Provinces with the highest rental yields revealed: Istanbul is not on the list
In Turkey, average rents reached 24,923 TL in October 2025. While Anatolian cities such as Kırıkkale and Kars stand out in the ranking of provinces with the highest rental yields, Istanbul, the favorite for investment, failed to make the top 15.
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The October 2025 report prepared by Endeksa has revealed striking data for housing investors. While the gross annual average rental yield for housing across Turkey reached 7.57 percent, the average rent approached the 25,000 TL threshold.
According to the report by Ekonomim, the most remarkable section was the ranking of provinces where rental yield is highest relative to the sale price of the property. Only Ankara, Şanlıurfa, and Tekirdağ from the three major metropolitan areas were able to make the list.
The province offering the fastest return to investors was Kırıkkale with a rental yield of 9.01 percent. It was followed by the capital, Ankara, with 8.90 percent.
ISTANBUL IS NOT ON THE LIST
Istanbul, one of the most preferred cities for real estate investment, failed to enter the top 15 in terms of rental yield. In the city, where the average housing price has risen to 6 million 290 thousand TL, the annual rental yield remained at 7.32%. Despite this, Istanbul remains among the provinces that earn the most for investors, with an annual value increase approaching 40%.
HERE ARE THE 15 PROVINCES WITH THE HIGHEST RENTAL YIELDS
1. Kırıkkale – 2,583,490 TL ( %9.01)
2. Ankara – 4,219,670 TL ( %8.90)
3. Kars – 2,347,259 TL ( %8.76)
4. Karaman – 3,216,510 TL ( %8.57)
5. Artvin – 3,423,060 TL ( %8.45)
6. Şanlıurfa – 3,313,920 TL ( %8.18)
7. Kütahya – 3,121,316 TL ( %8.18)
8. Muş – 3,306,460 TL ( %8.17)
9. Tekirdağ – 3,495,240 TL ( %8.12)
10. Kilis – 1,921,800 TL ( %8.11)
11. Bilecik – 3,299,790 TL ( %8.07)
12. Yozgat – 3,093,120 TL ( %7.96)
13. Bingöl – 3,525,665 TL ( %7.81)
14. Edirne – 4,241,598 TL ( %7.76)
15. Ağrı – 3,117,280 TL ( %7.74)