How do furnished rentals work in Türkiye in 2026?

Sahibinden and agency ads in Istanbul, Ankara, Izmir and Antalya may say eşyalı, eşyasız or kısmen eşyalı (partly furnished). Eşyalı can mean a full household kit, or only a sofa and a washing machine. Eşyasız often still keeps built-in kitchen cabinets, a kombi (individual gas boiler) and sometimes white goods. Never assume hotel readiness from the headline.

Attach a room-by-room demirbaş teslim tutanağı (inventory handover protocol) as a contract annex. List furniture, appliances, serial numbers, keys, remotes, existing scratches and working status for the kombi, air conditioning and cooker. Sign two copies with dated photos. Without that file, move-out fights over a stained mattress or missing chair become your word against the owner's.

Ordinary wear is not the same as tenant damage. Furniture claims still sit inside the agreed residential security, which Article 342 caps at three months' rent when security is agreed. Cash security belongs in the protected bank route explained in rental contracts and deposits, not as a second informal furniture fund handed in cash.

Furnished quotes usually sit above a comparable empty shell in the same mahalle (neighbourhood), especially near metro or ferry links in Istanbul and along Antalya coastal corridors. Price the premium against the cost and delay of buying a bed, fridge and table after arrival. An emlakçı (real-estate agent) fee for arranging a rental remains capped at one month's rent excluding value-added tax under Ministry of Trade brokerage rules.

State who pays electricity, water, gas, internet and the aidat (monthly building or compound charge). Long residential furnished leases almost never include city utilities as an all-in hotel rate. Short holiday-style furnished lets may bundle some bills, then fail as a stable address for ikamet (residence) paperwork. Keep utilities and transport separate: utilities, internet and transport.

A true long-term furnished home lease is not the same product as a weekly tourist apartment. If you need a bridge while you view, use short-term housing for newcomers, then switch to a written residential contract through the how to rent a home checks for owner, address and handover.