What Can a Foreign Tenant Do If a Landlord Demands an Excessive Rent Increase in Türkiye?

Foreign nationals renting homes in Türkiye frequently face a problem that has become increasingly common in major cities:

The landlord suddenly demands a very large rent increase.

A tenant may be paying TRY 25,000 per month when the landlord sends a message stating:

“From next month, the rent will be TRY 50,000. If you do not accept, leave the apartment.”

Another landlord may insist that the foreign tenant sign an entirely new rental contract at market price.

Some landlords may claim that legal rent increase restrictions apply only to Turkish citizens.

Others may tell a foreign tenant that because the residence permit is connected with the rented address, the tenant has no choice but to accept the landlord’s demand.

These statements can be legally misleading.

A foreign national who rents residential property in Türkiye is generally protected by the Turkish Code of Obligations No. 6098, particularly the provisions governing residential and roofed workplace leases.

The statutory rules governing the determination of rent do not create a separate, less protective rent-increase regime simply because the tenant is a foreign national.

Therefore, a landlord generally cannot unilaterally impose any rent increase he or she wishes merely because the tenant is a foreigner.

The principal rule is found in Article 344 of the Turkish Code of Obligations.

For ordinary renewed rental periods, agreements concerning an increase in rent are valid only insofar as the increase does not exceed the twelve-month average rate of change in the Consumer Price Index (CPI/TÜFE) for the relevant period.

However, there is an important exception after the lease relationship passes the five-year threshold. After five years, the landlord may seek a judicial determination of the rent based not only on CPI but also on the condition of the property, comparable market rents and principles of equity.

Understanding this distinction is essential.

Do Foreign Tenants Have the Same Rent Increase Protection as Turkish Tenants?

In ordinary residential rental relationships, the Turkish Code of Obligations does not establish a separate statutory rent increase ceiling based on whether the tenant is Turkish or foreign.

Therefore, if a foreigner rents a residential apartment in Istanbul, Antalya, Ankara, Izmir or another Turkish city, the landlord cannot simply argue:

“You are a foreigner, so the legal rent increase rules do not apply to you.”

The contractual relationship is governed by Turkish private law where Turkish law applies to the tenancy.

The most important rules regarding residential leases include:

• limitations on annual rent increases;
• automatic renewal of fixed-term residential leases;
• restrictions on termination by landlords;
• statutory grounds for eviction;
• rules concerning deposits;
• and judicial procedures for determining rent.

The foreign tenant’s immigration status and the rental agreement are separate legal matters.

For example, a foreigner may need a valid residential address for a residence permit, but this fact does not give the landlord an unrestricted right to change the monthly rent.

What Is the Legal Rent Increase Limit in Türkiye in 2026?

As of 2026, the ordinary statutory rule is the 12-month average CPI rate under Article 344 of the Turkish Code of Obligations.

Article 344 provides that agreements concerning rent applicable during renewed rental periods are valid only insofar as they do not exceed the change in the Consumer Price Index calculated according to the twelve-month average.

This rule also applies to lease agreements longer than one year.

Therefore, the landlord cannot normally determine the new rent simply by looking at:

• the annual inflation rate;
• property prices;
• rents advertised on real estate websites;
• exchange rates;
• the landlord’s personal expenses;
• or the amount a new tenant might be willing to pay.

For ordinary annual renewals within the first five years, the statutory CPI framework is critical.

Is There Still a 25% Rent Increase Limit in Türkiye?

No.

This is one of the most common outdated pieces of information found online.

Türkiye temporarily introduced a special 25% ceiling on residential rent increases during the period of rapidly rising rents.

The final temporary provision applied to residential rental periods renewed between 2 July 2023 and 1 July 2024, inclusive. The temporary statutory provision limited increases to 25%, unless the applicable twelve-month average CPI rate was lower.

That temporary period ended.

Consequently, the 25% rule should not be applied to ordinary residential rent renewals occurring in 2026.

The general rule in Article 344 has again become the relevant statutory basis: the twelve-month average CPI change.

