Is a 1+1 Flat in Antalya a Good Rental Investment in 2026?

A 1+1 flat in Antalya can make sense as a rental investment thanks to its low entry price and wide pool of tenants, but the outcome depends heavily on location, the letting model and running costs. Long-term lets in the city centre offer steadier income, while short-term lets in the tourist zones are seasonal and, under Law No. 7464, require a permit from the Ministry of Culture and Tourism. Before deciding, work out the net yield with every cost included.

At a glance

• A 1+1 is a flat with one bedroom and a living room; in Antalya it has one of the widest tenant pools of any flat type.
• Long-term lets in the centre provide regular income with less management.
• Tourist lets of 100 days or less require a permit from the Ministry of Culture and Tourism.
• In buildings under condominium ownership, that permit requires a unanimous decision of all the other owners.
• Service charges, property tax, compulsory earthquake insurance (DASK), maintenance, furniture and tax all affect the return directly.

Who rents a 1+1 in Antalya?

Tenants for 1+1 flats in Antalya are a varied group:

• Single professionals: People working in public institutions, hospitals, banks and tourism companies look for an easy-to-run home close to work.
• Students and academics: Universities and private schools create steady demand.
• Young couples: They prefer affordable, low-maintenance flats for their first home.
• Remote workers and winter residents: The mild winter draws foreigners who settle in the city for a few months or longer.

This variety shortens the time a well-located 1+1 stays empty. However, tenants in 1+1 flats may change more often than in larger homes; allow for paint, cleaning and a few weeks' vacancy each time.

Long-term or short-term?

Long-term lets in the centre

Long-term rent arrives monthly and regularly, and the management workload is light. Under the Turkish Code of Obligations, rent increases are capped at the twelve-month average of consumer price inflation (TÜFE) for the previous rental year, and tenants enjoy legal protections. A 1+1 in the centre, close to transport, schools and services, can find tenants in any month of the year.

Short-term lets in the tourist zones

Short-term lets earn more per night, but occupancy depends on the season: high in summer, much lower in winter. Cleaning, laundry, guest communication, platform commissions and frequent replacement of furnishings can absorb a large share of the income. Most investors hand the job to a professional operator and pay a share of the revenue.

We compare both models in more depth in our guide to long-term versus holiday lets.

What did Law No. 7464 change for short-term lets?

Law No. 7464 on the Rental of Residences for Tourism Purposes, which took effect on 1 January 2024, made tourist lets of homes subject to a permit:

• Scope: Letting a home for 100 days or less counts as letting for tourism purposes.
• Permit: A permit certificate from the Ministry of Culture and Tourism is required before letting.
• Owners' consent: In buildings with condominium ownership or condominium rights, a unanimous decision of all the other owners in the building is a condition of the application.
• Plaque: A plaque issued by the Ministry is displayed at the entrance of the licensed home.
• Penalties: Letting without a permit attracts heavy administrative fines, applied separately for each home; the amounts are revalued every year.

In practice, this means a single neighbour's objection can rule out short-term letting in an ordinary apartment building. If you plan short-term lets, ask before buying whether the project has been set up for this use and whether the owners' decision can be obtained.

Which costs should you include?

• Service charge (aidat): The more facilities, such as a pool, security, landscaping and staff, the higher the fee.
• Property tax: For homes in metropolitan cities such as Antalya, 0.2% a year.
• DASK: Compulsory earthquake insurance; optional home insurance is also recommended.
• Furniture and maintenance: A budget for replacements and repairs in furnished lets.
• Management fee: The share of income taken by a company if you outsource the letting.
• Income tax: Tax on rental income from Turkish property is declared in Türkiye; there is an annual exemption amount for residential rents.

For every item, see our article on the real yearly costs of owning a home in Antalya.

Four different 1+1 scenarios

The same number of rooms becomes a very different investment depending on location. Four examples from our portfolio:

City centre, long-term: Meridien Nova

The residential blocks of Meridien Nova in Yüksekalan, Muratpaşa, include 1+1 flats; the smallest units in the project are about 46 m². About 1 km in a straight line from Kaleiçi, the location suits tenants who work, study or stay long term in the centre. The pool courtyard and covered parking also count in its favour with tenants. Ask us for the current plan and its advantageous payment options.

Airport and mall corridor: Skyport Residence

At Skyport Residence in Altınova, Kepez, the 1+1 units are 45 m² net. Mall of Antalya is 50 m away, a tram stop 100 m and the airport 3 km; according to the project details, the units can be used as homes or offices. Aviation, retail and logistics staff and business travellers are the natural tenants of this corridor. Indoor and outdoor pools, a gym, sauna and hamam appeal to tenants, but remember they come with a matching service charge.

Tourist zone, hotel concept: Sirius Town

Sirius Town in Kundu, Aksu, is a hotel-concept residence 500 m from the sea and 12 km from the airport. The 1+1 flats are 45 m² net; lobby service, room cleaning, an aquapark and a spa give it a set-up suited to short-term lets. The project details state that it complies with the regulations on tourist rentals; even so, permits are granted per home, and the process should be clarified before you buy.

Growing district: Sirius Level

At Sirius Level in Altıntaş, Aksu, the 1+1 flats are about 44–45 m² net, and some have private terraces of 8 m² to 44 m². It sits on a new residential axis close to the airport, and the large terraces set these flats apart from others with the same indoor area.

Frequently asked questions

What rental yield does a 1+1 in Antalya earn?

Yields vary so much with location, condition and letting model that a single figure would be misleading. The right calculation is: take the annual rent, subtract service charges, tax, insurance, maintenance and vacancy, then divide the result by the purchase price plus the title deed fee and other purchase costs. We can run this calculation with you for a specific flat.

Can foreigners let their Antalya homes on a nightly basis?

Yes, but the same rules apply as for Turkish citizens: lets of 100 days or less require a permit from the Ministry of Culture and Tourism, and in condominium buildings a unanimous decision of all the other owners is required. Letting without a permit leads to heavy administrative fines.

Is a 1+1 or a 2+1 the better rental investment?

A 1+1 has a lower entry price and a wide pool of single tenants; a 2+1 appeals to families and flatmates, and its tenants usually stay longer. If your budget is limited and you can find a good central location, a 1+1 is a strong place to start.

Is rental income taxed?

Yes. Rental income from a home in Türkiye is taxable in Türkiye even if the owner lives abroad, and it is reported in an annual tax return. There is an exemption amount for residential rents that is set each year; we recommend speaking to an accountant about your own situation.