Rental yields in Antalya: which district pays better?

When buying property in Antalya as an investment, the first question is usually the same:

"How much rent will this apartment generate each month?"

But looking only at the monthly rent is not enough.

An apartment purchased for ₺5 million and rented for ₺30,000 per month is a very different investment from one purchased for ₺15 million and rented for ₺60,000 — even though the second property generates twice as much monthly rent.

The key metric is therefore rental income relative to the purchase price.

In this guide, we compare Antalya's 2026 residential market and examine: where gross rental yields are highest; why cheaper property is not automatically a better investment; how rental yields differ across Konyaaltı; why Liman and Hurma offer different investment profiles; why Gürsu and Uncalı produce lower percentage yields; how Muratpaşa, Lara and Kepez compare; the difference between long-term and short-term rental; which expenses turn gross yield into actual net yield; and how to calculate the economics of a property before buying it.

The figures below are based on current 2026 listing statistics and market indicators. Property portals primarily reflect asking prices, not necessarily completed transaction prices. The figures should therefore be treated as market benchmarks for initial comparison, not as a guarantee for any individual property.

What is rental yield?

The simplest calculation is:

Gross rental yield = Annual rental income ÷ Purchase price × 100

For example: Property price: ₺6,000,000. Monthly rent: ₺35,000.

Annual rent: 35,000 × 12 = ₺420,000

Gross rental yield: 420,000 ÷ 6,000,000 × 100 = 7%

The property therefore generates approximately 7% gross annual rental yield.

The reverse calculation gives the approximate payback period. At a 7% yield: 1 ÷ 0.07 ≈ 14.3 years.

This is why property portals often publish a figure known as the payback period or return period.

However, there is an important distinction: a listing showing a 14-year payback period does not mean that your investment will actually be recovered in 14 years. The simplified calculation does not necessarily include all real ownership costs.

Gross yield and net yield are not the same

Consider an apartment worth ₺7,000,000. Monthly rent: ₺40,000.

Annual rental income: ₺480,000

Gross yield: 6.86%

That looks attractive at first. But the owner may also have to pay: Aidat; rental income tax; DASK; property insurance; maintenance and repairs; management fees; vacancy periods; furniture and appliance replacement; costs associated with finding a new tenant.

If the property remains vacant for one month during the year, annual rental income falls from ₺480,000 to ₺440,000. Once other expenses are deducted, the actual net yield can be significantly below the initial 6.86%.

Therefore: gross rental yield is a screening metric, not the final investment return.

Which areas of Antalya currently offer higher rental yields?

The 2026 market shows a clear pattern: the more premium the location, the more likely the percentage rental yield is to be lower.

This is not an absolute rule for every property, but the pattern becomes visible at the neighbourhood level.

Current approximate figures from Emlakjet include:

For example, Emlakjet's figures at the end of July 2026 indicate approximately 6.53% for Muratpaşa, 6.11% for Liman, 6.21% for Hurma, 4.68% for Gürsu, 4.69% for Uncalı and 4.69% for Şirinyalı.

This already shows why simply comparing "Muratpaşa vs. Konyaaltı" is not enough.

Why can expensive areas have lower rental yields?

At first, this seems counterintuitive. If a property close to the sea is expensive and can command higher rent, why would its yield be lower?

Because purchase prices and rents do not increase at the same rate.

Consider two properties.

Property A. Purchase price: ₺6 million. Rent: ₺40,000. Annual income: ₺480,000. Gross yield: 8%.

Property B. Purchase price: ₺15 million. Rent: ₺60,000. Annual income: ₺720,000. Gross yield: 4.8%.

Property B generates more rental income in absolute terms. But it produces a lower return on the capital invested.

Why? Because its purchase price includes premiums for: proximity to the sea; views; prestige; infrastructure; lifestyle quality; land scarcity; liquidity; location value.

Tenants, however, are not always willing to pay the same premium that buyers are willing to pay.

That is why: prestige and rental yield often move in opposite directions.

Muratpaşa: the neighbourhood matters

Muratpaşa is a large and highly diverse property market. It therefore makes little sense to say "The rental yield in Muratpaşa is X." The investment economics can be completely different from one neighbourhood to another.

Current Emlakjet figures, for example, show approximately:

Kızılsaray: 7.43%, around 13 years.

Güzeloba: 6.85%, around 15 years.

Cumhuriyet: 6.47%, around 15 years.

Fener: 5.87%, around 17 years.

Şirinyalı: 4.69%, around 21 years.

This is a good example of why investors should analyse the market at the Mahallesi level rather than looking only at the wider district.

Muratpaşa: for investors prioritising cash flow

If your priority is higher rental income relative to invested capital, central neighbourhoods of Muratpaşa deserve attention.