A foreign tenant should therefore be cautious when either a landlord or an online article says:

“The maximum rent increase in Türkiye is always 25%.”

That information is outdated for current renewals.

How Is the Maximum Rent Increase Calculated?

Assume that the applicable twelve-month average CPI rate for a particular renewal period is 31.90%.

TÜİK reported that the twelve-month average change in CPI for July 2026 was 31.90%. This figure is useful as an example, although the legally relevant percentage depends on the particular rental renewal date and the official CPI data applicable at that time.

Suppose the tenant currently pays:

TRY 30,000 per month.

If the applicable increase ceiling is 31.90%, the calculation would be:

TRY 30,000 × 31.90% = TRY 9,570

The new monthly rent would therefore be:

TRY 39,570

If the landlord simply demands TRY 50,000, that demand does not automatically become legally binding merely because the landlord sent it by WhatsApp or verbally informed the tenant.

For an ordinary renewal during the first five-year period, Article 344 must be considered.

Can the Rental Contract Specify a 50%, 70% or 100% Annual Increase?

The existence of such a clause does not necessarily make the entire increase enforceable.

Article 344 expressly restricts agreements concerning rent increases in renewed rental periods.

For example, a lease may contain a clause stating:

“The rent shall increase by 50% every year.”

If the applicable twelve-month average CPI limit is lower, the contractual provision cannot simply override the statutory ceiling.

Article 344 establishes a mandatory limitation on the enforceability of such rent increase provisions.

Similarly, a landlord cannot circumvent the law merely by writing:

“The parties have agreed that the rent will automatically double every year.”

The legal limit must still be considered.

What If the Contract Says the Rent Will Increase According to CPI?

This is very common and generally consistent with the statutory structure.

A clause may provide that the rent increases annually according to:

• CPI;
• TÜFE;
• the twelve-month average CPI;
• or the maximum statutory increase rate.

In that case, the rent can normally be adjusted according to the applicable lawful rate.

The landlord does not need the tenant’s permission each year merely to apply a valid contractual increase within the statutory limit.

However, the landlord cannot normally use the CPI clause as a basis for adding an additional arbitrary amount.

For example:

Current rent: TRY 30,000

Applicable CPI increase: 31.90%

Lawful new rent under the example: TRY 39,570

A landlord cannot ordinarily say:

“CPI gives me TRY 39,570, but apartments in this building rent for TRY 60,000, so you must pay TRY 60,000.”

During the first five years, market rent alone does not automatically allow the landlord to ignore Article 344.

After five years, however, the position changes significantly.

What Happens After the Tenant Has Lived in the Property for Five Years?

This is one of the most important exceptions to the ordinary CPI rule.

Article 344 provides a special mechanism for leases lasting more than five years or renewed after five years.

At that stage, the court may determine a new rent by considering:

• the twelve-month average CPI change;
• the condition and characteristics of the property;
• comparable rental values;
• and principles of equity.

Therefore, after the five-year threshold, the landlord may have a legal route to seek an increase reflecting current market rents.

This is known as a rent determination lawsuit, or kira tespit davası.

The difference can be significant.

Imagine:

Original rent: TRY 10,000

Current rent after statutory annual increases: TRY 20,000

Comparable apartments in the same building: TRY 45,000

If five years have passed, the landlord may seek judicial determination of a new rent.

The tenant cannot simply argue:

“The landlord can never increase the rent beyond CPI.”

That statement would be incomplete after five years.

Instead, the court will conduct a broader assessment under Article 344.

Does the Landlord Automatically Get the Full Market Rent After Five Years?

No.

The fact that five years have passed does not mean that the landlord can unilaterally send a message demanding the exact rent shown in online advertisements.

The statutory mechanism allows a court to determine the rent by considering several factors.

Comparable rental values are important, but they are not necessarily the only factor.

Article 344 requires the court to consider CPI, the condition of the rented property, comparable rents and equity.

Therefore:

five years have passed

does not mean:

the landlord can personally declare any new rent he wishes.

If the parties cannot agree, judicial determination may be required.

