What is the legal rent increase rate in Turkey?
The rent increase rate is the legal maximum by which rent may be raised when a new rental year begins. Under Article 344 of the Turkish Code of Obligations (No. 6098), the agreed increase may not exceed the change in the consumer price index based on twelve-month averages (CPI 12-month average) in the previous rental year. The rule applies to both residential and roofed commercial leases.
The 25% cap applied to residential leases between 11 June 2022 and 1 July 2024 has ended; today the same CPI cap applies to residential and commercial leases.
Monthly rent increase rates (2025–2026)
The rate in the row for the month your rental year starts is the highest increase that can be applied. For a lease renewing in October 2026, for example, the twelve-month average announced by TurkStat in October (for September data) applies.
| Month the rental year starts | Maximum legal increase | New rent for TRY 25,000 |
|---|
How is the rent increase calculated?
The applicable rate is the lower of the contractual rate and the CPI 12-month average.
Worked example
- Current rent: TRY 25,000, rental year starts 15 October 2026, the lease has an "increase by CPI" clause.
- October 2026 rate: 31.49% → increase: 25,000 × 0.3149 = TRY 7,872.50
- New monthly rent: TRY 32,872.50
- Even if the lease said "40% increase", at most 31.49% could be applied; if it said "20%", 20% would apply.
What if the lease has no increase clause?
This is a common misconception. Without an increase clause the landlord cannot unilaterally raise the rent by CPI. The parties may agree on a new amount; if they cannot, the rent is set by the judge on equitable grounds (rent determination case) without exceeding the CPI 12-month average (Art. 344/2). In this case the calculator shows the maximum amount reachable by agreement or court decision.
Rent determination after 5 years
For leases longer than five years or renewed after five years, the rent for the new rental year is set by the judge based on the condition of the property, comparable rents and equity, without being bound by the CPI cap (Art. 344/3). This allows rents far below the market to be updated.
For the determined rent to apply from the start of the new rental year, the case must be filed or written notice given to the tenant at least 30 days before the new period (Art. 345). If you enter the original start date, the calculator shows when the 5th year ends and the last day for the 30-day notice.
When can a landlord end the lease?
In residential and roofed commercial leases, unless the tenant gives notice at least 15 days before the end of the term, the lease renews for one year on the same terms. The landlord may terminate without giving reasons only after the 10-year extension period running from the end of the lease term, by giving notice at least three months before the end of each subsequent extension year (Art. 347). Statutory eviction grounds such as the landlord's own need, major renovation, a new owner's need, two justified warnings and a written eviction undertaking also exist.
Mediation is mandatory in rent disputes
Since 1 September 2023, applying to a mediator before filing a lawsuit is mandatory for disputes arising from leases, such as rent determination, increases and eviction (Law No. 6325, Art. 18/B as amended). If no agreement is reached, a case may be filed at the civil court of peace. Allow time for mediation when planning the 30-day notice for rent determination.
Rent Increase — Frequently Asked Questions
What is the rent increase rate for October 2026?
For leases renewing in October 2026 the maximum legal increase is 31.49%, the twelve-month average CPI change announced by TurkStat on 5 October 2026.
Does the 25% cap on residential rents still apply?
No. The 25% cap on residential rent increases ended on 1 July 2024. Residential and commercial leases are now subject to the CPI 12-month average cap.
Which month's rate should I use?
Use the twelve-month average announced by TurkStat in the month your rental year starts. If your rental year starts on 1 November, the rate announced at the beginning of November (for October data) applies.
Can the landlord ask for more than CPI?
Not within the first five years, even if the lease states a higher rate. For tenancies longer than five years, the rent may be set by a rent determination case based on comparable rents.
Can rent be increased without an increase clause?
The landlord cannot increase it unilaterally. The parties may agree; otherwise the rent is set by the judge on equitable grounds without exceeding the CPI rate.
Can a tenant recover overpaid rent?
The tenant may claim back the amount paid above the legal cap under the rules of unjust enrichment. Applying to a mediator first is mandatory.
When should a rent determination case be filed?
It can be filed at any time, but for the new rent to apply from the start of the new rental year, it must be filed or written notice given at least 30 days before the new period.
Can the landlord evict the tenant before 10 years?
Not without reason. An eviction case may be filed only on statutory grounds such as need, major renovation, unpaid rent, two justified warnings or a written eviction undertaking.
Dispute over a rent increase or eviction?
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