Rental yield in Trabzon: how to calculate it realistically before you buy

“How much will this property earn me a year?” A fair question, and the answers going around are usually far too optimistic. This guide gives you the calculation we use with our clients, and the features of the Trabzon market that make the numbers differ from Istanbul.

Gross yield

Gross yield = annual rent ÷ purchase price × 100

If you buy an apartment for $120,000 and rent it out for the equivalent of $600 a month, the annual rent is $7,200 and the gross yield is 6%. This is an example of the calculation, not an estimate of today’s market.

Net yield: what you actually keep

Subtract from the annual rent:

1. Monthly maintenance fees (aidat) if you are the one paying them. See the maintenance fees guide.
2. Annual property tax. See the property tax guide.
3. Earthquake insurance (DASK) and home insurance.
4. Management fees if you live outside Turkey.
5. Vacancy periods between tenants, or the winter months for holiday rentals.
6. Maintenance and repairs and replacing furniture.
7. Income tax on the rent after the annual exemption. See the 2026 rental tax guide.

In the example above, the yield may drop after these items from 6% to around 4.5% or less, depending on the apartment and its management.

What makes Trabzon different: two separate markets

Summer rentals for visitors

Large numbers of Gulf and Arab visitors come to Trabzon in summer, and demand for furnished apartments with a view rises in June, July and August. But since 2024 this type of rental requires a licence and the consent of all owners in the building. We explain it in the short-term rental law guide.

Annual rentals for families and students

Trabzon is a university, medical and commercial city, with steady demand from local families, students and workers. Monthly rent here is lower than in summer, but it covers the whole year with less effort. See the long-term rental guide.

What raises the yield?

• A practical location: close to the university, hospitals, the airport and shopping centres in Ortahisar and Yomra.
• The right price: yield is calculated on the purchase price, so a good buy raises it directly.
• Reasonable maintenance fees: very upmarket complexes eat into the rent.
• Durable finishes: they cut repair costs between tenants.

Yield is not everything

In Trabzon, many people buy for family use in summer and rent out the rest of the year, combining enjoyment and income. Others add to the yield the chance of the property gaining value over time. For a balanced view, read Is property in Turkey a good investment in 2026?, and for price levels by area, the Trabzon prices guide.

Summary

Calculate yield on the actual rent of a similar apartment, subtract all expenses, taxes and vacancy periods, and pick your market: licensed summer rentals or a stable annual let. Realistic numbers are lower than the adverts, but they are the numbers you will actually live with.

For every property in our Trabzon listings we give an estimate of expected rent based on similar apartments that are let. Contact us.