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Turkey Rental Guide for Expats: How to Find, Lease & Set Up Utilities

Moving to Turkey? Whether you’re an expat looking for housing in Turkey or planning a long-term rental in Turkey as a foreigner, this guide covers everything you need—from documents to utilities.

1. Types of Rentals & Duration

  • Short-Term Rentals (Daily–Monthly):
    Ideal for digital nomads and tourists. Furnished apartments via Airbnb or local platforms, often inclusive of basic bills.

  • Long-Term Rentals (6+ Months–1 Year+):
    Contract directly with landlords or through reputable real estate agencies. Choose furnished or unfurnished based on your needs.

2. Essential Documents & Preparation

  1. Turkish Tax Identification Number (TIN):

    • Visit any local tax office (“Vergi Dairesi”) with your passport to apply.

  2. Passport & Visa Status:

    • Standard tourist visa allows 90 days. For stays beyond, you’ll need to apply for a residency permit.

  3. Lease Agreement (Kira Kontratı):

    • Should be in Turkish, detailing names, rental amount, deposit, term, and termination clauses.

3. Step-by-Step Rental Process

  1. Find Your Property & Sign with an Agent:

    • Real estate commission is typically one month’s rent. Use trusted agencies like REMAX or TURYAP.

  2. Review & Sign the Lease:

    • Verify the landlord’s title deed (“Tapu”) and confirm all terms: rent, deposit (usually 1–2 months’ rent), and annual increase cap.

  3. Pay Deposit & First Month’s Rent:

    • Bank transfer is safest; keep receipts. The deposit is returned if no damages occur.

  4. Collect All Receipts:

    • Store all payment proofs—essential for future disputes or for your record.

4. Obtaining Your Residency Permit

  • Apply Within 30 Days:

    • Visit the Provincial Directorate of Migration Management (“Göç İdaresi”) after you arrive.

  • Required Documents:

    • Passport copy, TIN, signed lease, biometric photos, valid health insurance.

  • Processing Time:

    • Typically 4–6 weeks. You can legally remain while it’s pending.

5. Registering Your Address

  • Address Registration (“MERNİS”):

    • After residency is approved, fill out the Address Notification Form at the district governor’s office (“Kaymakamlık”).

  • DASK Insurance:

    • Mandatory earthquake insurance; ask your landlord or insurer to include it in your setup.

6. Setting Up Utilities & Services

  • Electricity, Water & Gas:

    • Bring your lease, passport, and TIN to the local utility office. Deposits vary by city.

  • Internet & Mobile:

    • Providers like Türk Telekom, Turkcell, Vodafone require ID and proof of address. Choose from fiber or ADSL packages.

7. Financial Considerations

  • Real Estate Agent Fee:

    • Usually 8–10% of annual rent.

  • Tax Responsibilities:

    • The landlord handles any “withholding tax” on rental income; the tenant is not liable.

  • Deposit Protection:

    • Law mandates return of deposit within the contract’s terms, minus any repairs.

8. Practical Tips for a Smooth Move

  • Read Every Clause:

    • Pay special attention to rent escalation clauses and early termination fees.

  • Choose Neighborhoods Wisely:

    • Proximity to metro, bus, or tram lines can save time and money.

  • Join Expat Communities:

  • Negotiate Upfront:

    • Some landlords will reduce rent by offering longer lease terms or paying multiple months in advance.

By following these clear steps, renting property in Turkey as a foreigner becomes straightforward and worry-free. Ready to start your Turkish adventure? Contact our team for personalized support and make your move seamless!