2026 Rent Increase Rate Calculation: How Much Rent Can a Landlord Raise?
In 2026, a landlord cannot increase the rent in a way that exceeds the 12-month average of the CPI. This rule applies to both residential and commercial leases. The rent increase rate for June 2026 is 32.43%. Any hike made above this rate is legally invalid, and the tenant can demand a refund of the overpaid amount.
Table of Contents
1. What is a Rent Increase?
A rent increase is a monetary increase applied to the previous term's rent within legal limits during the renewal of an existing tenancy agreement. Rent increases in Turkey are not left to the free will of the parties; Article 344 of the Turkish Code of Obligations No. 6098 determines the upper limit of this increase.
The basic rule is as follows: A rent increase can under no circumstances exceed the 12-month average of the Consumer Price Index (CPI) announced by TURKSTAT for the previous lease year.
2. When is a Rent Increase Made?
A rent hike is made on the date the tenancy agreement is renewed. If your agreement starts on April 1st every year, the new rent is determined as of April 1st every year.
The point to be considered is: The rate taken as a basis is the 12-month average of the CPI calculated with the TURKSTAT data of the month prior to the agreement renewal month.
Example: If your tenancy agreement is renewed in June, the rate base for the June increase is the April 2026 CPI average announced at the beginning of May.
3. Is the Rent Increase Done Annually?
Yes. In Turkey, rent increases are made once a year. It is not legal to make a second hike within the year. The rent increase is applied from the renewal date of the agreement, and the landlord has no right to increase the rent outside this date.
4. How is Rent Increase Determined?
In 2026, the only legal basis for a rent hike is the 12-month average CPI.
CPI (Consumer Price Index): It is announced by the Turkish Statistical Institute (TURKSTAT) in the first week of every month.
12-Month Average: This is not the monthly CPI, but the average of the last 12 months. This method prevents sudden inflation spikes from being reflected in rents all at once.
D-PPI is not taken as a basis: Prior to 2019, the Domestic Producer Price Index was also used as a reference; this practice was changed.
5. How is the Rent Increase Rate Calculated?
Step-by-step calculation:
Determine your current monthly rent
Find out the TURKSTAT CPI 12-month average rate of change in the month your agreement is renewed
Current rent × CPI rate ÷ 100 = Hike amount
Current rent + Hike amount = New rent amount
Calculation Example — June 2026:
Item | Amount |
|---|---|
Current Monthly Rent | 20,000 TL |
June 2026 CPI Rate | 32.43% |
Maximum Hike Amount | 6,486 TL |
New Maximum Monthly Rent | 26,486 TL |
Calculation Example — January 2026:
Item | Amount |
|---|---|
Current Monthly Rent | 20,000 TL |
January 2026 CPI Rate | 35.91%* |
Maximum Hike Amount | 7,182 TL |
New Maximum Monthly Rent | 27,182 TL |
*For January agreement renewals, the December 2025 CPI average is taken as base.
6. 2026 Rent Increase Rates Table
The table below shows the legal upper limits calculated according to the official CPI 12-month average announced by TURKSTAT.
Year 2026 (January – June)
Year | Agreement Renewal Month | Maximum Rent Increase Rate (CPI 12-Month Average) |
|---|---|---|
2026 | January | 35.91% |
2026 | February | 34.88% |
2026 | March | 33.98% |
2026 | April | 33.39% |
2026 | May | 32.82% |
2026 | June | 32.43% ✅ Current |
Rates for July 2026 and after will be updated after TURKSTAT announces them on the 3rd of each month.
Year 2025 (Full Table)
Year | Agreement Renewal Month | Maximum Rent Increase Rate |
|---|---|---|
2025 | January | 58.51% |
2025 | February | 56.35% |
2025 | March | 53.83% |
2025 | April | 51.26% |
2025 | May | 48.73% |
2025 | June | 45.80% |
2025 | July | 43.23% |
2025 | August | 41.13% |
2025 | September | 39.62% |
2025 | October | 38.36% |
2025 | November | 37.15% |
2025 | December | 35.91% |
7. What is the Rent Increase Rate for June 2026?
The rent increase rate for June 2026 is 32.43%. This rate was determined with the May 2026 CPI 12-month average data announced by TURKSTAT on June 3, 2026.