One reason is the presence of an older housing stock, which can keep purchase prices lower than in premium coastal areas.

At the same time, rental demand is supported by: central location; employment centres; universities; public transport; shops; government institutions; established urban infrastructure.

For example, current Emlakjet figures for Kızılsaray indicate approximately ₺36,756/m² in asking sale prices and around ₺30,707 in average rent, corresponding to approximately 7.43% gross yield.

However, this is a different investment product from a modern apartment near the Konyaaltı coastline.

Konyaaltı: lower percentage yield, different investment profile

Konyaaltı is one of Antalya's strongest coastal residential markets. Current Emlakjet data puts average apartment prices in the district at approximately ₺79,700/m².

This is not driven solely by rental demand. Buyers are also paying for: Konyaaltı Beach; limited land supply; quality of life; international demand; liquidity; proximity to the sea; the location's brand value.

For that reason, Konyaaltı should not be evaluated through rental yield alone. Here, property quality and resale potential can be just as important as rental income.

Liman: one of the strongest balances in Konyaaltı

Liman is a good example of a neighbourhood combining a strong coastal location with relatively attractive rental economics.

Current Emlakjet figures indicate approximately: average property price: ₺9.25 million; average price: ₺85,635/m²; average rent: ₺41,347; gross yield: 6.11%; payback period: around 16 years.

However, individual properties can produce very different results. A small apartment close to the beach and a large duplex with a pool have completely different investment economics.

Liman is therefore particularly interesting for investors seeking a balance between liquidity, rental demand and proximity to the sea.

We analyse the Liman property market in greater detail in our dedicated guide: «Liman, Konyaaltı: Is It Worth Buying Property and Living Here in 2026?».

Hurma: an interesting balance between price and rent

Hurma offers a different investment profile. Entry prices are generally more accessible than in the most expensive coastal neighbourhoods, while the area has a relatively large supply of modern residential projects.

Current Emlakjet figures indicate: average price: approximately ₺7.30 million; average price: approximately ₺74,475/m²; average rent: approximately ₺34,708; gross yield: approximately 6.21%; payback period: approximately 16 years.

Hurma should therefore not be viewed simply as a "cheaper neighbourhood." Its strength lies in the combination of a relatively accessible entry price, modern housing stock, and long-term rental demand.

We analyse the Hurma property market in greater detail in our dedicated neighbourhood guide.

Gürsu: why is the rental yield lower?

Gürsu is a good example of how a location premium changes investment mathematics.

Current Emlakjet figures indicate approximately: average property price: ₺15.87 million; average price: ₺103,756/m²; average rent: ₺53,400; gross yield: 4.68%; payback period: approximately 21 years.

The difference becomes clearer when compared with Hurma. Hurma: ~₺74,475/m². Gürsu: ~₺103,756/m². The difference is close to 40%.

But rents do not rise by the same proportion. As a result, the rental yield percentage falls.

That does not mean Gürsu is a bad investment. It means: Gürsu is a different investment product.

Investors here may place greater emphasis on: capital preservation; quality of life; premium location; limited supply; liquidity; long-term ownership.

We analyse Gürsu's prices, property types and rental market in our dedicated guide.

Uncalı: high price per square metre reduces yield

Uncalı shows a similar pattern.

Current Emlakjet figures indicate: approximately ₺103,384/m²; average property price: ₺16.95 million; average rent: ₺60,630; gross yield: approximately 4.69%; payback period: approximately 21 years.

The rental level is genuinely high. But the purchase price is rising even faster.

This is why an investor looking only at the monthly rent can reach the wrong conclusion. ₺60,000 in monthly rent sounds better than ₺40,000. But if achieving that additional ₺20,000 requires another ₺7–8 million of capital, the investment may be less efficient in terms of capital yield.

Why do investors still buy in Gürsu and Uncalı?

Because property investment is not only about rent.

There are at least three potential sources of return:

1. Rental income. Recurring cash flow.

2. Capital appreciation. An increase in the property's market value.

3. Liquidity. The ability to sell the property within a reasonable period and at a reasonable market price.

A premium apartment generating 4.7% rental yield may therefore be a more rational long-term asset than a property generating 7% in an area with weaker liquidity.

The investor should also ask: "Who will want to buy this property from me in 5–10 years?"

Why do Liman and Hurma currently offer higher yields than Gürsu?

The core relationship is: purchase price → rental income.

Liman: ~6.11%. Hurma: ~6.21%. Gürsu: ~4.68%. Uncalı: ~4.69%.

This means: for a cash-flow strategy, Liman and Hurma may be more efficient; for a premium-asset strategy, Gürsu and Uncalı may make more sense.

What about Kepez?

