Furnished vs Unfurnished Rentals (Eşyalı): What is Actually Included in Turkey?

Walking into a Turkish apartment and realizing the previous tenant took the light fixtures and even the curtain rods with them is a rite of passage every expat fears. I remember my first "empty" flat in Kadıköy; I stood in a bare living room under a single dangling wire, wondering how I’d survive. This guide breaks down exactly what "furnished" and "unfurnished" mean in Turkey so you don’t get caught in the dark.

Decoding the Vocabulary: Eşyalı vs Boş Evler

When you start your house hunt on local portals, you will encounter two primary terms: "Eşyalı" (furnished) and "Boş" (empty). However, these terms are far more flexible—and sometimes frustrating—than they appear in a dictionary. In the Turkish rental market, "empty" often means a complete blank slate, sometimes lacking even the basic kitchen appliances we take for granted in other countries. Understanding the nuance between these categories is the first step toward a successful relocation.

The Standard Boş (Empty) Apartment

In Turkey, a "boş" apartment is truly empty. When you sign a lease for one of these, do not be surprised if there is no stove, no oven, and certainly no refrigerator. Traditionally, Turkish tenants own their own "Beyaz Eşya" (white goods) and move them from flat to flat. This includes the washing machine, dishwasher, and fridge. If you are planning to stay in Turkey for several years, going this route allows you to customize your living space, but the upfront cost is significant. You will likely spend your first few days browsing Amazon Turkey for essential kitchen gadgets and lighting, as even the bulbs are often removed by departing tenants.

The benefit of a bare apartment is usually a lower monthly rent. However, you must factor in the "Emlakçı" (real estate agent) fee, which is typically one month's rent plus VAT, and the logistical nightmare of installation. When you buy appliances through Amazon Turkey, they usually offer installation services, but coordinating this with the delivery of your bed and sofa can be a headache. For a deep dive into the legal side of these commitments, see Renting in Turkey: Lease Contracts, Deposits, and Tenant Rights Explained.

The Eşyalı (Furnished) Spectrum

An "eşyalı" apartment should, in theory, allow you to move in with just your suitcase. This is the preferred choice for digital nomads and short-term expats. However, the quality of furniture can vary wildly. Some apartments feature "Auntie Ayşe’s" leftover 1980s velvet sofas, while others are modern, sleek, and minimalist. High-end providers like Blueground have revolutionized this sector by offering professionally curated, fully furnished apartments that remove the guesswork from the equation.

When renting a furnished place, the deposit is usually higher—often two months' rent instead of one—to cover potential damage to the items. This is where you need to be extremely careful with the "Demirbaş" (fixture) list. If the landlord claims a 20-year-old television is a "luxury item," you need that documented. While you settle in, you'll want immediate connectivity, and using a service like Airalo for an e-SIM ensures you can translate your contract or message your landlord without hunting for a local shop on day one.

White Goods (Beyaz Eşya) as the Middle Ground

There is a sub-category often found in newer buildings where the apartment is "unfurnished" but includes "ankastre" (built-in) appliances. This usually means the oven, stove, and extractor fan are provided. Occasionally, a landlord might leave a fridge or washing machine to make the unit more attractive to foreigners. This hybrid model is often the "sweet spot" for expats who want to buy their own bed and sofa for comfort but don't want the hassle of plumbing in a washing machine.

If you find a place like this, you will still need to handle the smaller comforts. I found that ordering basic linens and kitchenware from Amazon Turkey saved me from dragging heavy bags through the hilly streets of Istanbul. Having these basics delivered to your door while you use your Airalo data to navigate the neighborhood is a much smoother experience than trying to find a local "Spot" (second-hand) shop in a language you haven't mastered yet. For those looking for a premium experience where even the coffee machine is provided, Blueground is the go-to solution.

What Is Actually Included: The Reality Check

It is vital to manage your expectations when viewing "furnished" properties in Turkey. Unlike some Western European markets where "furnished" implies a specific inventory of cutlery, towels, and bedding, Turkish "eşyalı" rentals are often inconsistent. You might have a six-person dining table but zero forks, or a king-sized bed with no pillows.