When Can a Rent Determination Lawsuit Be Filed?

Article 345 of the Turkish Code of Obligations governs the timing and effect of rent determination lawsuits.

A rent determination action can generally be filed at any time.

However, whether the court-determined amount applies retroactively from the beginning of the relevant new rental period depends on timing.

Article 345 provides that where the action is filed no later than thirty days before the beginning of the new rental period—or the landlord sends written notice within that period that the rent will be increased and subsequently files the action within the relevant period—the court-determined rent may bind the tenant from the beginning of that new rental period.

Where the lease already contains a clause providing for an increase in the new rental period, Article 345 also contains a specific rule concerning the effect of a determination action filed before the end of that rental year.

Timing therefore matters considerably in rent determination disputes.

Can the Landlord Evict a Foreign Tenant for Refusing an Excessive Rent Increase?

Not merely because the tenant refuses an unlawful increase.

A landlord cannot normally say:

“Accept my 100% rent increase or I will immediately evict you.”

Residential lease termination is regulated by the Turkish Code of Obligations.

Article 347 provides an important protection.

Where a fixed-term residential lease reaches the end of its contractual period, the tenant’s failure to give notice at least fifteen days before expiry generally results in the lease being extended for another year.

More importantly, the landlord cannot terminate the lease merely because the initial fixed term has expired.

Only after the statutory ten-year extension period does Article 347 provide the landlord with a specific route to terminate without stating another reason, subject to the required notice.

Therefore, the common statement:

“Your one-year contract ends next month, so either accept my new rent or leave”

is not automatically legally correct.

The expiration of a one-year written lease does not ordinarily mean that the landlord can simply remove the tenant from the property.

Does the Tenant Need to Sign a New Lease Every Year?

Generally, no.

This is particularly important for foreign tenants.

Some landlords attempt to make foreign tenants sign a completely new contract every year at a much higher rent.

A standard fixed-term residential lease ordinarily renews according to Article 347 unless properly terminated under the law.

Therefore, the tenant should not assume that a fresh lease agreement must be signed every year simply because the original contract stated a one-year term.

Signing a new document without legal review can create complications.

For example, it may contain:

• a much higher rent;
• a new eviction commitment;
• additional payment obligations;
• or provisions different from the previous lease.

A foreign tenant should understand the document before signing it.

What If the Landlord Says “I Need the Apartment for Myself”?

Need-based eviction is a recognised legal mechanism, but merely saying the words does not automatically terminate the tenancy.

Under Article 350, the landlord may seek termination where there is a genuine need to use the property as a residence or workplace for:

• the landlord;
• the landlord’s spouse;
• descendants;
• ascendants;
• or persons whom the landlord is legally obliged to support.

The landlord must use the legally prescribed judicial procedure.

Therefore, an alleged need cannot simply be used as a verbal shortcut to remove a tenant who refused an excessive rent demand.

Whether the requirement is genuine and legally sufficient can become the subject of judicial examination.

What If the Apartment Is Sold to a New Owner?

Sale of the apartment does not automatically terminate the tenancy.

A new owner may, however, have a statutory right to seek eviction where the property is genuinely needed for the new owner’s own residence or workplace or for qualifying family members.

Article 351 provides that a new owner relying on this ground must notify the tenant in writing within one month of acquisition and may bring an action after six months. Alternatively, the new owner may use the route connected with the end of the lease period specified in the provision.

Therefore:

“I bought the apartment yesterday, leave next week”

is not an accurate summary of Turkish tenancy law.

Can the Landlord Change the Locks If the Tenant Refuses the Increase?

A landlord should not attempt to bypass formal legal procedures through self-help eviction.

A tenant’s possession of a rented home cannot simply be treated as ending because a landlord demands a higher rent.

Where the landlord claims a legal ground for eviction, the matter must proceed through the procedures recognised by Turkish law.

Changing locks while the tenant remains entitled to occupy the property, removing the tenant’s belongings or attempting to physically force the tenant out can create additional civil and potentially criminal-law issues depending on the conduct involved.