If rental yield is the primary objective, investors should not restrict their search to coastal districts.

Some neighbourhoods of Kepez have significantly lower entry prices, which can result in higher gross rental yields. Current Emlakjet figures indicate approximately:

Kepez Mahallesi: 6.4%. Santral: 6.72%. Gazi: 7.09%. Baraj: 7.46%. Yükseliş: 7.52%.

In pure rental-yield terms, some Kepez neighbourhoods can therefore outperform premium parts of Konyaaltı.

But another question immediately appears: how easy will it be to sell the property later?

Rental yield and liquidity are not the same thing

Consider:

Property A. Yield: 7.5%. But: older building; limited buyer pool; weaker appearance; parking problems; more difficult resale.

Property B. Yield: 5%. But: modern residential complex; swimming pool; parking; 500 metres from the sea; good layout; strong demand; broad buyer pool.

For a 10–15 year investment, Property B may ultimately be the more rational choice.

Therefore: a high rental yield does not automatically mean a good investment.

Long-term or short-term rental?

These are two very different businesses.

Long-term rental. Advantages: more predictable cash flow; less operational work; lower wear and tear; fewer operating costs; easier management. The main disadvantage is lower potential revenue.

Short-term / tourist rental

In tourist areas such as Liman, Konyaaltı and Lara, short-term rental can potentially generate significantly higher turnover than a traditional long-term lease.

But it is no longer simply a matter of "renting out an apartment." You need to consider: seasonality; occupancy; cleaning; maintenance; check-in / check-out; platform commissions; management; vacancy; faster furniture and appliance wear; legal requirements.

In Türkiye, tourist rentals of 100 days or less are subject to specific regulations. Such rentals require a Tourism-Purpose Residence Permit Certificate (Turizm Amaçlı Konut İzin Belgesi), and the permit number must be displayed in the relevant listings.

Therefore, before buying a property in Konyaaltı or another coastal area for short-term rental, it is essential to verify that the specific property is legally eligible for tourist accommodation.

Why you should not simply calculate Airbnb revenue

Imagine: Nightly rate: ₺3,000.

A simple calculation might be: 3,000 × 25 nights × 12 months = ₺900,000 per year.

But this assumes 25 paid nights every month. Actual occupancy varies significantly throughout the year.

You also need to deduct: platform commissions; cleaning; consumables; management; utilities; maintenance; taxes; vacancy.

The correct calculation is therefore closer to: average nightly rate × actual occupancy × 365 − all operating expenses.

How does rent regulation affect investment returns?

Another common investor mistake is assuming that rent can always be increased in line with current market rates.

For long-term residential leases in Türkiye, rent increases for existing tenants are governed by applicable legislation and official indicators such as TÜFE, rather than simply by the landlord's desired market price.

Therefore, when buying a property with an existing tenant, you should review: the start date of the lease; current rent; previous rent increases; contract term; renewal conditions.

Otherwise, a property that appears highly attractive on the current market may continue generating below-market rent for several years.

A practical investment calculation

Imagine an apartment in Hurma.

Purchase price: ₺7,500,000. Rent: ₺35,000 / month. Annual rent: ₺420,000. Gross yield: 5.6%.

Now assume one month of vacancy. Income: ₺385,000.

Suppose the owner's other annual operating costs total ₺50,000. Remaining operating income: ₺335,000. Approximate yield: 4.47%.

This is still not a complete tax calculation. But it clearly demonstrates the difference between headline gross rental yield and the return that may actually remain with the owner.

Which property type is best for rental investment?

The neighbourhood is only one part of the equation. The property itself matters just as much.

Broadest tenant pool. For long-term rental, 1+1 and 2+1 apartments generally appeal to the broadest audience. Potential tenants include: young professionals; couples; foreigners; students; small families.

3+1. The purchase price is higher, but the absolute rental income can also be higher. This format is particularly suitable for family tenants.

Duplex. Larger space can mean higher rent. But the tenant pool is narrower. Large apartments may also have higher Aidat and maintenance costs. Therefore: higher monthly rent does not automatically mean higher investment yield.

Which area fits which investment strategy?

If you want maximum cash flow. Look at central Muratpaşa, selected neighbourhoods of Kepez and more affordable parts of the market. These areas can offer higher rental yields relative to purchase price.

If you want a balance between rent and the coast. Look at Liman and Hurma. Liman benefits from proximity to the sea and strong rental demand. Hurma combines a more accessible entry price with a large modern housing stock.

If you want a premium asset. Consider Gürsu and Uncalı. Rental yield may be lower, but premium location and property quality become more important.

If you want prestigious coastal property. Consider Fener and Şirinyalı. The location premium is high, which generally pushes gross rental yields lower.

