In the journey of education, not only academic success but also accommodation planning is of great importance. In particular, is it more advantageous to stay during the academic year or to rent for 12 months?
What are the new rules for renting property in Turkey?
Turkey has recently implemented significant new rules and regulations for property rentals, primarily focused on increasing transparency in rental advertisements and tightly regulating short-term (tourist) rentals.
1. Regulation of Short-Term (Tourist) Rentals (The “Airbnb Law”)
A major set of rules, effective January 1, 2024, (with subsequent amendments) tightly regulates rentals for periods of 100 days or less. This primarily affects platforms like Airbnb.
- Mandatory Permit: Property owners must obtain a “Tourism Purpose Rental Permit” (İzin Belgesi) from the Ministry of Culture and Tourism before listing a property for short-term rent.
- Neighbor Consent: For an apartment in a building, owners must secure the unanimous consent of all other property owners in the building. This is often the most challenging requirement.
- Signage and Requirements: The property must display a plaque issued by the Ministry and adhere to safety standards (e.g., having fire extinguishers and smoke detectors).
- Penalties: Significant administrative fines (starting at 100,000 TL and increasing for repeat offenses) are imposed for non-compliance (renting without a license).
- Exemption: Rentals for 101 days or more are considered long-term rentals and are exempt from this specific permit requirement.
2. Mandatory Electronic Ad Verification (EİDS)
Effective from January 1, 2025, the Electronic Ad Verification System (EİDS) was introduced to combat fake listings and increase security in the rental market.
- Authorization for Listings: For rental advertisements, only the following people are authorized to post an ad on any platform (including social media):
- The owner of the property.
- The owner’s first or second-degree relatives (spouse, children, parents, siblings).
- Authorized Real Estate Businesses that have been officially granted permission by the owner via the e-Devlet (e-Government) system.
- Purpose: This system requires a digital verification of the seller/lessor’s authority, making it much harder for unauthorized or fraudulent parties to post listings.
- Penalties: Fines (starting at 100,000 TL) are levied on platforms and unauthorized listers for non-compliant advertisements.
3. Long-Term Lease Renewal and Rent Increase Cap (Current Status)
The government frequently adjusts the maximum legal rent increase for long-term (residential) contracts to protect tenants from high inflation.
- Previous Rule (Temporary): From July 2022 to July 1, 2024, the maximum increase for renewing residential contracts was capped at 25% of the previous year’s rent.
- Current Rule (Since July 1, 2024): The 25% cap has expired. Residential rent increases are now determined by the Twelve-Month Average Change in the Consumer Price Index (TÜFE), which is the standard mechanism outlined in the Turkish Code of Obligations. The agreement in the lease contract cannot exceed this rate.
- Business Rentals: The increase limit for commercial leases remains the Twelve-Month Average Change in the TÜFE.
- Long-Term Contracts (5+ Years): After a residential lease agreement has been in effect for five years, the landlord can file a “Rent Determination Lawsuit” to ask the court to set the new rent price based on local market rates, overriding the TÜFE limit for that renewal year.
In summary, the focus is now on licensing short-term rentals and eliminating fraudulent listings in the long-term market through electronic verification. Long-term rent increases have returned to being tied to the official inflation rate (TÜFE).
How much is rent in Turkey per month?
The rental cost in Turkey varies significantly based on the city, neighborhood, and type of property.
As of late 2025, a general overview of average monthly residential rents across Turkey is as follows (all values in Turkish Lira, ₺):
| Region/City | Average Monthly Rent (₺) | Average Per Square Meter (₺/m²) | Notes |
| National Average (Turkey) | ₺25,060 | ₺230/m² | (Based on a typical 109 m² apartment) |
| İstanbul | ₺33,077 | ₺334/m² | Highly variable; luxury districts can exceed ₺50,000. |
| Muğla (Bodrum, Fethiye etc.) | ₺33,280 | ₺336/m² | High coastal prices due to tourism and demand. |
| Ankara | ₺28,218 | ₺245/m² | Generally lower than Istanbul, but high in central districts. |
| İzmir | ₺28,782 | ₺277/m² | High demand in central and coastal areas. |
| Antalya | ₺24,743 | ₺247/m² | Significantly increased due to high international demand. |
| Mersin | ₺21,627 | ₺183/m² | A key Southern city with rising costs. |
| Lower-Cost Regions | < ₺15,000 | < ₺150/m² | Cities like Muş (approx. ₺11,681) and Kilis often have the lowest averages. |
Key Factors and Market Context:
- Inflation and Rent Increases: Due to high inflation, annual rent increases for existing residential tenants are regulated by law. After the temporary 25% cap expired in July 2024, the maximum increase for contract renewals is tied to the 12-Month Average Change in the Consumer Price Index (TÜFE).
- For October 2025, the maximum legal increase for renewals (both residential and commercial) is 38.36%.
- Note: The averages above reflect asking prices for new listings, which are often much higher than the legally permissible rent for a tenant renewing a contract.
- Location is Critical: Within major cities, prices fluctuate drastically:
- In Istanbul, districts like Kadıköy, Sarıyer, and Beşiktaş have average asking rents around ₺50,000–₺55,000.
