- utility costs during empty periods.
This is especially important in luxury residences with pools, gyms, parking, concierge services and security.
9. Screen Tenants Carefully
Choosing the wrong tenant can create major long-term problems.
Before approving a tenant, landlords should ideally verify:
- employment status;
- financial capability;
- occupancy intentions;
- identity documentation;
- guarantor details;
- residency status where relevant.
A good tenant selection process usually reduces vacancy, disputes and operational problems.
10. Decide Whether to Self-Manage or Use Property Management
Many overseas landlords initially try to self-manage their apartment remotely. However, this often becomes difficult over time.
Typical challenges include:
- maintenance coordination;
- rent collection;
- contract renewals;
- tenant communication;
- finding contractors;
- language barriers;
- time-zone issues.
Professional property management can help reduce operational stress while providing local oversight and tenant coordination.
Final Thoughts
Renting out property in Istanbul can generate strong long-term returns, but successful rental ownership requires more than simply buying an apartment in a good location.
Foreign landlords should pay close attention to tenancy structure, guarantors, deposits, inflation-linked rent clauses, maintenance exposure and tenant selection before handing over possession of the property.
The strongest rental outcomes usually come from landlords who approach the tenancy professionally from the very beginning.
Looking for help managing your Istanbul property?
Pera Property provides rental and property management services for overseas owners across Istanbul.
Frequently Asked Questions
Can a tenant stay longer than a 12-month tenancy agreement in Turkey?
Yes. A 12-month residential tenancy does not automatically mean the tenant must leave at the end of the first year. Turkish residential tenancies can continue for many years unless the tenant leaves voluntarily or a valid legal eviction route exists.
What is a Tahliye Taahhütnamesi?
A Tahliye Taahhütnamesi is a separate eviction commitment agreement where the tenant agrees to leave the property on a specific future date. It should be prepared and signed correctly to reduce enforceability risks.
Should an eviction commitment be notarised?
Many landlords prefer notarisation because it provides stronger evidence of the tenant’s signature, date and intention. Foreign owners should take legal advice before relying on this document.
Should rent increases be fixed in the tenancy agreement?
Usually, the agreement should refer to the legally applicable inflation-linked rent increase framework rather than using an arbitrary fixed increase.
Should a landlord take a guarantor in Turkey?
Yes, where possible. A strong guarantor can give the landlord additional protection if the tenant fails to pay rent or causes damage.
What type of guarantor is best?
Ideally, the guarantor should be a Turkish national, resident in Turkey and preferably based in the same city as the apartment. The guarantor should be identified and should sign in person.
Does a guarantor’s spouse need to approve?
If the guarantor is married, spousal approval may be required for stronger enforceability. This is an important point that foreign landlords often overlook.
How much security deposit should a landlord take?
Many landlords prefer a two-month security deposit, especially for furnished apartments. The agreement should clearly explain what the deposit covers and when deductions may apply.
Should all adult occupants sign the tenancy agreement?
Yes. All adults over 18 who will live in the property should ideally be identified and asked to sign the tenancy agreement.
Who pays building maintenance fees during vacancy periods?
During an active tenancy, maintenance fees are usually paid by the tenant. When the apartment is empty, the landlord normally becomes responsible for these costs.
