Renting Property in Turkey as a Foreigner
Foreign nationals can rent homes in Turkey, but the legal rules governing residential leases may differ from those in the UK, the United States or other jurisdictions. Before signing a tenancy agreement, it is important to understand how Turkish law deals with security deposits, rent increases, lease renewals, repairs, eviction and disputes with landlords.
Foreign tenants are generally subject to the same Turkish landlord-and-tenant rules that apply to domestic residential leases. Before renting, use a written lease, verify the property and the person signing as landlord, document payments and the condition of the home, understand the security deposit, and check how rent increases and termination are regulated. A one-year lease also does not normally mean that the landlord can automatically remove the tenant when the year ends.
Can Foreigners Rent Property in Turkey?
Yes. Foreign nationals can enter into residential lease agreements in Turkey. The fact that the tenant is not a Turkish citizen does not, by itself, remove the protections available under Turkish tenancy law.
In practice, however, foreign tenants often face additional issues that have little to do with the basic validity of the lease itself. These can include language differences, unfamiliar contract terminology, address-registration requirements, residence-permit documentation and difficulties understanding notices served by a landlord.
For a foreign tenant in Antalya, a rental agreement should therefore be treated as a legal document rather than simply a formality required to obtain the keys.
What Should Be Included in a Rental Agreement in Turkey?
Although a lease does not always need to take a particular form to exist legally, a written agreement provides much clearer evidence if a dispute later arises.
Before signing, the agreement should accurately identify the property, the parties and the financial obligations created by the tenancy.
Foreign tenants should also make sure they understand the Turkish version of any document they sign. A bilingual agreement can be useful, but the wording should be consistent across both versions.
For broader advice on residential leases and rental disputes, see our Antalya Landlord & Tenant Lawyer service page.
How Does a Security Deposit Work in Turkey?
A security deposit is commonly requested when a residential property is rented. Turkish law, however, places a specific limit on the amount that can be required as security.
Where a security obligation is agreed for a residential or roofed commercial lease, the amount cannot exceed three months’ rent.
Article 342 also contains a specific statutory mechanism where money is used as the security: the money is to be placed in a savings account that cannot be withdrawn without the landlord’s consent. The bank releases the security in accordance with the conditions set out in the legislation, including agreement of the parties or a final legal basis for release.
This statutory structure is more specific than the informal practice sometimes encountered in the rental market, where a deposit is paid directly to a landlord.
How Should a Foreign Tenant Pay Rent in Turkey?
From an evidential perspective, rent should be paid in a way that creates a clear record of the payment.
A bank transfer can usually provide useful evidence showing the date, amount and recipient. The payment description should make clear that the transfer relates to rent and, where appropriate, identify the relevant rental month.
If cash is used, the tenant should obtain written proof that the landlord received the payment.
How Much Can a Landlord Increase the Rent in Turkey?
A landlord cannot simply choose any increase at renewal without regard to Turkish law.
An agreement concerning the rent payable in a renewed rental period is valid only insofar as the increase does not exceed the twelve-month average rate of change in the Consumer Price Index for the previous rental year.
The statutory rule is therefore different from simply comparing the old rent with current online asking prices.
If your landlord is demanding a substantial increase, see our dedicated guide: Landlord Wants to Increase Your Rent? Tenant Rights in Turkey .
What Happens to the Rent After Five Years?
The legal analysis changes for longer tenancy relationships.
For leases lasting more than five years, or renewed after five years, Article 344 allows the court to determine the rent for the new period by considering factors including the twelve-month average CPI rate, the condition of the property, comparable rents and principles of equity.
This is one reason why a dispute involving a second-year renewal and a dispute involving a sixth-year tenancy should not be treated as if they were the same legal problem.
The distinction between statutory rent determination and exceptional contractual adjustment is explained in our Rent Determination and Rent Adjustment guide.
Does a One-Year Rental Agreement Automatically End After One Year?
This is one of the most important points for foreign tenants to understand.
In a fixed-term residential or roofed commercial lease, the landlord cannot normally terminate the tenancy merely because the contractual end date has arrived.
Unless the tenant gives notice at least fifteen days before the end of the fixed term, the lease is treated as extended for one year on the same terms. The landlord cannot rely solely on expiry of the agreed term to terminate the lease.
The legislation provides a separate termination mechanism for landlords after the statutory ten-year extension period, subject to the required notice.
Who Is Responsible for Repairs and Maintenance?
Turkish law distinguishes between the landlord’s duty to keep the property suitable for its agreed use and the tenant’s responsibility for ordinary cleaning and maintenance expenses.
The landlord must deliver the property in a condition suitable for the agreed use and keep it in that condition during the tenancy, subject to the applicable legal rules.
The tenant is responsible for cleaning and maintenance expenses required by ordinary use, with local custom also being relevant.
The practical question is often whether a particular problem is ordinary maintenance or a defect or repair that falls within the landlord’s obligations. The answer depends on the nature and cause of the problem, the lease and the relevant statutory provisions.
What Happens If the Landlord Sells the Property?
The sale of a rented property does not, by itself, cancel the existing lease.
