District-level rental yield: a calculation guide based on official indices

2026-10-08 · Author: Grand Emlak

The honest answer to "which Antalya district yields more rent" comes from official indices plus your own calculation; this article explains the method.

What do the official indices say?

According to the August 2026 bulletin of the Central Bank of the Republic of Türkiye, the Housing Price Index (2023=100) rose 0.9 percent month on month to 236.8; the annual nominal increase was 23.0 percent, while the CPI-adjusted real change was a 6.5 percent decline. By region, the highest annual increase was 27.0 percent in the Bingöl, Elazığ, Malatya, Tunceli, Van, Bitlis, Hakkâri and Muş region and the lowest 13.0 percent in Edirne, Kırklareli and Tekirdağ; the Antalya, Burdur and Isparta region recorded 19.5 percent. Source: CBRT – Housing Price Index and New Tenant Rent Index, August 2026, accessed 08.10.2026

In the same bulletin the New Tenant Rent Index rose 2.3 percent monthly and 26.4 percent annually in nominal terms in August 2026, a real decline of 3.9 percent; the highest annual increase was 34.5 percent in Istanbul and the lowest 17.3 percent in the Edirne, Kırklareli and Tekirdağ region. The CBRT notes that the index is calculated at TurkStat statistical region level and the series are published on EVDS. Source: CBRT – Housing Price Index and New Tenant Rent Index, August 2026, CBRT – Housing Price Index page, accessed 08.10.2026

According to TurkStat's September 2026 Consumer Price Index bulletin of 5 October 2026, the CPI rose 1.84 percent monthly, 29.73 percent annually and 31.49 percent on twelve-month averages; as relayed by TRT Haber, the housing, water, electricity, gas and other fuels group rose 39.99 percent annually. Source: TurkStat – Consumer Price Index, September 2026, TRT Haber (relaying the TurkStat release), accessed 08.10.2026

The rent increase cap: Article 344

Under Article 344 of the Turkish Code of Obligations No. 6098, agreements on the rent for renewed periods are valid only if they do not exceed the rate of change in the consumer price index on twelve-month averages for the previous rental year; absent agreement the judge sets the rent within that limit, and for contracts longer than five years or renewed after five years the judge also considers comparable rents. Rent agreed in foreign currency cannot be changed for five years. For October 2026 renewals the cap is TurkStat's twelve-month average change of 31.49 percent. Source: Legislation Information System – Turkish Code of Obligations No. 6098, TurkStat – Consumer Price Index, September 2026, accessed 08.10.2026

How to calculate gross and net yield

• Gross yield = (annual rent ÷ purchase price) × 100, where annual rent is twelve times the monthly rent.
• Net yield = (annual rent − service charges, property tax, insurance, maintenance, vacancy and management) ÷ (price + title deed fee, commission and renovation) × 100.
• If you calculate in dollars or euros, track exchange-rate movements as a separate line.

The price used is a listing's asking price; the value recorded at the land registry, the result of a valuation report or the closing price may differ. CBRT indices also track a quality-adjusted regional average rather than a single home, and past increases are no guarantee for the future. Source: CBRT – Housing Price Index and New Tenant Rent Index, August 2026, accessed 08.10.2026

How to compare districts

• Official indices give no district breakdown for Antalya; the CBRT tracks Antalya, Burdur and Isparta as one region.
• The Grand Emlak Antalya Property Index records average m² prices by district and neighbourhood daily from active portfolio listings; these are asking prices, not appraised values, and are estimates, not guarantees.
• Put Konyaaltı rentals next to Muratpaşa sales and apply the gross yield formula; the rent increase calculator computes the renewal cap.

Tax on rental income (2026)

According to the Revenue Administration's 2026 information sheet, the exemption for 2025 residential rental income is 47,000 TL; those above it file through the Pre-filled Return System between 1 and 31 March 2026, those choosing the lump-sum method deduct 15 percent of the amount remaining after the exemption and cannot switch to actual expenses for two years. Taxpayers whose gross wages, capital income, rental income and other earnings together exceed 1,200,000 TL for 2025 lose the exemption; the filing threshold for withheld commercial rents is 330,000 TL. Source: Revenue Administration – Rental Income information sheet 2026, accessed 08.10.2026

Non-residents declare only rental income earned in Türkiye; the Revenue Administration's non-resident guide sets the residential exemption for the 2026 calendar year at 58,000 TL and explains the effect of double taxation treaties on rental income in a separate section. Source: Revenue Administration – Rental Income Guide for Non-Residents (2026), accessed 08.10.2026

Indices are updated monthly, tax thresholds change every year and legislation may be amended; confirm with an accountant and a lawyer before an investment decision. Source: Revenue Administration – Rental Income Guide for Non-Residents (2026), accessed 08.10.2026

Grand Emlak supports your net yield calculation with its taxes and costs guide and property index.