November 2026 Rent Increase Rate 31.23%: How to Calculate It and What Tenants Need to Know

Following the release of October inflation figures by the Turkish Statistical Institute (TÜİK) on 3 November 2026, the November 2026 rent increase cap is now confirmed: the 12-month average change in the Consumer Price Index (CPI) stands at 31.23%. For any residential or covered commercial tenancy (Turkish: çatılı işyeri) renewing in November, this is the maximum increase a landlord can lawfully demand. The previous month’s cap was 31.49%, so the ceiling has edged slightly lower.

How Was the November 2026 Rent Cap Calculated?

According to TÜİK’s October data, consumer prices rose 2.58% month-on-month, 29.77% year-on-year, and 31.23% on a 12-month average basis. The same figures are confirmed in DHA’s report on the October inflation data. The figure that matters for rent is the 12-month average (31.23%) — not the annual rate (29.77%). This is one of the most common mistakes: landlords and tenants alike sometimes assume the year-on-year inflation figure applies, but it does not.

The practical rule is straightforward: look at the 12-month average CPI change for the month immediately before the renewal month. For leases renewing in November, that means using October’s figure — 31.23%.

Legal Basis: Turkish Code of Obligations (TBK) Art. 344

The rent increase cap for residential and covered commercial tenancies is set out in Article 344 of the Turkish Code of Obligations (TBK — 6098 sayılı Türk Borçlar Kanunu). Under this provision, any agreed increase for a renewed rental period is only enforceable up to the 12-month average CPI change for the previous rental year. Even if your lease says something like “40% increase every year”, anything above the statutory cap is not binding on the tenant.

It is worth noting that the temporary 25% cap that applied to residential rentals for a period ended on 1 July 2024. From that point on, both residential and commercial rentals follow the same rule: the 12-month average CPI figure.

What happens if the parties cannot agree?

If the lease contains no increase clause, or the parties simply cannot reach an agreement, the judge sets the new rent. For the first five years of a tenancy, the judge must stay within the 12-month CPI average but can also take the condition of the property into account when arriving at a fair figure. This process is known as a rent determination lawsuit (kira tespit davası). If the landlord either files the lawsuit or notifies the tenant in writing of the increase demand at least 30 days before the new rental period begins, the court-determined rent applies from the start of that new period (Turkish Code of Obligations (TBK) Art. 345).

November 2026 Rent Increase: Worked Examples

The maths is simple: multiply your current rent by 1.3123. The figures below show the maximum amount a landlord can charge. Parties are, of course, free to agree a lower increase.

Different Rules Apply Once You Have Been a Tenant for Five Years

Article 344(3) of the Turkish Code of Obligations (TBK) introduces a separate regime for tenancies that have run for more than five years or are renewed after the five-year mark. In that situation, the judge can set a new rent by weighing the 12-month CPI average alongside the condition of the property and comparable rents in the area — bringing the rent closer to market value if that is what fairness requires. In places like Alanya, where rental values have shifted rapidly in recent years, these cases are increasingly common. Any rent the court sets then becomes the new baseline, subject to the CPI cap in subsequent years.

Special Situations Common in Alanya

Leases denominated in foreign currency

Under Article 344 of the Turkish Code of Obligations (TBK), where rent has been agreed in a foreign currency, neither party can demand a change to the rent for the first five years — save for the general hardship provisions that apply to all contracts. On top of that, Decree No. 32 on the Protection of the Value of Turkish Currency (32 Sayılı Karar) generally prohibits residents of Turkey from agreeing rent between themselves in foreign currency for residential or commercial premises. There are, however, exceptions for non-residents. In Alanya, where many landlords and tenants are foreign nationals, the currency in which a lease is written has a direct bearing on how — or whether — an increase can be applied.

Short-term and seasonal lettings

Article 339 of the Turkish Code of Obligations (TBK) excludes from the standard residential tenancy protections any letting that, by its nature, is for a temporary purpose and lasts less than six months. The CPI cap therefore does not automatically apply to short-term holiday lets in the same way. These arrangements are also subject to the tourism short-term rental licence regime.

What to Do If a Dispute Arises

If your landlord demands more than the legal cap, you are not obliged to pay the excess — but it is important that you continue paying the lawfully increased rent. Stopping or reducing payments altogether can put you in default (temerrüt) and create a risk of eviction. Before going to court over rent determination or adjustment, the law requires you to go through mandatory mediation first. Practical steps that protect your position: pay rent by bank transfer with a clear reference, make or respond to any increase demand in writing, and keep a copy of your lease agreement. If you are entering into a new lease, you may also want to look at the e-Devlet lease agreement option.

One more point worth remembering: if the property changes hands, that does not give the new owner any extra right to raise the rent. The new landlord steps into the previous owner’s shoes under the existing lease, and the statutory cap applies in exactly the same way.

Checklist for Leases Renewing in November

• Check your lease for the start date of the rental year — the increase is calculated from the renewal month, not the date the agreement was signed.
• For November renewals, use the October figure of 31.23%; leases renewing in December should wait for the November CPI data.
• Confirm whether your lease is in Turkish lira or a foreign currency, and whether the tenancy has passed the five-year mark.
• Keep all increase demands and responses in writing, with dates.
• If the letting is for a temporary purpose and runs for less than six months, consider separately whether the standard residential tenancy protections actually apply.

This article is for general information only and does not constitute legal advice. Please refer to current legislation and official announcements for your specific situation.