Commercial Lease Laws for Business Premises in Türkiye in 2026

Understanding commercial lease laws in Türkiye is fundamental for businesses establishing operations in one of Europe’s most dynamic markets. Whether you’re setting up a retail space in Istanbul’s bustling districts or securing office premises in Ankara, navigating Turkish commercial lease regulations requires comprehensive legal knowledge and strategic planning.

At Finlexia Turkish Accounting Firm, we’ve been guiding international and domestic clients through Türkiye’s complex commercial leasing landscape since 2017. Our multilingual team provides full-service company formation and governance solutions, ensuring your business occupies commercial space with complete legal clarity and protection.

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Commercial lease laws in Türkiye play a decisive role in shaping business stability, cost management, and long-term investment planning. Whether you are a foreign investor establishing a new subsidiary or a local company expanding operations, understanding the Turkish commercial leasing framework is essential.

As Finlexia Turkish Accounting Firm, a leading Istanbul-based accounting firm providing Turkish company formation and governance services in multiple languages since 2017, we regularly advise clients on navigating the complexities of commercial leases under Turkish law.

Our corporate lawyers team provides an in-depth, practical, and up-to-date overview of commercial lease laws in Türkiye in 2026, focusing on tenant and landlord rights, mandatory legal rules, common risks, and strategic considerations for businesses.

Legal Framework Governing Commercial Leases in Türkiye

Commercial leases in Türkiye are primarily governed by the Turkish Code of Obligations (Law No. 6098). While the Code regulates both residential and commercial leases, certain provisions apply mandatorily, even if the parties agree otherwise.

Key characteristics of the Turkish commercial lease regime include:

• Strong tenant protection in many areas
• Mandatory provisions limiting contractual freedom
• Judicial oversight in rent disputes and eviction cases

Unlike some jurisdictions, Turkish law does not differentiate sharply between small and large commercial tenants. As a result, international corporations and SMEs may be subject to the same protective rules.

Parties to a Commercial Lease Agreement

A commercial lease typically involves:

• Landlord (Lessor): The legal owner or authorized holder of the property
• Tenant (Lessee): A legal entity or individual using the premises for commercial purposes

Foreign companies operating in Türkiye commonly enter into leases through their Turkish subsidiaries or branches. From a compliance standpoint, lease execution should be aligned with company representation rules, articles of association, and internal authorizations, which are often reviewed under broader corporate governance frameworks.

Essential Elements of a Valid Commercial Lease

For a commercial lease to be legally valid and enforceable, certain elements must be clearly defined:

• Identification of the leased property
• Lease term and commencement date
• Rent amount and payment terms
• Intended commercial use
• Rights and obligations of each party

Although oral leases are legally valid under Turkish law, written agreements are strongly recommended. Proper contract drafting ensures clarity, enforceability, and risk mitigation, particularly in long-term or high-value leases.

Lease Term and Renewal Rules

One of the most distinctive aspects of Turkish commercial lease law is the automatic renewal mechanism. Fixed-term commercial leases do not terminate automatically upon expiry unless the tenant provides written notice at least 15 days before the end of the term.

Key points include:

• The landlord generally cannot terminate solely due to expiration
• The lease automatically renews for one year
• Tenant termination rights are broader than landlord rights

This structure favors business continuity but may limit a landlord’s flexibility in redeveloping or selling the property.

Rent Determination and Increases

Rent and rent increases are among the most disputed aspects of commercial leasing in Türkiye. The law imposes strict limitations, especially for leases denominated in Turkish lira.

Important rules include:

• Rent increases are capped by the Consumer Price Index (CPI) average
• Foreign currency leases are subject to periodic revaluation restrictions
• Courts may intervene if rent becomes inequitable

In long-term leases, landlords and tenants often initiate rent determination lawsuits to align rent with market conditions, especially during periods of high inflation.

Tenant Rights and Obligations

Commercial tenants in Türkiye benefit from strong statutory protections, but they also carry significant responsibilities.

Tenant rights include:

• Continued use of the premises under renewal rules
• Protection against arbitrary eviction
• Right to request rent adjustment

Tenant obligations include:

• Timely payment of rent
• Proper use of the premises
• Compliance with zoning and licensing requirements

Failure to meet these obligations may expose tenants to eviction proceedings or damages claims.

Landlord Rights and Eviction Grounds

Landlords may only terminate commercial leases on legally defined grounds. Common eviction grounds include:

• Non-payment of rent
• Written undertaking to vacate
• Landlord’s genuine need to use the property
• Major renovation or reconstruction

Eviction lawsuits are procedural and time-sensitive. Improper notice or procedural errors can invalidate landlord claims. In complex disputes, professional representation in corporate litigation is often essential to protect financial and strategic interests.

Transfer, Sublease, and Assignment

Commercial tenants may wish to sublease or assign lease rights, particularly during restructuring, expansion, or exit scenarios.

Under Turkish law:

• Subleasing and assignment typically require landlord consent
• Unauthorized transfer may justify termination
• Lease rights may become critical assets in corporate transactions

Lease agreements should be carefully reviewed during mergers and acquisitions, as lease restrictions can affect transaction feasibility and valuation.

Commercial Leases and Business Exit Strategies

When a company ceases operations or restructures, commercial leases often become a critical issue. Lease termination costs, penalties, and ongoing rent obligations must be assessed carefully.

In company liquidation scenarios, lease agreements may either be terminated or transferred, depending on contractual terms and statutory rules. Early legal planning can significantly reduce financial exposure and post-closure liabilities.

Common Risks in Commercial Lease Agreements

Despite statutory protections, businesses face recurring risks in commercial leasing, including:

• Unclear rent increase clauses
• Inadequate termination provisions
• Non-compliance with zoning or usage restrictions
• Poorly defined maintenance responsibilities

Many disputes arise not from bad faith, but from vague or incomplete lease documentation. Comprehensive legal review at the outset remains the most effective risk mitigation strategy.

Strategic Importance of Legal Advice

Commercial lease agreements in Türkiye are not merely real estate instruments; they are strategic business contracts. Lease terms directly affect operational flexibility, cost structures, and long-term planning.

Commercial lease laws in Türkiye offer both opportunities and challenges for businesses. Understanding mandatory rules, tenant protections, and landlord rights is essential for minimizing disputes and ensuring operational stability. Strategic legal support can transform a lease from a risk factor into a competitive advantage.

At Finlexia Turkish Accounting Firm, we provide integrated advice that considers commercial leases within the broader context of corporate structuring, regulatory compliance, and dispute resolution. Our multilingual legal team assists both domestic and international clients in negotiating, drafting, and enforcing commercial lease agreements across Türkiye.

Contact us for Commercial Lease Laws for Businesses in Türkiye

Navigating commercial lease laws in Türkiye requires more than understanding statutory provisions—it demands practical experience, cultural insight, and strategic thinking tailored to your business objectives. Whether you’re entering the Turkish market for the first time or expanding existing operations, securing appropriate commercial space with solid legal foundations is essential for success.

At Finlexia Turkish Accounting Firm, we’ve spent over 9+ years helping businesses of all sizes secure, negotiate, and manage commercial lease arrangements throughout Türkiye. Our multilingual team provides comprehensive support spanning lease negotiation, contract drafting, due diligence, dispute resolution, and ongoing compliance management. We don’t just explain the law—we help you leverage it for competitive advantage.

Contact Finlexia Turkish Accounting Firm today to discuss your commercial leasing needs in Türkiye. Our experienced attorneys are ready to provide the strategic guidance and practical solutions your business deserves. Let us handle the legal complexities while you focus on building your business in one of the world’s most exciting emerging markets.