Property investment in Turkey: calculate net returns and risks

A useful investment calculation starts with all the money committed and the income remaining after operating costs. An advertised monthly rent divided by the purchase price is not a complete return calculation.

Include the whole investment

Add the purchase price, transaction charges, professional costs and the furniture or work needed before letting. Keep a separate reserve for vacant periods and unexpected repairs. If payments or income use different currencies, consider the exchange-rate effect as well.

A simple net-yield example

Illustration, not a forecast: total capital of €110,000, annual rent received of €7,200 and operating expenses of €2,000 leave €5,200 before personal income tax. €5,200 divided by €110,000 is approximately 4.7%.

If receipts are €1,200 lower while those costs stay unchanged, the result falls to €4,000, or approximately 3.6%. This shows why a vacant period or lower rent can materially change the outcome.

Costs that are easy to overlook

• Maintenance fees, repairs and replacement furniture.
• Management, tenant-finding and cleaning charges.
• Utilities or service costs payable by the owner.
• Insurance, applicable taxes and compliance expenses.
• Vacancy, cancellations and money held back for future work.

Allocate costs according to the actual rental agreement. Do not assume that every short-term and long-term tenancy includes the same services.

Check whether the income model is lawful

Before relying on short-term rent, verify the property's eligibility and required permission. Read the tourism-rental permit guide. A high forecast is not useful if the intended operation cannot lawfully take place.

Examine guarantees and the exit plan

If an offer includes guaranteed rent, read who owes the payment, the term, exclusions, deducted costs, indexation and what happens on default or a change of owner. A promotional percentage is not a substitute for an enforceable agreement and a reliable counterparty.

For resale, distinguish asking prices from completed transactions. Allow for marketing time, negotiation, selling costs and applicable tax. An interest-free instalment plan still needs an affordable payment calendar and a clear total price.

Send us your budget, proposed holding period and preferred rental format. We can compare Alanya properties using the same cost assumptions and discuss which parts of the forecast have evidence and which remain uncertain.

Maxhome Invest editorial team. English edition reviewed on 11 September 2026.