Kitchen Essentials and Appliances

In a standard furnished rental, you can expect the "Big Three": a refrigerator, a washing machine, and a stove/oven. Dishwashers are common in newer builds but are not guaranteed in older apartments in areas like Beşiktaş or Cihangir. Small appliances like kettles, toasters, or microwaves are hit-or-miss. Most landlords assume you will bring your own "Çaydanlık" (Turkish teapot), so if you are a coffee lover, you’ll likely be heading to Amazon Turkey to order a French press or a Nespresso machine.

Crucially, check the age of the appliances. Old washing machines in Turkey can be notoriously loud and inefficient. If you are renting through a professional service like Blueground, you are guaranteed modern, functional appliances and a fully equipped kitchen, including cookware and utensils. This eliminates the "first-night scramble" where you realize you have a stove but nothing to boil water in. During these first few days, having an Airalo e-SIM is a lifesaver for ordering water delivery or food through local apps.

Living Areas and Bedrooms

The living room in a furnished Turkish flat usually revolves around the "Koltuk Takımı" (sofa set). Expect a large sofa and two matching armchairs. A television is standard, but its "smart" capabilities are not. In the bedroom, you will find a bed frame, mattress, and wardrobe. However, "furnished" rarely includes "tekstil" (linens). You will almost certainly need to purchase your own duvet, pillows, and sheets.

It is wise for expats to check the mattress quality. Many Turkish landlords provide very firm mattresses that might not suit your sleeping style. If you find yourself in a beautiful Blueground apartment, the bedding is premium and ready for use. If not, a quick order on Amazon Turkey can get a mattress topper or better pillows to your door within 24 hours. Don't forget that for your first week of navigating these logistics, Airalo provides the steady internet connection you need to manage deliveries and look up assembly instructions.

Small Items and Hidden Inclusions

What about the "hidden" items? Air conditioning (klima) is common in coastal regions like Antalya but is often considered a luxury in Istanbul. If it isn’t in the listing, don't assume it's there. Similarly, vacuum cleaners, irons, and ironing boards are often missing from standard rentals. You might find a few stray plates and glasses, but they are usually a mismatched collection left by previous tenants.

For those moving into a luxury Blueground unit, these small details are handled—you'll find the iron, the hair dryer, and even the decorative cushions. For everyone else, your "Welcome to Turkey" kit should be ordered early. Using Airalo to keep your data active while you wait for your home internet installation is a must, as Choosing an Internet Provider in Turkey: Fiber vs VDSL (Turk Telekom, Superonline) can sometimes take a week or two to finalize.

Navigating the Rental Contract for Furnished Homes

The legalities of renting a furnished home in Turkey require a bit more paperwork than an empty one. Since you are responsible for the landlord’s property, the contract must reflect the condition and presence of every item. Failing to do this can lead to losing your entire deposit over a scratched table or a missing remote control.

The Importance of the Inventory List (Demirbaş Listesi)

In Turkey, the "Demirbaş Listesi" is a document attached to your rental contract that lists every piece of furniture and appliance in the house. Never, under any circumstances, sign a furnished lease without one. You should walk through the apartment with the landlord or agent and test every appliance. Does the washing machine actually spin? Does the AC blow cold air? Note down any existing stains on the sofa or chips in the wooden furniture.

If you are using a premium service like Blueground, the inventory is handled digitally and professionally, giving you peace of mind. For private landlords, take photos of everything on your move-in day. I usually upload these photos to a cloud drive immediately using my Airalo connection so there is a timestamped record. This prevents disputes later about whether you were the one who broke the balcony chair. For more on the paperwork involved, read How to Notarize Your Rental Contract for a Residence Permit Application.

Security Deposits (Depozito) for Furniture

The standard deposit for an unfurnished flat is one month’s rent. For a furnished flat, expect to pay two months. By law, this deposit should be held in a bank account, but in practice, many landlords hold the cash. This is a significant risk for the expat. Ensure the contract explicitly states the amount and the conditions for its return.

Because the financial stakes are higher, some expats prefer the transparency of Blueground, where the deposit process is formalized and corporate. If you are going the private route, make sure you have the funds ready in Turkish Lira (TRY) or the currency specified in the contract. Once you pay, use your Airalo data to check your bank app and ensure the transfer was successful and documented. You may also need to purchase some basic cleaning supplies from Amazon Turkey to ensure the place is in top shape for your final inspection.

