Sources
- CSGB / Asgari Ücret Tespit Komisyonu (2026 brüt/net)
- GİB gelir vergisi tarifesi 2026
- EPDK mesken elektrik kademeli tarife (yaklaşık)
- BOTAŞ / dağıtım şirketleri doğalgaz (yaklaşık)
- Hazine ve Maliye — kıdem tazminatı tavanı 1. dönem 2026
Rent or Buy Guide (Turkey 2026)
Frame rent vs mortgage as same-horizon cash outflow — interest, tenure and hidden costs included.
Same period, same cash question
Rent vs buy is a cash-flow problem: over 5–10–15 years, stack down payment + mortgage payments + mandatory extras against rent totals for the same horizon. Ownership wealth effects and renter flexibility sit outside the table. Hesapla is not investment advice.
Down payment and rate dominate
Higher down payment lowers installments but burns liquidity today. Rate and tenure multiply total interest; short tenures mean high installments, long tenures mean high lifetime cost.
Do not confuse headline rate with APR including fees and insurance. Run the loan-payment tool for tenure scenarios.
What renters forget
Rent increases, deposits, dues and moving costs raise renter outflow. Flat “today’s rent × months” understates 5-year reality. Add annual growth via the rent-increase guide/tool. Short stays often favor renting.
Hidden buy costs
Title fees, appraisal, compulsory quake insurance (DASK), home insurance, maintenance, dues and property tax sit outside installment math. Add a monthly maintenance allowance for realism.
How long will you stay?
Two–three year stays make transaction costs painful. Seven–ten+ year plans can make purchase cash competitive depending on rate and rent growth. Job/city mobility risk belongs in the write-up.
Hesapla tools
Use rent-vs-buy, loan payment and rent increase together. Enter your numbers; run optimistic and pessimistic cases. Informational only.
Practical tips
- Fix one horizon (e.g. 10 years) for total cash.
- Check effective cost including fees/insurance.
- Add annual rent growth — flat rent is wrong.
- Include title, DASK and maintenance outside the loan.
- Short stays punish buying via transaction costs.
FAQ
When is buying better?
Long stay, adequate down payment and a sustainable installment can favor buying on cash outflow. Short stay, high rates or thin liquidity usually favor renting for flexibility.
What down payment is “right”?
No single ratio. Bank LTV limits and your emergency cash set the bound. Re-run the model at two down-payment levels.
Do rent hikes change the answer?
Yes. Flat rent understates the renter side. Add legal-cap or market growth assumptions yearly.
Is this investment advice?
No. It is an informational cash-flow scenario. Price appreciation, taxes and risk appetite are separate.
Which tools should I use?
Rent-vs-buy, loan payment and rent increase on Hesapla. Bank offers and contracts prevail.