Istanbul Rental Yield Calculator 2026
Estimate Your Istanbul Rental Yield
A practical tool for understanding gross and net rental returns before you commit. Not financial advice — a starting point for an honest conversation.
✓ Gross & net yield
✓ Vacancy adjusted
✓ District benchmarks included
4–8%
Typical Net Yield Range — Most Istanbul districts have strong rental demand. Hermava guarantees rental placement after purchase. Strategy: buy two — live in one, rent the other, qualify for citizenship.
6–12%
Avg. Vacancy Rate
12–20%
Typical Annual Costs
9 districts
Covered in Benchmarks
Calculator
Your Property Details
Enter your numbers below. Results update automatically.
Typical Istanbul range: 12–20% of gross rent
Istanbul average: 6–12% depending on district
Results
Annual Gross Rent
$14,400
Gross Yield
5.76%
Annual Net Rent (after costs & vacancy)
$11,800
Net Yield
4.72%
Monthly Net Income
$983
Payback Period
21.2 yrs
Estimates only. Actual returns depend on location, tenant quality, and market conditions. Hermava guarantees rental placement after purchase — strong demand across most Istanbul districts. Strategy: buy two, live in one, rent one, take citizenship.
District Benchmarks
Typical Yields by Istanbul Neighbourhood
Based on Hermava’s transaction data and local market monitoring as of 2026. Net yields after typical costs.
Beşiktaş & Şişli
4–6% net
European side prime. High demand from expats and corporates. Lower vacancy, higher entry price.
Kadıköy & Üsküdar
5–7% net
Asian side, fast-growing. Strong rental demand from young professionals and foreign students.
Başakşehir & Beylikdüzü
5–8% net
Planned districts with lower entry prices and strong family rental demand from Gulf buyers.
Maslak & Sarıyer
4–5.5% net
Financial district. Luxury units with premium rents. High entry price compresses gross yield.
Kartal & Ataşehir
5.5–8% net
Emerging Asian side. Lower entry prices with fast-growing rental demand. Best yield-to-price ratio.
Citizenship-Eligible ($400K+)
3–5% net
Yield partially traded for capital appreciation and passport value. Different investment logic applies.
Ongoing costs to factor in: Annual property tax is approximately $100–$400 USD/year. Post-handover setup (electricity, water, gas) is a one-time $1,000–$2,000 USD. KDV (VAT) on purchase: 1%, 10%, or 20% — but first-time buyers who have never owned in Turkey and never held a Turkish residence permit are fully exempt.
Important Disclaimer
These Are Estimates — Not Guarantees
Important: Yield estimates are indicative only and based on 2025–2026 market data. Exchange rate fluctuations, inflation, regulatory changes, and property-specific factors will affect actual returns. Hermava does not guarantee any yield figure. This tool is for educational purposes only and does not constitute financial, investment, or legal advice. Always conduct your own due diligence.
Want District-Specific Yield Data?
Hermava provides real transaction benchmarks — not platform averages. Book a free consultation to get numbers specific to your shortlist.