A foreign tenant facing such actions should preserve evidence and obtain legal assistance promptly.

Can the Landlord Cut Electricity, Water or Gas to Force the Tenant Out?

Using utilities as pressure to force the tenant to accept an excessive increase or leave the home may create serious legal problems.

A landlord should use statutory remedies rather than attempting to make the property uninhabitable.

The tenant should preserve:

• messages;
• photographs;
• utility records;
• witnesses;
• building-management correspondence;
• and any documentation demonstrating the landlord’s involvement.

Where appropriate, urgent civil or criminal remedies may need to be considered according to the specific conduct.

What Should a Foreign Tenant Do When an Excessive Increase Is Demanded?

The tenant should avoid responding emotionally or simply stopping rent payments.

A more effective strategy is usually to establish the lawful amount and create documentary evidence.

1. Check the original lease agreement

Determine:

• the commencement date;
• current rent;
• annual increase clause;
• whether five years have passed;
• and whether any separate documents were signed.

2. Determine the applicable CPI rate

The legally relevant twelve-month average CPI figure should be checked using official TÜİK data for the relevant renewal period.

The percentage changes over time.

For example, TÜİK reported a twelve-month average CPI increase of 31.90% for July 2026.

3. Calculate the lawful rent carefully

The tenant should continue paying the amount that is legally due rather than simply withholding rent.

4. Pay through a traceable method

Bank transfer is highly preferable because it creates evidence.

The transfer description can identify the month and state that the payment represents rent.

5. Preserve the landlord’s demands

Keep screenshots of:

• WhatsApp conversations;
• SMS messages;
• emails;
• notices;
• and voice communications where lawfully available.

These may become relevant in later mediation or litigation.

6. Do not sign a new contract without understanding it

A new lease may contain terms substantially different from the original agreement.

Should the Tenant Stop Paying Rent During the Dispute?

Usually, this is a dangerous approach.

An excessive increase dispute does not mean that the tenant should stop paying rent altogether.

Non-payment can potentially create a separate ground for legal action by the landlord.

A tenant disputing an excessive increase should generally distinguish between:

refusing an allegedly unlawful excess

and

failing to pay any rent.

The tenant should continue to satisfy lawful rental obligations and keep proof of payment.

A dispute over whether the rent should be TRY 40,000 or TRY 60,000 should not unnecessarily develop into a case where no rent was paid at all.

What If the Landlord Refuses to Accept the Rent?

This situation requires careful handling.

A landlord may sometimes refuse payment in an attempt to later claim that the tenant is in default.

The tenant should create clear evidence that payment was attempted and obtain advice concerning the legally appropriate payment/deposit procedure.

Simply keeping the money in cash at home is risky because it may later be difficult to prove that the tenant attempted to perform the payment obligation properly.

Foreign tenants should therefore act quickly if a landlord closes the usual payment channel or returns rental payments.

Can the Landlord Demand Payment in Cash?

Cash payments create significant evidentiary risks.

Where possible, rent should be paid through a traceable banking method and clearly identified as rental payment.

If cash is used, the tenant should obtain a written receipt specifying:

• date;
• amount;
• rental month;
• address;
• and recipient.

A foreign tenant should be particularly cautious where a landlord demands cash while simultaneously disputing the amount of rent.

What If the Foreign Tenant Has Already Paid the Excessive Rent?

The legal position requires examination of the agreement, the period concerned and how the increased amount was established.

Article 344 renders agreements exceeding the statutory limitation ineffective to the extent prohibited by the provision during periods governed by the ordinary CPI ceiling.

However, whether and through which legal mechanism previously paid amounts may be recovered can depend on the facts.

Relevant issues may include:

• whether a new agreement was signed;
• whether the payment was made under protest;
• when payments were made;
• whether the five-year special regime applied;
• and whether a judicial rent determination existed.

A foreign tenant who has paid substantially above the statutory framework for a long period should have the documents reviewed individually before pursuing reimbursement.

What If the Rent Has Been Far Below Market Value for Years?

This frequently occurs in long-standing tenancies.

