Top Areas for Highest Rental Yields in Turkey – 2025 Guide
Despite common claims about low rental yields in Turkey, the reality on the ground tells a different story—especially if the investor knows how to choose the right location and property type. In this article, we’ll explore the key areas and property categories offering annual rental returns ranging from 7% to 8%, and in some cases, even higher.
1. Commercial Offices on the E5 Highway (Metrobus Line)
The E5 Highway is the main commercial artery of Istanbul, stretching from Büyükçekmece in the west to the Asian side of the city. It is served by the Metrobus line, a 24/7 transport system that connects Istanbul’s busiest business hubs.
Key metrobus stops: Beylikdüzü, Avcılar, Yenibosna, Zeytinburnu, Şişli, Levent, Maslak.
Investment Return: 7% to 8% annually.
🔹 Example: A 50 m² office in Büyükçekmece or Beylikdüzü priced at $140,000 can generate a 7–8% annual yield.
2. Retail Shops Inside Residential Complexes
Contrary to popular belief, retail shops located within residential compounds often yield higher returns than those in shopping malls or on high streets, due to limited supply and consistent demand.
Hot areas: Başakşehir, Ispartakule, New Avcılar, Büyükçekmece.
Advantages: Easy to rent, high demand, flexible usage.
Rental yield: 7% to 8.8%, especially for larger units (100 m² and up).
3. Standalone Villas
Villas continue to be one of the best-performing property types in terms of rental income, particularly after recent earthquakes, which have made low-rise, independent housing more desirable.
Ideal areas: Beylikdüzü, Başakşehir, Büyükçekmece.
Advantages: Full privacy, flexible usage (residential or commercial), potential for leasing as a school, nursery, studio, or office.
Rental yield: Often exceeds 8% annually.
4. Under-Construction Properties
This category offers the highest return potential, especially when factoring in the price difference between the purchase stage and post-delivery market value. Strategic investors can buy properties 30–40% below market rates during construction.
Strategy: Buy during construction, wait 1–2 years, then either rent or resell.
Potential returns: Over 10%–11% annually in USD.
Conclusion: Smart Real Estate Investing in Turkey
Whether you're seeking high rental yields or capital appreciation, Turkey offers a wide range of opportunities. The real difference in returns lies not only in the property type, but in:
Its strategic location,
Perfect timing of purchase,
And a solid understanding of the market.
Best office investment: E5 Highway.
Best retail option: Inside residential compounds.
Best long-term investment: Standalone villas.
Best blended return (rent + price growth): Under-construction projects.
If you’re planning to enter the Turkish real estate market, start where others have already made their profits—not where their experiments began.