Short answer: The Turkey rent increase cap is 31.23% on the latest data: the 12-month average change in the consumer price index (CPI) for October 2026. The Turkish Statistical Institute (TÜİK, also TurkStat) published it on 3 November 2026, and it is commonly applied to leases renewing in November 2026; the rate for December renewals depends on the November data due on 3 December 2026. The cap comes from Article 344 of the Turkish Code of Obligations, under which an agreed rent increase at renewal is valid only up to that change over the previous lease year, for both residential and roofed commercial leases. The temporary 25% cap on residential rents ended on 1 July 2024.
Latest figures in one place: Turkey economic data.
Calculate it with your own figures: Turkey rent increase calculator 2026.
Every month, when the statistics office TÜİK publishes inflation, tenants and landlords in Turkey look up a different number from the one in the headlines: the change in the 12-month average CPI. That rate, not annual inflation, sets the legal ceiling for rent increases at renewal, and it moves more slowly than annual inflation.
This guide explains the rule, how the rate is calculated, which month applies to a given lease, worked examples, the end of the 25% cap, rents agreed in foreign currency and what changes after five years. It is general information as of October 2026, not legal advice; disputes, evictions and court cases need a lawyer.
What is the rent increase limit in Turkey?
At each renewal, the rent increase the parties agree is valid only up to the change in the 12-month average CPI in the previous lease year.
Article 344 of the Turkish Code of Obligations (TBK, Law No. 6098) sets the rule, and it also applies to leases longer than one year. The main points:
- Lower is allowed: the cap is a ceiling, so the parties may agree a smaller increase or none.
- Higher is not: a contract clause above the cap is not valid for the excess.
- No agreement: if the contract says nothing, a judge sets the rent fairly, within the same cap, considering the condition of the property (Article 344, paragraph 2).
- Scope: the rule covers homes and roofed commercial premises; leases of six months or less of property meant for temporary use are excluded (Article 339).
The index has been CPI since Law 7161 of 2019, which replaced the producer price index in the article. For commercial leases with merchant or company tenants, a transitional provision of Law 6217 suspended Article 344 for eight years from 1 July 2012, and a 2019 amendment applied the CPI-average limit to their renewals in the meantime; the eight years ended in July 2020, and as of October 2026 the same cap applies to commercial and residential leases.
Turkey rent increase for October and November 2026
For leases renewing in November 2026 the commonly used cap is 31.23%, and the December rate will be known on 3 December 2026.
The law refers to the previous lease year but does not name a month. In practice, the 12-month average rate for the month before the lease anniversary is used, because it is the latest figure published when the new lease year starts. On that basis:
| Lease year starts | CPI month used | 12-month average change |
|---|---|---|
| January 2026 | December 2025 | 34.88% |
| February 2026 | January 2026 | 33.98% |
| March 2026 | February 2026 | 33.39% |
| April 2026 | March 2026 | 32.82% |
| May 2026 | April 2026 | 32.43% |
| June 2026 | May 2026 | 32.24% |
| July 2026 | June 2026 | 32.03% |
| August 2026 | July 2026 | 31.90% |
| September 2026 | August 2026 | 31.79% |
| October 2026 | September 2026, published 5 October 2026 | 31.49% |
| November 2026 | October 2026, published 3 November 2026 | 31.23% |
| December 2026 | November 2026, due 3 December 2026 | Not announced yet; TÜİK usually publishes on the 3rd of the following month or the next working day |
The January to September values were recomputed on 5 November 2026 from the monthly CPI changes in TCMB's consumer price table, using the formula in the next section. If the contract names a different month or method, or the renewal date falls before the relevant data is published, the result depends on how the contract is interpreted. Do not use forecasts; wait for the official figure.
How the 12-month CPI average is calculated
The rate compares the average CPI level of the last 12 months with the average of the 12 months before that.
TÜİK publishes four changes in each CPI release: monthly, since December, annual and 12-month average. The rent cap uses the last one:
12-month average change = (average index of the last 12 months ÷ average index of the previous 12 months − 1) × 100
For October 2026, the numerator averages November 2025 to October 2026 and the denominator averages November 2024 to October 2025, so 24 months of data are involved. Annual inflation compares only two months. When inflation is falling, the 12-month average stays above annual inflation, and the reverse when it is rising.
| Measure | October 2026 | Used for the rent cap? |
|---|---|---|
| Monthly | 2.58% | No |
| Annual (same month a year earlier) | 29.77% | No |
| 12-month average | 31.23% | Yes |
Rebuilding the index from the monthly CPI changes published by the Central Bank of the Republic of Türkiye (TCMB, also CBRT), with November 2024 = 100 and then December 2024 to October 2026, and applying the same formula also gives 31.23%. The Turkish lira inflation guide explains how the CPI itself is compiled.
Rent increase calculator: worked examples
The new rent is the current rent multiplied by one plus the increase rate.
New rent = current rent × (1 + rate ÷ 100)
Hypothetical examples for a lease renewing in November 2026 (cap 31.23%):
- Rent of TRY 30,000 a month, increased to the cap: 30,000 × 1.3123 = TRY 39,369. The monthly increase is TRY 9,369, or TRY 112,428 over the lease year.
- The contract says rent rises 40% a year and the current rent is TRY 25,000: the increase is limited to 25,000 × 0.3123 = TRY 7,807.50, so the new rent is TRY 32,807.50; the extra TRY 2,192.50 a month above the cap is not valid.