Maintenance and Wear-and-Tear Clauses

Who pays if the fridge dies? In Turkey, the rule of thumb is that the landlord pays for repairs due to age or "normal wear and tear," while the tenant pays for damage caused by misuse. However, "misuse" is a subjective term in the eyes of a frustrated landlord. Your contract should specify a timeframe for repairs—for example, the landlord must fix a broken boiler within three days.

If you're in a managed apartment from Blueground, maintenance is usually just a message away through their app. For private rentals, you’ll be the one calling the "Usta" (handyman). You’ll need to find a local repairman, which is much easier when you have a reliable Airalo data plan to search for "Beyaz Eşya Servisi" in your neighborhood. Always keep the receipts for any parts you buy on Amazon Turkey for the repair, as you may be able to deduct these from the next month’s rent if previously agreed upon.

Strategic Comparison: Pros and Cons for Expats

Choosing between "eşyalı" and "boş" is ultimately a question of how much time and money you are willing to invest in your Turkish life. There is no one-size-fits-all answer, but the following comparison should help clarify your priorities.

Feature	Furnished (Eşyalı)	Unfurnished (Boş)
Upfront Cost	Low (only deposit/rent)	High (buying all appliances/furniture)
Monthly Rent	Higher (15-30% premium)	Lower
Setup Time	Instant (Move in today)	Slow (Weeks of shopping/delivery)
Flexibility	High (Easy to move)	Low (Must sell/move furniture)
Customization	Limited to decor	Full control over style/comfort
Resale Value	None	Potential to sell items when leaving

Why Furnished Works for Short-Term Stays

If you are in Turkey on a one-year residency or a digital nomad visa, furnished is almost always the better choice. The "12-month rule" is a common threshold; if you aren't staying longer than a year, the depreciation on new furniture and the hassle of selling it on Sahibinden isn't worth the lower rent. Services like Blueground cater specifically to this "mid-term" crowd, providing high-speed internet and utilities that are often already set up.

Moving into a furnished place also means you don't have to deal with the "Address Registration" drama while waiting for a bed to arrive. You can settle in, turn on your Airalo e-SIM for immediate communication, and start your Finding English-Speaking Doctors in Istanbul: Top International Clinics search if needed. You can fill the small gaps—like a better desk lamp or a specific kitchen tool—by ordering from Amazon Turkey without committing to a full household of goods.

The Long-Term Savings of Unfurnished

For those planning to stay in Turkey for 3+ years, renting an empty apartment is a savvy financial move. While the initial "White Goods" purchase might cost 100,000 TRY or more, the monthly rent savings will eventually break even. Furthermore, you can choose energy-efficient appliances from Amazon Turkey, which will save you money on your monthly bills. Turkish electricity prices have risen significantly, so a modern A+++ fridge is a long-term investment.

The biggest challenge with unfurnished is the "dead time" between moving in and having a functional home. You might spend the first week sleeping on an air mattress and using your Airalo data to track your furniture deliveries. You will also need to navigate the Choosing an Internet Provider in Turkey: Fiber vs VDSL (Turk Telekom, Superonline) process yourself, which requires a residency permit. In a furnished place, the landlord often keeps the internet in their name, though this isn't always the case.

Hybrid Solutions: Semi-Furnished Options

If you are lucky, you might find a "semi-furnished" apartment. This usually includes the heavy lifting—fridge, stove, washing machine, and maybe a wardrobe—but leaves the sofa and bed to you. This is an excellent compromise for expats who want their own mattress (a very personal choice!) but don't want to buy a dishwasher.

In this scenario, you can focus your budget on a few high-quality pieces from IKEA or local boutiques and rely on Amazon Turkey for the rest. During the transition, an Airalo e-SIM keeps you connected so you can coordinate with the "Kargo" (courier) companies, which often call you when they are five minutes away and expect an immediate answer in Turkish. To prepare for these interactions, check out our guide on Navigating the PTT Postal System and Private Courier Deliveries (Kargo).

Modern Solutions for the Discerning Expat

The Turkish rental market is evolving. While the traditional "Emlakçı" and a handshake still exist, new platforms are making it easier for foreigners to find reliable housing without the "foreigner tax" or the stress of traditional leasing.