A landlord may argue:

“The legal CPI increases have left my rent far below the market.”

If the lease relationship has not reached the relevant five-year threshold, the ordinary Article 344 restriction remains important.

Once five years have passed, however, the landlord may seek a rent determination reflecting comparable rents and the condition of the property in addition to CPI and equity.

Therefore, long-term tenants should understand that the five-year point changes the legal analysis.

The fact that an annual excessive increase cannot be imposed unilaterally does not mean that rent can remain permanently disconnected from market conditions.

Is Mediation Mandatory in Rent Disputes in Türkiye?

For many rental disputes, yes.

Since 1 September 2023, disputes arising from rental relationships have generally been included within the mandatory pre-litigation mediation system.

The Ministry of Justice confirms that rental disputes were brought within the scope of mandatory mediation as a condition for filing many relevant lawsuits from 1 September 2023.

This means that before filing many types of rent-related actions, including disputes concerning rent determination and many eviction claims, the required mediation process must first be completed.

If settlement is reached, the parties may resolve matters such as:

• the new monthly rent;
• payment of arrears;
• future increase arrangements;
• the tenant’s departure date;
• repayment of deposits;
• or other tenancy issues.

If mediation does not result in agreement, court proceedings may follow.

Can a Foreign Tenant Participate in Mediation?

Yes.

Foreign nationality does not prevent the tenant from participating in Turkish mediation proceedings.

Where necessary, the foreign tenant can be represented by a lawyer.

Language issues should also be properly managed so that the foreign party understands the terms of any proposed agreement.

This is particularly important because a mediation settlement can have serious legal consequences.

A foreign tenant should not sign a Turkish-language settlement providing for:

• eviction;
• a new rent;
• payment obligations;
• or waiver of claims

without understanding its legal effect.

Can the Landlord Threaten the Tenant’s Residence Permit?

A landlord does not personally control the foreign tenant’s residence permit.

Residence permits are governed by immigration authorities and Law No. 6458 on Foreigners and International Protection.

However, a foreign tenant’s registered residential address may be relevant to immigration compliance.

This sometimes gives landlords practical leverage, particularly where the foreigner fears losing the registered address.

Nevertheless, the existence of an immigration issue does not create a legal right for the landlord to disregard mandatory tenancy rules.

A dispute concerning rent should therefore be separated from the foreigner’s immigration status.

If the tenant actually moves, address notification obligations should of course be handled properly.

Can a Landlord Report a Foreign Tenant to Migration Authorities Because of a Rent Dispute?

A landlord can communicate with authorities, but the existence of a private rent dispute does not itself determine the foreigner’s immigration status.

Migration Management assesses residence matters under immigration legislation.

A foreign tenant with valid immigration status should not assume that the landlord can personally “cancel” a residence permit because the tenant refused a rent increase.

Likewise, the tenant should keep address and residence permit records accurate and avoid creating a separate immigration violation.

Does the Landlord Have the Right to Ask for “Market Rent” Every Year?

Not automatically.

During the ordinary pre-five-year period, Article 344 places a statutory limitation on annual increases.

Market rent becomes especially relevant after five years in a judicial rent determination process.

Therefore, statements such as:

“The apartment next door rents for TRY 70,000, so starting tomorrow you also have to pay TRY 70,000”

do not by themselves legally determine the rent.

Comparable rents become much more legally significant in the Article 344 five-year framework.

Example: Excessive Rent Increase During the Third Year

A foreign tenant entered into a lease in 2024 at TRY 30,000 per month.

The lease is now entering a renewal period in 2026.

Assume for illustration that the applicable twelve-month average CPI ceiling is 31.90%.

The landlord demands TRY 60,000.

Because the tenancy has not yet passed the five-year stage, the landlord generally cannot obtain the demanded amount merely by declaring that current market rents have doubled.

The Article 344 CPI restriction must be considered.

If the tenant refuses the TRY 60,000 demand, the landlord cannot evict the tenant solely because the tenant refused that excessive increase.

Example: Rent Increase After More Than Five Years

A foreign tenant has occupied the same Istanbul apartment since 2020.