- The parties agree 20%: TRY 30,000 becomes TRY 36,000. Nothing requires the landlord to raise the rent to the cap.
Even an increase at the cap may leave the landlord behind inflation during the year, because the rent stays fixed for twelve months while prices keep rising. Landlords also pay tax on rental income separately; see Turkey income tax brackets, and for a comparison with interest income, Turkish lira deposit rates and withholding tax.
When did the 25% rent increase cap end?
The 25% cap applied only to residential renewals from 11 June 2022 to 1 July 2024, and it has not been extended.
| Provision | Renewals covered | Rule |
|---|---|---|
| Provisional Article 1 (Law 7409, Resmî Gazete 11 June 2022) | 11 June 2022 to 1 July 2023 | Increase at most 25%, or the CPI average if lower |
| Provisional Article 2 (Law 7456, Resmî Gazete 15 July 2023) | 2 July 2023 to 1 July 2024 | Same rule |
The current TBK text on mevzuat.gov.tr contains no further extension, so renewals from 2 July 2024 onward are limited only by the 12-month CPI average. The 25% cap never applied to commercial leases.
Rent in US dollars or euros: what the rules allow
Rent between two Turkey residents must be set in lira, but a resident tenant who is not a Turkish citizen may agree rent in foreign currency, and such rent cannot be changed for five years.
Article 8 of the Communiqué on Decree No. 32 (No. 2008-32/34), in the Ministry of Treasury and Finance's consolidated text, prohibits residents from setting rent in foreign currency, or indexing it to foreign currency, in leases of property in Turkey between themselves. Paragraph 3 allows it where the buyer or tenant is a Turkey resident without Turkish citizenship, or one of the persons listed in paragraph 19. Other exceptions cover licensed tourist accommodation and duty-free shops. The ban is worded for leases between two Turkey residents, as residence is defined for currency rules, so it does not reach a lease with a party resident abroad.
For a lawful foreign-currency rent, TBK Article 344, paragraph 4 applies: subject to Law 1567 on protecting the value of the Turkish currency, the rent cannot be changed until five years have passed, with Article 138 on excessive hardship reserved. After five years a judge can set the rent, taking account of changes in the value of the currency. Get legal advice before signing such a lease.
After five years: rent determination and eviction limits
After five years, or when a lease longer than five years renews, a judge can reset the rent to a fair level, which is the main exception to the yearly cap.
Under TBK Article 344, paragraph 3, the judge considers the 12-month CPI average, the condition of the property and comparable rents; the rent set this way then rises under the yearly cap again. Article 345 governs timing: a rent determination case can be filed at any time, and the new rent applies from the start of the new period if the case is filed at least 30 days before it begins, or if the landlord gives written notice of an increase within that time and files by the end of the new period.
Rent determination is not eviction. Under Article 347, the landlord cannot end a fixed-term home or roofed commercial lease simply because the term has expired; a tenant who does not give notice at least 15 days before the end is treated as renewing for one year, and the landlord's right to end the lease without cause arises only after a ten-year extension period, with three months' notice. Property owners can find the annual tax side in Turkey property tax and title deed fee.
Frequently asked questions
What is the rent increase rate in Turkey for November 2026?
The latest published 12-month average CPI change is 31.23% for October 2026, released by TÜİK on 3 November 2026. It is commonly used as the cap for leases renewing in November 2026, unless the contract provides otherwise.
When will the December 2026 rent increase rate be known?
Leases renewing in December 2026 usually use November 2026 data, which TÜİK is scheduled to publish on 3 December 2026. Until then the rate is not known.
Is the 25% rent increase cap still in force in Turkey?
No. It applied to residential renewals from 11 June 2022 to 1 July 2024. Since 2 July 2024 only the 12-month CPI average cap applies.
Can a landlord in Turkey set the rent in dollars or euros?
Only in limited cases. Between two Turkey residents rent must be in lira, but a resident tenant without Turkish citizenship may agree foreign-currency rent, which then cannot be changed for five years.
Can the landlord raise the rent freely after five years?
Not unilaterally. After five years the parties can agree a new rent, or a judge sets a fair rent considering the CPI average, the property's condition and comparable rents.
Sources
- Mevzuat Bilgi Sistemi: Turkish Code of Obligations No. 6098, Articles 138, 339, 344, 345, 347 and provisional Articles 1 and 2 (Turkish) (opens in a new tab)
- Mevzuat Bilgi Sistemi: Law No. 6217, provisional Article 2 on commercial leases (Turkish) (opens in a new tab)
- Resmî Gazete: Issue of 11 June 2022, No. 31863, Law 7409 (Turkish) (opens in a new tab)
- Resmî Gazete: Issue of 15 July 2023, No. 32249, Law 7456 (Turkish) (opens in a new tab)
- Ministry of Treasury and Finance: Communiqué No. 2008-32/34 on Decree No. 32, consolidated text, Article 8 (Turkish) (opens in a new tab)
- TÜİK: Consumer Price Index, October 2026, press release of 3 November 2026 (Turkish) (opens in a new tab)
- TCMB: Consumer prices, monthly and annual CPI changes (opens in a new tab)
- TCMB: October 2026 price developments, 4 November 2026 (Turkish) (opens in a new tab)
This guide is general information, not investment, legal or tax advice. Amounts, rates and rules in Turkey change often: check the date given for each figure and the official source before you rely on it, and ask a licensed adviser about your own situation. Sources, checks and corrections: see the editorial policy.