Rent requested
Automatic request sent to the tenant; rent is being deposited to the escrow account.
Istanbul · long-term rental management
You hand over your property, your wire arrives on the 5th.
From tenant placement to tax filing, the entire operation under a single contract. If you are abroad, the net amount is wired to your account in foreign currency. We only earn our fee on rent we actually collect.
All of Istanbul · Şişli · Beşiktaş · Beyoğlu · Sarıyer
I The burden
The flat is yours. The keys are yours. So is every call.
Late rent, a repair call at night, the annual increase negotiation, tax and insurance deadlines. Each one comes from somewhere else, none of them waits for your hours, and all of them are on you.
II The search
One night, you start looking for someone to take it over.
Who collects the rent, who goes when something breaks, who files the tax return? What if the tenant stays for years and the rent falls below market? Eventually you write to someone: could we have a call?
III
Handover
You leave the keys. The entire operation changes hands.
Contract, power of attorney, move-in inventory. The power of attorney is issued at the Turkish consulate in the country you live in; you do not need to travel to Turkey. From that day on, the tenant, contractors, law firm and accountant report to us.
IV Lightness
Now we are the single point of contact.
From now on the tenant calls us, not you. Maintenance requests, late-payment follow-up, formal notice, renewal: all inside one contract. Jobs under 2,500 TL are done without waiting, above it with your approval; 60 days before lease end the increase is calculated with the statutory CPI rate and comparable market analysis.
The keys are ours. The decisions are yours.
V Trust
Then the notifications start coming.
The same five steps every month. Each one drops a line onto your phone.
Expenses paid
Building dues, tax, insurance and minor maintenance payments made.
Management fee invoiced
Via e-invoice. No rent, no fee.
Wire transfer completed
Net amount in your account; in foreign currency for owners abroad.
Monthly owner statement sent
PDF in your inbox and in the owner portal, line by line.
One more notification: deposited to your account.
Management packages
As much service as you need, nothing more.
Each package includes the one before it. You decide which tasks you keep doing yourself.
All our packages follow the rent-collected model: no management fee is charged for months when rent is not collected.
Tenant placement
Just the Tenant
75%
of the first month’s rent · one-time
No setup fee
We find and place the tenant; you run the monthly operation.
Tenant placement
Just the Tenant
75%
of the first month’s rent · one-time
No setup fee
We find and place the tenant; you run the monthly operation.
For owners looking for a tenant
- Market pricing analysis
- Professional photos + listing
- Tenant interviews and viewings
- ID, income, reference screening
- Notarized lease agreement
- Deposit and move-in inventory
Full scope
- Monthly collection not included
- Maintenance coordination not included
Collection and follow-up
Collection on Us
8%
of monthly rent collected · + VAT
Setup 200 EUR · one-time
Leave the collection to us, you manage the rest.
Collection and follow-up
Collection on Us
8%
of monthly rent collected · + VAT
Setup 200 EUR · one-time
Leave the collection to us, you manage the rest.
Includes the Just the Tenant package
For owners who want to hand over collection
- Monthly rent collection
- Late payment tracking and notice
- Enforcement proceedings
- Monthly owner statement
- Owner portal access
Full scope
- Market pricing analysis
- Professional photos + listing
- Tenant interviews and viewings
- ID, income, reference screening
- Notarized lease agreement
- Deposit and move-in inventory
- Maintenance coordination not included
- Tax filing not included
Full management Most comprehensive
Hand Over the Keys
12%
of monthly rent collected · + VAT
Setup 150 EUR · one-time
Hand over the keys, walk away. Full operations, from collection to maintenance, tax to renewal.
Full management Most comprehensive
Hand Over the Keys
12%
of monthly rent collected · + VAT
Setup 150 EUR · one-time
Hand over the keys, walk away. Full operations, from collection to maintenance, tax to renewal.
Includes the Collection on Us package
For owners who want to hand over the entire operation
- Maintenance and repair coordination
- Property tax, DASK insurance tracking
- Two on-site inspections per year
- Lease renewal and CPI adjustment
- Income tax filing assistance
- Furnished rental advisory
Full scope
- Int’l wire transfer, TR/EN/AR report
- Market pricing analysis
- Professional photos + listing
- Tenant interviews and viewings
- ID, income, reference screening
- Notarized lease agreement
- Deposit and move-in inventory
- Monthly rent collection
- Late payment tracking and notice
- Enforcement proceedings
- Monthly owner statement
- Owner portal access
Where we work
We manage across the whole of Istanbul.
Which district, what type of property — we manage across Istanbul. Move over the map to explore; the process runs on the same contract and the same calendar in every district.
Istanbul
Is this for me?
Your property is in Istanbul. You are somewhere else.
I own a property but I don’t want to deal with tenants. What if the tenant stays for years and my rent falls below market? If these worries sound familiar, you’re in the right place. Below, each worry has an answer: who does it, on which day, at which threshold.
None of this requires you to come to Turkey.
- Do I have to come to Turkey for the contract and the power of attorney?
No. The power of attorney is issued at the Turkish consulate in the country you live in; we follow up step by step on which document is needed and where to get it.
- On which day, and in which currency, does my money reach my account?
On the 5th of every month; to your account abroad in USD, EUR or GBP, through the foreign exchange purchase document (DAB) process.
- Why should my rent land in your account first?
It doesn’t have to: in the managed model it is held in our escrow account and expenses are paid from it; in the direct model the rent goes straight to your account and never passes through us.
- If the rent is late, what can I do from here?
The delay is followed up from day one; after more than 3 days, formal notice is initiated via notary or law firm, with your approval.
- If the tenant won’t leave, eviction takes years — who runs that case from here?