- In contrast, more remote or less central districts like Esenyurt can have averages around ₺17,000.
- Property Type: The rent listed is for an average, typically un-furnished apartment. Rents for furnished apartments, high-security compounds, or luxury residences will be significantly higher.
Disclaimer: These figures are based on market data from real estate listing platforms (Endeksa, etc.) and are subject to change rapidly due to the dynamic economic situation in Turkey. Always check local listings and consult with a reputable real estate agent for the most accurate current prices.
Rental Options for International Students to Study in Turkey
The accommodation options for international students studying in Turkey are quite diverse. Students can choose from different options such as dormitories, apartments or private rentals. In this section, we will examine the advantages and disadvantages of each accommodation option.
Hostels
Dorms are generally more affordable and offer a social environment. Dormitories on university campuses provide students with opportunities for social interaction, as well as study spaces and dining services. However, there are also some disadvantages to staying in dormitories, such as less privacy and having to follow certain rules.
Apartments
Apartments offer students more privacy and comfort. Self-catering apartments are usually more spacious and comfortable. However, this accommodation option can be more expensive than dormitories. Students are also responsible for cleaning and maintenance.
Private Rental Apartments
Private rental apartments offer more flexibility. Students can organize their own living space and live as they wish. However, this option also usually entails higher costs. Especially in big cities, rents can be quite high.
You can also benefit from our article Internet and Infrastructure Control in Accommodation in Turkey.
Accommodation During the Academic Year: Advantages and Disadvantages
Accommodation during the academic year is usually a period of 9-10 months. During this time, students should make the necessary accommodation arrangements for their university studies.
Advantages
- Lower Cost: Lease agreements for the academic year are generally more affordable than 12-month agreements.
- Flexible Accommodation: Students can move to another location during the summer months, meeting their accommodation needs only during the study period.
- Social Interaction: Staying in dormitories or shared apartments increases social interaction with other students.
Disadvantages
- Short Term Accommodation: When the academic year ends, students may need to find new accommodation.
- Limited Space: Some dormitories or shared apartments may be limited in terms of space, which can affect student comfort.
You can also take a look at Neighborhood Relations and Cultural Expectations in Turkey.
12 Month Rental Agreements: Benefits of Staying Long Term
12-month rental agreements are ideal for meeting students’ long-term accommodation needs. Some of the advantages of such agreements are:
- Cost Advantage: Long-term rentals are generally more affordable. Tenants can benefit from discounted prices with annual agreements.
- Stability: A 12-month agreement allows students to stay in a specific location without having to look for accommodation every year.
- Creating Your Own Space: Long-term accommodation allows students to organize and personalize their own living space.
Differences Between Short-term Leasing and Long-term Leasing
There are some key differences between short-term and long-term leasing:
| Feature | Short Term Rental | Long Term Rental |
|---|---|---|
| Time | Usually 1-6 months | 12 months or longer |
| Cost | Usually higher | Often lower |
| Flexibility | More flexibility | Less flexibility |
| Hard to Move | Requires more frequent relocation | Requires less transportation |
Which Rental Option Is More Suitable for You: Academic Year or 12 Months?
Which rental option is more suitable depends on the individual needs and lifestyle of the student. If the student is only planning to stay in Turkey during the academic year, it may make more sense to rent for the duration of the academic year. However, for those looking for a long-term experience, 12-month rental agreements would be a more suitable option.
Cost of Living in Turkey
Turkey is a very affordable option in terms of living costs compared to many western countries. Students can meet their basic needs such as accommodation, food and transportation at reasonable prices. On average, monthly living costs are around 200-800 USD.
Hospitality Options
Students can choose from different accommodation options such as dormitories, apartments or private rentals. Dormitories are usually more affordable and offer a social environment. However, living in private apartments provides more privacy and comfort.
Planned Accommodation, Smooth Education Process!
Turkey stands out with the educational opportunities, cultural richness and affordable cost of living it offers for international students. Students who choose to study in Turkey will have a rich experience both academically and socially. The most important thing to remember is to carefully plan the visa process and complete the necessary documents. Also, making the right choice among accommodation options can make students’ educational lives more comfortable.
Frequently Asked Questions
What documents are required to study in Turkey?
To study in Turkey, an acceptance letter, passport, photo and proof of financial status are usually required. In addition, a language proficiency certificate may be required for some programs.
How much does it cost to live in Turkey?
The cost of living in Turkey can vary from city to city. On average, monthly living costs are around 200-800 USD.
How long does the visa process take?
The visa application process usually takes several weeks. Therefore, students are advised to submit their visa applications as soon as possible.
Do universities in Turkey have international accreditation?
Yes, many universities in Turkey have international accreditations and offer globally recognized programs.
What are the accommodation options in Turkey?
Students can choose from a variety of accommodation options such as dormitories, apartments or private rentals. Dormitories are usually more affordable, but private apartments offer more comfort.
With this information, we hope that international students considering studying in Turkey will have the necessary information to make the right decisions. Turkey can bring a breath of fresh air to your educational life.