Rent Growth Slows Across Turkey as Annual Increases Fall Below Inflation

New data from November 2025 suggests a notable shift in Turkey’s rental housing market. While rents continue to rise in nominal terms, the pace of annual increases has slowed nationwide and, in many provinces, has fallen below the inflation rate. The figures point to a cooling trend in rental growth, with sharp regional differences shaping the outlook across the country.

According to the latest nationwide figures, the average monthly rent for apartment-type housing in Turkey reached 23,805 TL as of November 2025. On an annual basis, rents increased by an average of 27.82%. While this represents a significant rise for tenants, it is lower than the annual inflation rate of 31.07% recorded over the same period. In real terms, this means that average rent increases have begun to lag behind broader price growth.

Rent Growth Loses Momentum Nationwide

The fact that rent increases are now running below inflation marks a significant turning point after several years of sharp, often disruptive rent inflation. Although tenants are still facing higher monthly payments, the slowdown suggests that price pressures in the rental market may be easing, at least in certain regions.

Market analysts note that this moderation reflects a combination of factors, including weaker household purchasing power, changing migration patterns, and a more balanced supply-demand dynamic in some provinces. Rather than uniform growth across the country, the rental market is increasingly shaped by local conditions.

Provinces With the Lowest Rent Increases Stand Out

When rental data is broken down by province, the slowdown becomes even more visible. Several cities recorded annual rent increases well below both the national average and the inflation rate. These provinces also tend to have lower absolute rent levels, further easing pressure on tenants compared with major metropolitan areas.

Among the provinces with the slowest rent growth in November 2025 were Hatay, with an average rent of 17,277 TL and an annual increase of just 8.42%, and Kilis, with an average rent of 9,554 TL and a yearly rise of 8.75%. Osmaniye followed with an average rent of 15,096 TL and a 10.55% increase, while Bayburt saw rents rise by 11.97% to an average of 13,082 TL.

Other provinces with relatively muted rent growth included Gaziantep at 18,090 TL, with a 14.63% increase; Hakkâri at 11,392 TL, with a 14.95% rise; and Adıyaman at 14,197 TL, with a 15.22% increase. Çankırı, Eskişehir, and Malatya also appeared on the list, each recording rent growth below 20%.

These figures indicate that in many parts of the country, rental price pressure has eased substantially compared with previous years, offering some relief to tenants struggling with rising living costs.

Border Provinces Show Clear Cooling

One of the most striking patterns in the data is the performance of provinces located near Turkey’s southern border. Cities such as Hatay, Kilis, Osmaniye, and Gaziantep—close to the Syrian border—stand out for having some of the lowest rent increase rates in the country.

According to sector representatives, reduced housing demand in these regions has played a key role in slowing rent growth. Population movements, changing migration dynamics, and economic uncertainty have all contributed to softer demand for rental housing. As a result, landlords in these areas have had less room to push through large annual increases.

This regional trend highlights how demographic and geopolitical factors can directly influence local housing markets, leading to outcomes that differ sharply from national averages.

Major Cities Also Appear Among Low-Growth Areas

Interestingly, not all provinces with slower rent growth are small or low-population areas. Several large cities with metropolitan status also recorded below-average increases. Eskişehir, Konya, Erzurum, and Malatya all appeared among the provinces with the slowest rental growth.

In these cities, observers point to a relatively healthier balance between housing supply and demand. New construction, combined with stable population growth, appears to have prevented the severe shortages seen in larger economic hubs. This balance has helped limit rent hikes, even as overall prices continue to rise.

Marmara and Aegean Regions Remain Under Pressure

While many provinces saw rent growth moderate, the same cannot be said for Turkey’s most economically dynamic regions. Cities in the Marmara and Aegean regions did not feature among those with the lowest increases, signaling continued pressure on tenants.

Istanbul stands out in particular. In Turkey’s largest city, annual rent growth reached 39.95% in November 2025. This figure is well above both the national average and the inflation rate, underlining the persistent imbalance between housing demand and supply in the мегacity. Strong population inflows, limited new rental stock, and high investor interest continue to drive rents upward.

What the Data Signals for the Rental Market

The November 2025 data suggest that Turkey’s rental market is entering a more fragmented phase. While rents are still rising overall, the pace has slowed in many provinces and fallen below inflation, indicating a partial easing of pressure on tenants. However, this relief is unevenly distributed and largely absent in major economic centers such as Istanbul.

For policymakers and market participants, the figures underscore the importance of regional analysis rather than broad national averages. Local supply conditions, migration trends, and economic activity increasingly determine rental outcomes.