Serviced Apartments and Blueground

For those who want a "hotel-like" experience with the space of an apartment, Blueground is a game-changer. They manage thousands of apartments in Istanbul's best neighborhoods, from Nişantaşı to Kadıköy. Their apartments are fully furnished with a consistent, modern aesthetic, and they include high-speed Wi-Fi, which is a major pain point in traditional rentals.

Choosing Blueground means you don't have to worry about whether the "eşyalı" listing includes a spoon or a shower curtain. Everything is there. It’s the ultimate "soft landing." You arrive, your Airalo e-SIM gets you from the airport to your door, and you walk into a home that is truly ready. You might still want to order some specific snacks or an extra charger from Amazon Turkey, but the heavy lifting is done for you.

Connectivity and Essential Setup with Airalo

No matter which type of apartment you choose, connectivity is your most urgent need. The "120-day rule" for foreign phones in Turkey is a major hurdle. While you figure out The Turkey IMEI Rule: How to Register Foreign Phones in 2026, Airalo provides an affordable way to stay online without paying exorbitant roaming fees to your home provider.

I always tell new arrivals to download the Airalo app before they even land. It allows you to use Google Maps to find your new apartment, translate "Kiralık" (For Rent) signs on windows, and communicate with landlords on WhatsApp. Even if your Blueground apartment has Wi-Fi, having a backup data source is essential for the times you are out exploring your new neighborhood or trying to find the nearest Weekly Pazar Markets: How to Buy Fresh Produce and Negotiate Like a Local.

Filling the Gaps with Amazon Turkey

Once you've settled on a place, you'll inevitably find things missing. Maybe the "furnished" kitchen has no wine glasses, or your "unfurnished" flat needs a temporary wardrobe. Amazon Turkey has become the expat's best friend because of its reliable delivery and "Prime" service in major cities.

From air purifiers (useful in Istanbul's winter) to ergonomic office chairs, you can find almost everything you need to turn a house into a home. If you've moved into an empty flat, you can even order major appliances through Amazon Turkey. While you wait for these deliveries, your Airalo e-SIM ensures you never miss a call from a delivery driver who can't find your "Sokak" (street). For more tips on shopping locally, see Buying Furniture and Appliances: Using Trendyol, Hepsiburada, and IKEA.

Practical Tips for Move-In Day

Move-in day in Turkey is chaotic. Between the "Kapıcı" (doorman) asking for your details and the delivery of your "Damacana" (large water bottle), you need to be organized.

Testing Appliances and Documenting Damage

The moment you get the keys, do a "stress test." Turn on all the AC units, run a short cycle on the washing machine, and check every burner on the stove. If you are in an older building, check the water pressure in the shower. If anything is subpar, report it to the landlord or your Blueground representative immediately.

Use your Airalo data to send videos of any malfunctions to the landlord via WhatsApp. In Turkey, "WhatsApp is Law." Having a digital trail of communication is often more effective than a formal letter. If you need to buy a quick fix, like a new shower head or a power strip, Amazon Turkey can usually have it to you by the next day. This is also a good time to check your Choosing an Internet Provider in Turkey: Fiber vs VDSL (Turk Telekom, Superonline) options if the house doesn't come with a connection.

Utilities and Internet Setup

In many "furnished" rentals, the utilities (electricity, water, gas) remain in the landlord’s name, and you pay them directly or through the "Aidat" (building fee). However, for long-term "unfurnished" leases, you must transfer these to your own name. This requires a residency permit (Ikamet) and a visit to the local utility offices (or using e-Devlet).

While you wait for your official residency to be processed, you won't be able to get a home internet contract in your name. This is where Airalo becomes more than just a convenience—it’s a necessity. You can use a mobile hotspot to work from home while you navigate the IMEI registration process. Once you have your Ikamet, you can then use Amazon Turkey to buy a high-quality router if the one provided by your ISP is weak. For more on building fees, read Understanding 'Aidat': Apartment Complex Maintenance and Pool Fees.

Disclaimer

The information provided in this guide is for general informational purposes only and does not constitute legal or professional advice. Rental laws and market conditions in Turkey change frequently. Always consult with a qualified legal professional or a registered real estate agent before signing any contracts or making significant financial commitments. Under Turkish law, specific rules regarding rent increases and tenant rights are subject to annual updates by the government.