Istanbul’s Rental Yields: Where Investors See the Best Returns
With its unique geography, dynamic economy, and growing appeal to both locals and foreigners, Istanbul continues to be a prime market for real estate investment. One of the key indicators savvy investors look at when evaluating opportunities is rental yield — the annual rental income expressed as a percentage of the property’s value.
Whether you're investing for passive income or long-term appreciation, understanding where to find the best rental returns in Istanbul is essential. Here’s a breakdown of where investors are seeing the strongest performance in the city — and why.
What Is a Good Rental Yield in Istanbul?
Rental yields in Istanbul generally range between 4% and 7%, depending on the location, property type, and whether it's short- or long-term rented. In certain high-demand districts, yields can exceed 8%, especially for furnished apartments aimed at tourists or expats.
While these numbers might not seem high by global standards, Istanbul offers added value through capital appreciation, strong demand, and currency exchange advantages for foreign investors.
Top Areas for High Rental Yields in Istanbul
1. Esenyurt
One of the most budget-friendly districts in Istanbul, Esenyurt has become popular with both local and international tenants. Lower property prices combined with consistent rental demand make it a top spot for high percentage yields.
Average yield: 6%–8%
Why it works: Affordable entry point + high rental demand
2. Beylikdüzü
Beylikdüzü offers modern residential developments, proximity to the Marmara Sea, and appeal to middle-income families. As a growing suburban area, property values are still reasonable while rental interest remains strong.
Average yield: 5%–7%
Why it works: Family-oriented, newer buildings, good transportation links
3. Başakşehir
This fast-developing area is becoming a hub for infrastructure projects like the Istanbul Canal and is home to the massive Basaksehir Çam and Sakura City Hospital. Rental demand has risen due to improved amenities and connectivity.
Average yield: 5%–6%
Why it works: Infrastructure growth + increasing tenant population
4. Kadıköy & Moda (Asian Side)
Although property prices are higher here, the strong demand from expats and locals looking for a vibrant, lifestyle-driven neighborhood helps maintain steady returns, especially for short-term and furnished rentals.
Average yield: 4.5%–6%
Why it works: Cultural hub, excellent livability, strong tenant interest
5. Fatih & Beyoğlu (City Center & Touristic Areas)
These central districts offer solid opportunities for short-term rentals and boutique apartment investments. Although regulations have tightened around platforms like Airbnb, well-managed properties in these areas continue to perform well.
Average yield: 5%–7% (short-term), 4%–5% (long-term)
Why it works: Tourism demand, historic charm, premium locations
What Impacts Rental Yields in Istanbul?
Several key factors influence rental returns:
Proximity to metro or transport lines
Nearby universities or hospitals
Quality of the building and amenities
Rental strategy (short-term vs. long-term)
Foreign tenant demand (especially in expat-friendly areas)
Final Thoughts for Investors
Istanbul remains a strong choice for investors looking to build rental income and long-term property value. While short-term returns vary, strategic purchases in high-yield districts can offer steady income and capital growth.
Working with a knowledgeable local agent is key to navigating neighborhoods, understanding local regulations, and identifying which properties align with your investment goals.
Ready to invest in Istanbul real estate?
Let us help you find high-performing properties in the neighborhoods where rental yields are strongest.