This rate is the legal upper limit for tenants and landlords whose agreements are renewed in June 2026. Landlords cannot demand a hike exceeding this rate.
8. Highest and Lowest Rent Increase Rates
In the 2025–2026 period:
Highest rate: 58.51% — January 2025
Lowest rate: 32.43% — June 2026 (the ongoing downward trend since the beginning of 2025)
This table shows that with the decrease in inflation, the legal rent increase cap has also steadily declined. For property owners, this means that the real income generated from annual rent increases has decreased.
9. Residential Rent Increase Rate 2026
In 2026, the highest increase rate that can be applied to residential rentals is the CPI 12-month average. The temporary 25% cap on housing rent increases in previous periods ended as of July 1, 2024. Since this date, all renewed residential leases are updated based on CPI.
10. Commercial Rent Increase Rate 2026
In 2026, the legal upper limit for rent increases in commercial premises (shops, stores, offices, warehouses) is also the CPI 12-month average. No different rate is applied from residential rentals.
In the past, D-PPI (Domestic Producer Price Index) was taken as a reference for commercial rent, and wider freedom was granted to the parties. With regulations made after 2019, these two categories have been equalized.
11. Are VAT or Withholding Taxes Included in the Rent?
VAT: Residential rents are exempt from VAT. However, VAT may apply to commercial rents; in this case, the calculation is done using the rent exclusive of VAT. The VAT amount is not included in the rent increase base rate.
Withholding Tax: Rental withholding tax is a separate transaction as a matter of taxation and is not directly related to calculating the rent increase rate. The rent amount may be determined inclusive or exclusive of withholding tax; in both cases, the increase rate is applied to the net rent amount.
12. What Happens If No Rent Increase Rate Is Specified in the Agreement?
If a rent increase rate is not included in the tenancy agreement, the Turkish Code of Obligations comes into play. In this case, if the parties fail to agree, the court determines the rent amount based on current CPI data.
In practice, the landlord can still demand the CPI rate. The tenant must accept this; there is no right of appeal as long as the legal upper limit is not exceeded.
13. Is the 25% Limit on Rent Increases Still Valid?
No. The temporary 25% cap introduced on residential rent increases was repealed on July 1, 2024. This limit is no longer valid for residential contracts renewed in July 2024 and thereafter. The only upper limit in effect for 2026 is the CPI 12-month average.
14. Can the Rent Increase Rate Be Appealed?
For the tenant: If the rate demanded by the landlord exceeds the CPI, the tenant has the legal right to refuse this raise. Overpaid amounts can be reclaimed. In case of disagreement, a rent determination lawsuit can be filed in the Civil Court of Peace.
For the landlord: If a rate below CPI has been applied and the rent amount remains far below market value, a rent determination lawsuit can be filed, provided that the tenant has completed 5 years.
15. When is the Rent Increase Rate Announced?
On the 3rd of each month, TURKSTAT officially announces CPI data for the previous month. With this announcement, the rent increase cap rate for the relevant month is also clarified.
Example:
June 3, 2026 → May 2026 CPI announced → rate valid for June 2026 agreement renewals: 32.43%
July 3, 2026 → June 2026 CPI will be announced → rent increase rate valid for July 2026 agreements will be determined
16. Rent Increase Law: Legal Basis
The legal framework of rent increase:
Turkish Code of Obligations No. 6098, Article 344: Rules that rent increases cannot exceed the CPI 12-month average rate of change
January 18, 2019 amendment: Determining CPI as the sole reference index instead of D-PPI
July 1, 2024: Expiry of the temporary 25% cap regulation in residential rents
Even if a figure above this rate is written in the agreement, the relevant provision is invalid. The portion exceeding the legal limit is deemed null and void automatically, without requiring a court decision.
