Module 6: Rental Yield, Exit & Common Mistakes

Foreign investors typically over-estimate gross rental yield and under-estimate vacancy. Here are realistic, market-tested numbers for 2026.

Realistic gross yields

• Antalya long-term: 5–7%
• Antalya short-term (Konyaaltı, Lara): 8–11% gross, 4–6% net after management & vacancy
• Istanbul long-term: 4–6%
• Mersin: 6–9%

Short-term vs long-term

Short-term holiday lets earn more per night but require active management, deeper furniture spend (€8k–€15k for a 2-bed) and pay 18% VAT on rental income. Long-term tenants pay less but bring stability and almost zero management cost.

Exiting the property

Resale to other foreigners is liquid in Antalya and Istanbul, slower in Mersin. Work with the same agent network that sells to foreign buyers — listing only on Turkish-language portals will not reach international buyers.

The 5 most common mistakes

1. Trusting verbal commitments instead of TAPU
2. Paying full price before TAPU transfer
3. Skipping the independent lawyer
4. Ignoring aidat (HOA) costs in yield calculations
5. Underestimating exit time — plan 6–12 months for resale

• Realistic gross long-term yield in Antalya is 5–7%
• Short-term gross yields are higher but net yields are similar
• Furniture for a short-let 2-bed is €8k–€15k
• Sell through agencies that already reach foreign buyers
• Plan 6–12 months for a clean resale exit

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Module 5: The Buying Process Step-by-Step