If ownership of the rented property changes after the lease has been concluded, the new owner becomes a party to the existing lease.
A new owner may have separate statutory rights in certain circumstances, including a genuine need for the property, but purchase alone does not mean the tenant must immediately move out.
For the detailed rules, see My Landlord Is Selling the Property: Do I Have to Move Out?
When Can a Tenant Be Evicted in Turkey?
A residential tenant cannot normally be removed simply because the landlord wants the property back. The legal basis and procedural route must be identified.
Depending on the facts, potential grounds may include:
Different grounds involve different evidence, notices and deadlines. They should not be treated as interchangeable.
Our detailed guide to these procedures is available at Tenant Eviction and Eviction Undertaking in Antalya .
Is Mediation Required Before a Rental Lawsuit in Turkey?
For many disputes arising from rental relationships, an application to mandatory mediation is a procedural requirement before filing a lawsuit.
Rental disputes are generally subject to mandatory pre-litigation mediation, subject to the statutory exception concerning eviction through non-judgment enforcement proceedings under the Enforcement and Bankruptcy Law.
This can affect rent-determination claims, eviction lawsuits and other landlord-tenant disputes. The correct route should therefore be identified before proceedings are started.
Does Renting an Apartment Give a Foreigner a Residence Permit in Turkey?
No. A rental agreement and a residence permit are legally distinct matters.
A lease may be relevant as evidence of where a foreign national lives, but renting an apartment does not automatically create a right to reside in Turkey or guarantee that a residence-permit application will be approved.
Foreign tenants planning to stay beyond their lawful visa or visa-exemption period should separately examine the immigration rules applicable to them.
See our 2026 Guide to Residence Permits in Turkey for the immigration-law side of the process.
What Should a Foreigner Check Before Renting Property in Turkey?
How I Review a Rental Agreement for an International Client
When reviewing a residential lease for a foreign tenant, I do not look only at the monthly rent and the contractual end date. I examine how the agreement fits into the mandatory rules of Turkish tenancy law and whether the supporting documents create unnecessary legal risk.
Attorney Cennet Kesici Çetinbaş
Attorney Cennet Kesici Çetinbaş graduated from Akdeniz University Faculty of Law and has been practising law since 2015. She is registered with the Antalya Bar Association and advises clients on landlord-and-tenant law, real-estate disputes and related civil-law matters in Antalya.
Renting Property in Turkey: Questions Foreign Tenants Often Ask
Can a foreigner legally rent an apartment in Turkey?
Yes. Foreign nationals can enter into residential lease agreements in Turkey. The legal effect of the lease and the parties’ rights and obligations are determined by Turkish law and the terms of the agreement.
How much security deposit can a landlord ask for in Turkey?
For residential and roofed commercial leases, a contractual security obligation cannot exceed three months’ rent under Article 342 of the Turkish Code of Obligations.
Can my landlord increase the rent by any amount?
No. Rent increases for renewed periods are subject to Article 344 and the applicable statutory criteria. The legal analysis changes for longer tenancies, particularly after five years.
Does a one-year lease mean I must leave after one year?
Normally, no. In residential and roofed commercial leases, expiry of the fixed term does not by itself allow the landlord to terminate the tenancy. Article 347 contains the renewal and termination rules.
Can my landlord evict me without going through a legal procedure?
A landlord must rely on a legally recognised termination or eviction ground and follow the procedure applicable to that ground. The required notices, deadlines and forum depend on the individual case.
What happens if my landlord sells the apartment?
The sale does not automatically terminate the lease. Under Article 310, the new owner becomes a party to the existing rental agreement, although separate statutory eviction rights may arise in certain circumstances.
Who pays for repairs in a rented apartment?
The answer depends on the type of repair. The landlord has a statutory duty concerning the property’s suitability for its agreed use, while the tenant is generally responsible for ordinary cleaning and maintenance expenses.
Should I pay rent in cash?
Whatever lawful payment method is used, the tenant should retain reliable evidence of each payment. Bank transfers and written receipts can become important if a non-payment dispute later arises.
Do I need mediation before taking my landlord to court?
Many disputes arising from rental relationships are subject to mandatory mediation before a lawsuit is filed under Article 18/B of Law No. 6325, subject to the statutory exception for certain non-judgment eviction enforcement proceedings.
Does renting a home guarantee a residence permit in Turkey?
No. A tenancy agreement may be relevant to accommodation documentation, but renting property does not automatically grant or guarantee a Turkish residence permit.
Legal Framework
- Turkish Code of Obligations No. 6098 – particularly Articles 301, 310, 317, 342, 344 and 347.
- Turkish Code of Obligations – statutory provisions governing termination and eviction of residential and roofed commercial leases.
- Law on Mediation in Civil Disputes No. 6325, Article 18/B – mandatory mediation in rental disputes.
Before Signing a Lease or Responding to a Landlord, Review the Legal Position as a Whole
Rental disputes often turn on the wording of the lease, payment records, statutory dates, notices and additional documents rather than on a single clause. Attorney Cennet Kesici Çetinbaş provides English-language legal assistance to foreign tenants and property owners in Antalya regarding Turkish landlord-and-tenant law.