The current rent, following years of statutory increases, is TRY 30,000.

Comparable apartments are now renting for approximately TRY 65,000.

In 2026, the landlord wants a substantial adjustment.

Here, simply looking at the ordinary CPI ceiling would provide an incomplete answer.

Because the rental relationship has passed the five-year threshold, the landlord may pursue a rent determination action under Article 344.

The court may consider comparable rental values, the property’s characteristics, CPI and equity.

The rent ultimately determined by the court may therefore exceed the ordinary annual CPI increase.

Example: “Accept My Increase or Sign an Eviction Commitment”

A foreign tenant’s lease is approaching its annual renewal.

The landlord demands a 70% increase and says:

“If you want to stay, sign this new contract and also sign an eviction commitment.”

The tenant should not sign immediately.

Eviction commitments can have major legal consequences under Turkish tenancy law.

Whether such a document is legally valid depends on statutory requirements and the circumstances in which it was signed.

A foreign tenant who cannot read Turkish should especially avoid signing documents concerning eviction without obtaining a translation and legal advice.

Frequently Asked Questions About Excessive Rent Increases in Türkiye

Can a landlord increase rent by any percentage in Türkiye?

No. Ordinary annual increases are subject to Article 344 of the Turkish Code of Obligations.

What is the rent increase limit in Türkiye in 2026?

The ordinary rule is the change in CPI according to the twelve-month average. The precise percentage depends on the relevant renewal period and official TÜİK data.

Is the 25% rent increase limit still valid?

No. The temporary 25% residential rent cap applied through 1 July 2024 and is no longer the general rule for 2026 renewals.

Does the CPI limit apply to foreign tenants?

The residential rent determination provisions do not establish a higher annual cap simply because the tenant is a foreign national.

Can my landlord double my rent because I am a foreigner?

Not merely because of your nationality.

Can my landlord evict me if I refuse an excessive rent increase?

Refusing an unlawful increase does not itself create an automatic eviction right.

My one-year lease has ended. Do I have to leave?

Not merely because the written one-year period expired. Article 347 provides for automatic renewal and generally prevents landlords from terminating solely because the initial fixed term has ended.

Can the landlord bring a rent determination lawsuit?

Yes. This becomes particularly significant once the lease has passed the five-year threshold.

What does the court consider after five years?

CPI, the condition of the property, comparable rents and equity are among the factors expressly identified by Article 344.

Is mediation required?

For many rental disputes, mandatory mediation must be completed before litigation. This system has applied to rental disputes since 1 September 2023.

Can the landlord cancel my Turkish residence permit?

No. A private landlord does not personally have authority to cancel a residence permit. Immigration decisions are made by the competent administrative authorities.

What Should a Foreign Tenant Do Before Accepting a Large Rent Increase?

Before agreeing, the tenant should determine four essential facts:

First: How long has the tenancy existed?

The difference between year three and year six can materially change the legal analysis.

Second: What does the rental contract say?

Check the rent increase clause and commencement date.

Third: What is the applicable official twelve-month average CPI percentage?

Use official TÜİK data rather than the landlord’s calculation.

Fourth: Has the landlord started a formal legal procedure?

A WhatsApp demand is different from:

• a formal notice;
• mandatory mediation;
• a rent determination case;
• or an eviction lawsuit.

The foreign tenant should respond according to the actual legal procedure rather than merely according to the landlord’s pressure.

Conclusion: A Foreign Tenant Does Not Have to Accept an Arbitrary Rent Increase in Türkiye

A foreign tenant renting residential property in Türkiye is not outside the protection of Turkish tenancy law.

The landlord cannot ordinarily demand any increase he or she wishes simply because:

• the tenant is a foreign national;
• the apartment could be rented for more to someone else;
• the original one-year contract has expired;
• the tenant needs the address for a residence permit;
• or market rents have increased dramatically.

Under Article 344 of the Turkish Code of Obligations, the ordinary annual rent increase rule is based on the twelve-month average change in the Consumer Price Index.

