Rent Increase Rates and Limits (Turkey)
The statutory CPI limit imposed on rent increases in Turkey. Rent determination lawsuits and legal rights after the 5th year.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
In Turkey, rent increases are strictly regulated under the Turkish Code of Obligations (TCO) No. 6098, which became effective on 1 July 2012. Under Article 344, rent increases are capped by statutory inflation-based limits to prevent arbitrary hikes. Agreements exceeding these limits are considered automatically null and void (kesin hükümsüz) for the excess amount under Article 344/1. The tenant is not legally required to initiate litigation to invalidate the portion of an increase that exceeds the statutory cap.
Important Note: The "25% cap" valid before July 1, 2024, was a temporary legal regulation, and after this date, it reverted to the previous state (the CPI rule). Information verified: May 2026.
1. Statutory Cap Rate: "12-Month CPI Average"
During contract renewal periods (e.g., entering the new year of an annual lease), the landlord can increase the rent so as not to exceed the "twelve-month averages of the Consumer Price Index (CPI/TÜFE)" announced by the Turkish Statistical Institute (TurkStat) for the previous rent year.
- The landlord and the tenant can agree on an increase lower than the CPI (e.g., 15%) in the contract; in that case, that lower rate in the contract is valid.
- However, even if a clause like "Rent is increased by 80% every year" is written in the contract, and the CPI announced that month is 40%; only an increase of at most the CPI (the 40% Cap) can be legally enforced. Any amount exceeding this cap is automatically null and void.
- Rent increases can be made only once a year. Requests like "interim raises" within the contract period are illegal and invalid.
2. Market Adjustment and "Rent Determination Lawsuit" (The 5-Year Rule)
To protect landlords against the rent remaining very low due to inflation in long-term leases, the Law has introduced the institution of the "Rent Determination Lawsuit" (Kira Tespit Davası).
If 5 years have passed from the very first moment the contract was signed by the parties (including extensions or renewals); the landlord or the tenant can file a lawsuit at the Civil Peace Court (Sulh Hukuk Mahkemesi) for the redetermination of the rent for the sixth year.
Mandatory Prerequisite: Since September 1, 2023, under Law No. 7445 and Article 18/B of Law No. 6325, parties must apply for mandatory mediation before filing a rent determination lawsuit. Lawsuits filed without a "Non-Agreement Report" from a mediator will be dismissed on procedural grounds.
When the lawsuit is filed, the Judge determines the rent based on the 12-month CPI average, market precedents (emsal kira bedelleri), and the principle of equity (hakkaniyet):
- The current general market comparable rental values of the property.
- Inflation rates.
- The rule of Rights and Equity: Courts typically apply an "old tenant discount" (hakkaniyet indirimi) of 10% to 20% from the current free-market value.
Exception for New Tenants
The CPI limit does not apply to landlords renting their empty house to a fresh new tenant for the first time. At the first signing, under completely free market conditions, the landlord can advertise the house at their desired figure and write it into the contract. The CPI raise wall is only to protect the "Current Constant Tenant" who has already completed the previous year inside the house from raises and inflation.
Proceed to the next document: Lease Requirements (Formalities) in Turkey.
Sources & Official References
Frequently Asked Questions
▶What are the rent increase limits and caps in Turkey?
Turkey has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
▶What are the key landlord-tenant laws in Turkey?
Tenancy relations in Turkey are regulated by the Turkish Code of Obligations (TCO). The law is notoriously protective of tenants, treating them as the economically weaker party. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Turkey?
The eviction process in Turkey requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the security deposit rules and return deadlines in Turkey?
Turkey has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Turkey?
Lease agreements in Turkey must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Turkey?
Landlords in Turkey are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Turkey?
Turkey has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Turkey?
Landlords in Turkey must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
Read the complete guide📬 Get notified when these laws change
We'll email you when landlord-tenant laws update in No spam — only law changes.