That is why the eviction undertaking and the guarantor are secured at lease signing; enforcement proceedings and eviction lawsuits are run on your behalf.
- Over the years my rent falls below market; who raises it, and on what basis?
60 days before lease end it is calculated with the statutory CPI rate and comparable market analysis, then negotiated with the tenant with your approval.
- If a pipe bursts at night, who goes, and who approves the bill?
The request comes to us: urgent jobs under 2,500 TL are done without waiting, and nothing above that starts without your approval; the work goes through our vetted vendor network.
- The tax return, property tax, DASK, building dues — I can’t track them from here; the penalty lands on me.
Our partner accountant prepares the annual income tax return; property tax, DASK, home insurance, building dues and the utility transfer are all on our calendar.
- I haven’t seen the flat in months; how do I know what state it’s in?
The property is inspected twice a year with photographed condition reports; those reports, the payment history and the documents sit in the 24/7 owner portal.
- If the tenant leaves, does it all start over again?
It does start over, but not for you to handle: listing, screening, the notarized lease and the move-in inventory run again under the same contract.
What’s not included
We also spell out what isn’t included.
We want you to know from the start which items are not included in which package, and which costs are passed directly to you.
- Monthly collection
- Not included in the Just the Tenant package. Included in Collection on Us and Hand Over the Keys.
- Maintenance and repair coordination
- Not included in Just the Tenant or Collection on Us. Only in Hand Over the Keys.
- Tax filing
- Not included in Just the Tenant or Collection on Us. In Hand Over the Keys, the annual rental income tax return is prepared by our partner accountant.
- Attorney fees
- Attorney advisory is free. If litigation is decided, proceedings continue per the Istanbul Bar Association’s annual fee schedule.
- Court costs and fees
- Passed through at the amount paid; no markup is added.
What you’ll want to know before deciding.
Don’t see your question?I have a question
I live abroad. Do I need to come to Turkey for the power of attorney?
No. The power of attorney is issued through the Turkish consulate in the country you live in; we follow up step by step on which document is needed and where to get it.
How does my rent reach my bank account abroad?
In the managed model, rent is deposited to our escrow account; building dues, taxes and maintenance are paid from it. The remaining net amount is sent to your bank account abroad in USD, EUR or GBP on the 5th of the month, through the foreign exchange purchase document (DAB) process. The monthly owner statement is available in TR, EN or AR.
If the tenant doesn’t pay, do I pay a fee that month?
No. The management fee is calculated only on rent actually collected that month; if nothing is collected, no fee accrues. All three packages work by this rule.
What is the difference between the managed model and the direct model?
In the managed model, rent is deposited to our escrow account; we pay building dues, taxes and maintenance from it, invoice the management fee via e-invoice and wire the net amount to you on the 5th of the month. It is designed for owners abroad. In the direct model, rent goes to your own account and we issue you a monthly e-invoice; an expense deposit is held, and tax traceability stays entirely with you. The choice is the owner’s.
When something breaks, who decides, and at what cost?
All maintenance requests from the tenant come to us. For urgent jobs under 2,500 TL we act without waiting, and coordination is free. For jobs over 2,500 TL we get your approval first, then the work is done through our vetted vendor network (plumbers, electricians, appliances, HVAC, locksmith). Maintenance coordination is included in the Hand Over the Keys package.
How long is the contract, and how do I leave if I want to?
The service contract is for a minimum of 12 months. At the end of the term you may terminate with 60 days’ written notice, without giving a reason. On termination, your property file, all contracts, tenant details and financial records are handed over to you in full; if there is a lease in progress, you continue directly with the tenant.
How long does it take to find a tenant?
In central districts such as Şişli and Beşiktaş, our average time to place a tenant in a one-bedroom flat is 14–28 days. The period depends on the property’s condition, where the rent sits against comparables, and the season. The market pricing analysis before listing is the first step that shortens it.
Do you do short-term or Airbnb-style letting?
No. We manage long-term residential leases only; our minimum lease term is 12 months. The one exception is furnished mid-term letting of 3–12 months, which we assess as an option in the Hand Over the Keys package. Daily and weekly letting is a separate activity that requires a licence and is outside our scope.
Do you offer a rent guarantee?
No. Rent guarantee is a separate insurance product in this sector; we don’t offer it. Instead we reduce the risk from the start: strict tenant screening, an eviction undertaking and a guarantor at lease signing, day-by-day follow-up on delays. In a month when rent is not collected, our fee doesn’t accrue either; our interest runs in the same direction as yours.
How do you select the tenant?
First-pass filtering through the listing, interviews and property tours. Full screening for the selected candidate: ID, proof of income, employer, reference check, credit history, bankruptcy check and previous rental history. The result is shared with you; with your approval the notarized lease is signed, the deposit is collected and a photographed move-in inventory is prepared.
Who sees my property, and how often?
Twice a year — every six months — the property is visited on a date agreed with the tenant. Points that may need maintenance are identified and a photographed condition report is sent to you. Reports are archived in the owner portal.
If the tenant doesn’t pay, how does the process run day by day?
Day 1, an automatic reminder is sent. Day 3, a phone call to establish the reason and propose a payment plan. Day 7, with your approval, a formal notice is served via notary or law firm. Day 14, we present a recommendation for enforcement proceedings; with your approval, the process begins. From day 30, filing an eviction lawsuit is considered. Throughout, you receive daily status updates; attorney advisory is free, and if litigation is filed it proceeds per the Istanbul Bar Association fee schedule.
Does it make sense to rent my property furnished?
For mid-term stays of 3 to 12 months, furnished properties yield higher rental income. In the Hand Over the Keys package we evaluate this as an option and provide full advisory.
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Tell us about your property, we share its rental range.
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