The temporary 25% ceiling that previously applied to residential leases ended in 2024 and should not be confused with the current statutory framework.

During the ordinary first five years of the tenancy, the statutory CPI ceiling plays the central role in annual rent adjustments.

Once the rental relationship passes the five-year threshold, however, the legal position changes.

The landlord may seek a judicial determination of rent by reference to:

• CPI;
• comparable market rents;
• the characteristics of the property;
• and equity.

Thus, neither of the following statements is entirely correct:

“A landlord can always increase rent to the current market price.”

or

“A landlord can never obtain more than the CPI increase.”

The correct legal answer depends particularly on how long the tenancy has continued.

Foreign tenants should also understand that refusing an excessive increase does not automatically give the landlord the right to evict them.

Under Article 347, the landlord ordinarily cannot terminate a fixed-term residential lease merely because its original duration has ended.

Where a landlord relies on a genuine housing need, reconstruction, a valid tenant-related ground or another statutory reason, the required legal procedures must be followed.

A landlord also cannot simply bypass those rules by demanding that the foreign tenant sign a completely new lease every year.

When a dispute arises, the safest practical approach is usually to:

• calculate the lawful rent;
• continue paying the undisputed lawful amount through a traceable method;
• preserve all written communications;
• avoid signing new contracts or eviction documents without understanding them;
• and obtain legal advice if formal mediation, a rent determination action or an eviction proceeding begins.

Since 1 September 2023, many rental disputes must first proceed through mandatory mediation before a court case is filed.

This can also provide an opportunity to resolve the dispute commercially.

For example, the parties may agree on:

• a reasonable new rent;
• a gradual increase;
• a fixed period during which the tenant remains;
• a mutually agreed departure date;
• or settlement of other rental claims.

Foreign tenants should therefore not assume that they must either accept an excessive demand immediately or leave the property.

Likewise, landlords have legitimate legal mechanisms where a long-standing rent has fallen significantly below the market.

Turkish law attempts to balance both interests.

For short and medium-term leases, statutory annual increase limits protect tenants against arbitrary rent hikes.

For long-term leases exceeding the five-year threshold, rent determination proceedings allow landlords to seek an adjustment reflecting market conditions.

The correct legal strategy therefore begins by answering one question:

How long has the rental relationship existed?

From there, the applicable CPI rate, contractual clauses, payment records, landlord notices, comparable properties and any eviction allegations can be examined.

For a foreign national whose home is also connected with family life, employment, children’s schooling or residence permit registration in Türkiye, early legal assessment is particularly important before signing a new agreement or surrendering the property.

Legal Basis

The principal legal provisions concerning excessive residential rent increases in Türkiye include:

Turkish Code of Obligations No. 6098

• Article 299 et seq. – Lease agreements
• Article 343 – Prohibition of changes against the tenant except concerning determination of rent
• Article 344 – Determination of rent and CPI limitation
• Article 345 – Timing and legal effect of rent determination actions
• Article 346 – Prohibition of certain additional obligations imposed on tenants
• Article 347 – Renewal and termination of residential and roofed workplace leases
• Article 350 – Termination based on landlord’s genuine need, reconstruction or redevelopment
• Article 351 – Termination based on the new owner’s need
• Article 352 – Certain grounds arising from the tenant
• Article 355 – Restrictions concerning re-letting after need-based eviction

Law No. 6325 on Mediation in Civil Disputes

Rental disputes falling within the statutory framework have generally been subject to mandatory pre-litigation mediation since 1 September 2023.

Consumer Price Index

The applicable annual rent increase ceiling under Article 344 is determined by reference to the official twelve-month average CPI change published by the Turkish Statistical Institute (TÜİK).

Important: The applicable CPI percentage changes monthly. A percentage quoted in an old article should therefore not automatically be applied to a current lease renewal.

Disclaimer: This article provides general information concerning Turkish rental and tenancy law. It does not constitute legal advice for a specific landlord-tenant dispute. The applicable rent, five-year period, contractual terms, notices, eviction grounds and procedural deadlines should be reviewed individually.