17. 5-Year Tenants: Rent Determination Lawsuit
If your tenant has completed 5 lease years in the same property and the current rent has remained significantly below peer market values, a special legal mechanism comes into play where the landlord does not have to be bound by the CPI limit: Rent Determination Lawsuit.
Through this case, the court can be requested to determine a new price in accordance with the current peer rent values in the region.
As Homeyday, we support property owners in determining the most accurate income model by conducting professional peer analysis, especially during these critical 5-year periods.
18. No Hike Problem in Short-Term Rentals
While making rent increases once a year and bound by legal limits in traditional long-term rentals; these restrictions are not valid in the Airbnb and short-term rental model:
Dynamic Pricing: You can update your price every day according to demand, season, and competition
Instant Adaptation to Inflation: You do not need to wait for the CPI rate, the market price is always up to date
Zero Risk of Revenue Loss: You are protected from the "inflation gap" created by a 12-month tenancy agreement
If you are a property owner, to get more detailed information about critical issues such as tenant selection, contract preparation, and deposit management, you can take a look at our guide What Should I Pay Attention to When Renting Out My House?
Can a Landlord Raise Rent by Any Amount They Want?
No. The legal upper limit is the CPI 12-month average. Any hike above this rate is legally invalid.
Can I Reject a Rent Increase?
You can reject an increase that exceeds the CPI limit. However, you have no right to reject a raise within the legal limit.
A Rate is Written in My Lease Agreement. What Happens if it Exceeds the CPI?
The provision in the contract is deemed invalid. The CPI rate is automatically applied.
Does the Same Rate Apply to Commercial Rents?
Yes. As of 2026, the same upper limit (CPI 12-month average) is valid for residential and commercial rentals.
Where Can I Learn the Rent Increase Rate?
You can access the current rates on the 3rd of each month from the official website of TURKSTAT or from the Homeyday blog page.
What Can a Tenant Do If They Overpaid Rent?
They can demand a refund of the overpaid amount. In case of disagreement, they can apply to the Civil Court of Peace.
If you are planning to invest in real estate, we also recommend you review our article Things to Consider When Buying a House where we explain important details from title deed checks to rental yield analysis.
Will the rent increase limit continue to be 25% in 2026?
No, the 25% fixed rental increase limit in residential leases has completely ended. As of 2026, the legal upper limit for rent increases will be calculated based on the change rate according to the twelve-month averages of the CPI announced by TÜİK.
Can the landlord demand a rent increase above the inflation rate?
Legally, no. According to the Debt Law, the increase applied when renewing a lease agreement cannot exceed the 12-month average of the CPI. Even if a higher rate is specified in the contract, the tenant has the right to continue the contract by increasing it at the legal limit of the CPI rate.
Is the Workplace Rent Increase Rate Calculated Differently from Residential Properties?
As of 2026, the maximum increase rate applied to workplaces and residences is the same. The increase rate for both shop/office and residential rentals is calculated based on the 12-month average of the Consumer Price Index (CPI). If the parties did not agree on a lower rate in the contract, this rate is the legal upper limit.
Can the "Market Value" be requested when the tenant has completed 5 years?
Yes. If 5 years have passed since the start of the lease agreement, the landlord can file a "Rent Determination Lawsuit" to request that the rent be re-evaluated according to comparable market values. In this case, the CPI limit can be exceeded, and the court determines a new amount based on the current rental values in the area.
Is there an annual rent increase limit applied in short-term rentals (Airbnb)?
Short-term rentals (under 100 days) are considered tourism activities and are not subject to traditional rent increase restrictions. In this model, "dynamic pricing" applies; that is, the homeowner has the freedom to update their prices daily or weekly based on inflation, season, and demand.
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