TENANCY
Renting in Türkiye: rent increase limits and when a tenant can be evicted
How much a landlord can raise the rent each year, what happens after five years, and the limited grounds on which a residential tenant can be evicted.
The annual increase cap
For residential and covered commercial leases, Article 344 of the Turkish Code of Obligations caps the annual increase at the twelve-month average change in the consumer price index (TÜFE), as published by TurkStat. A clause allowing a higher increase is not valid above that cap.
The cap changes every month. For leases renewing in November 2026, it is 31.23 percent. The figure for each month is announced in the first days of the following month, and our Turkish-language rent calculator shows the current rate.
After five years: rent determination
After the fifth year of a lease, or if a new rent is being set for a lease that has run for more than five years, either party can ask the court to set a fair rent. The court looks at the condition of the property and the rents for comparable properties, while also applying an equitable approach. This is how rents far below the market can be brought up to date.
The landlord cannot simply end the lease
A residential lease for a fixed term is automatically extended for another year if the tenant does not give notice. The landlord cannot end it simply because the term has expired. During the first ten years, the landlord can only evict on specific legal grounds:
- The landlord, or a close relative they must support, genuinely needs the property as a home or workplace.
- The property needs major renovation or reconstruction that makes occupation impossible.
- The tenant gave a valid written undertaking to vacate on a specific date.
- The tenant received two justified written warnings for late payment within one lease year.
- The property was sold and the new owner needs it, subject to strict time limits.
After ten years
Once ten years of extensions have passed, the landlord can end the lease without giving a reason, by giving notice at least three months before the end of each lease year. Since 2023, many eviction claims must go to mandatory mediation before a lawsuit can be filed.
Frequently asked questions
Can the rent be set in foreign currency?
Foreign currency rents are restricted for residential leases between residents of Türkiye. There are limited exceptions, mainly where one of the parties is not resident in Türkiye. The specific situation should be checked before signing.
Is a tenant's undertaking to vacate always valid?
No. It must be in writing, show a specific date, and be signed after the tenant has moved in. Undertakings signed at the same time as the lease are generally not valid.
Does the cap apply to new tenants?
The cap applies to increases on renewal of an existing lease. The rent in a brand new lease with a new tenant is freely negotiated.
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Attorney at law, Istanbul Bar →