If you want newer housing stock. Consider Hurma, Sarısu and selected new developments in Konyaaltı. But a new building does not automatically make a better investment. You should also analyse: price per square metre; Aidat; actual market rent; accessibility; construction quality; future supply of new projects.

Investment strategy by area

Capital appreciation matters too

Rental income is only one layer of the investment.

Suppose: Property value: ₺10 million. Gross rental yield: 5%. Annual rent: ₺500,000.

If the property's market value increases by 10% during the year, that represents ₺1 million of capital appreciation.

This is why analysing rental yield alone is incomplete.

However, past price growth should never be treated as a guaranteed future return. No neighbourhood in Antalya guarantees a specific rate of appreciation.

Rental yield or capital appreciation?

The answer depends on your strategy.

Investor 1: wants monthly cash flow. The priority is rental income relative to purchase price. For this investor, 7% may be more attractive than 4.7%.

Investor 2: wants to preserve capital. For this investor, the priorities may be: liquidity; building quality; strong location; limited supply; resale potential. A premium apartment in Gürsu may therefore be more attractive than a higher-yielding property with weaker liquidity elsewhere.

Investor 3: wants both an investment and a home. The calculation changes again. The property becomes an investment, a residence, and a lifestyle choice.

What should you check before buying an investment property?

At minimum, analyse these 10 factors:

1. Purchase price
2. Actual market rent
3. Size
4. Building age
5. Aidat
6. Parking
7. Distance to the sea
8. Area liquidity
9. Expected vacancy
10. Maintenance and renovation costs

Only after that should you calculate rental yield. It is particularly important to compare several similar properties rather than taking one attractive apartment and building the entire investment case around it.

The bottom line: which area of Antalya is more profitable?

There is no single winner.

In terms of gross rental yield, selected central Muratpaşa and Kepez neighbourhoods currently stand out at roughly 6.5–7.5%.

In Konyaaltı, Liman and Hurma offer a strong balance at approximately 6.1–6.2%.

Gürsu and Uncalı are closer to 4.7%, largely because purchase prices are significantly higher relative to long-term rental income.

Fener and Şirinyalı, as premium coastal locations, also tend to produce lower yields because of the location premium.

But 7.5% does not automatically mean a good investment, and 4.7% does not automatically mean a bad investment. It simply means that capital is being used with different levels of rental efficiency.

The real return from a property comes from: rental income + capital appreciation + liquidity − costs − risks.

For this reason, buying investment property in Antalya should never be based on rental yield alone. Purchase price, actual market rent, Aidat, vacancy, maintenance costs and future liquidity all need to be considered together.

A good investment is not simply an apartment that can be rented out. It is a property where price, location and income potential are properly balanced.

FAQ: Rental Yield in Antalya

What is the average rental yield in Antalya in 2026? Current Emlakjet data indicates an average gross rental yield of approximately 6.18% for apartments across Antalya. However, there are significant differences between individual neighbourhoods.

Which areas have the highest rental yields? Some central Muratpaşa and Kepez neighbourhoods currently exceed 7%. For example, Kızılsaray is around 7.43%, while Yükseliş is around 7.52%.

What is the rental yield in Liman? Approximately 6.11%, with an indicative payback period of around 16 years.

What is the rental yield in Hurma? Approximately 6.21%, with an indicative payback period of around 16 years.

What is the rental yield in Gürsu? Approximately 4.68%, with an indicative payback period of around 21 years.

What is the rental yield in Uncalı? Approximately 4.69%, also corresponding to around 21 years.

Why is rental yield lower in expensive areas? Because buyers pay a premium for the sea, views, prestige, infrastructure, quality of life and limited land supply. Rental prices do not necessarily rise by the same proportion.

Is 7% yield in Kepez better than 5% in Konyaaltı? It depends on the strategy. If cash flow is the priority, the higher yield may be more attractive. If liquidity, proximity to the sea, lifestyle quality and resale potential matter more, Konyaaltı may be the more rational choice.

Can short-term rental generate higher returns? Potentially, yes. However, tourist rentals of 100 days or less are subject to specific legal requirements and permits. Before including short-term rental income in an investment calculation, you should verify that the specific property is legally eligible.

What is Aidat? Aidat is the regular fee paid by property owners for the operation and maintenance of common areas such as pools, gardens, security, elevators and cleaning. It should always be included when calculating net rental yield.

Should you buy only a property with a high rental yield? No. A high yield can be the result of a low purchase price, but it can also indicate an older building, weaker location, lower liquidity or higher future costs.

How do you calculate the real rental yield? Use: actual annual rental income − vacancy − taxes − Aidat − insurance − maintenance − management costs, and divide the result by the total amount invested in the property. This is far more useful than the headline gross rental yield shown in a listing.