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The southern Turkish city of Kilis is witnessing a significant drop in housing rental prices in recent months, coinciding with a noticeable decrease in demand as growing numbers of Syrian refugees return to their home country through border crossings, leaving behind a considerable number of vacated properties.
At the same time, no new population group has emerged to fill this demographic gap, whether from other refugee communities or from within the local population.
Mehmet Kavushturan, chairman of the Board at Kavushturan Real Estate, emphasized that the return of Syrian refugees has had a direct impact on rental prices in Kilis.
"In the city’s more popular neighborhoods, the decline has been relatively limited. Areas like Yeni Beshevler and Kazim Karabekir, which typically attract civil servants, have not seen a significant drop," he explained. "However, in certain inner-city districts—particularly where homes are still heated with wood stoves—prices have plunged. In some cases, we can’t even find tenants for these properties."
Kavushturan noted a marked decrease in rental rates compared to the previous year. "Last year, we were renting out some city-center properties for ₺12,000 ($300.7) per month. This year, we’re offering them at ₺10,000 but still struggling to find takers," he said. "At this point, it’s nearly impossible to find rental listings in Kilis at ₺15,000. However, it’s now possible to find centrally located apartments with natural gas heating for between ₺8,000 and ₺10,000."
In certain cases, residential units remain vacant despite these price reductions, as landlords struggle to attract tenants.
Professionals in the sector attribute this steep decline to a range of interconnected factors, most notably a shrinking pool of tenants, particularly among Syrian refugees, who once represented a sizable share of the rental market in Kilis.
As a result, the supply of housing now far exceeds the demand, placing further downward pressure on prices. Additionally, broader economic challenges in Türkiye—including inflation and reduced purchasing power—have made it increasingly difficult for citizens to afford rental housing, even at the new lower rates.
Some local real estate professionals anticipate that this downward trend in rental prices may continue if the wave of voluntary returns among Syrian refugees persists, especially given the lack of alternative demographic groups to absorb the sudden decline in active housing demand.
Kilis is known for hosting one of the highest proportions of Syrian refugees in Türkiye relative to its Turkish population. Over the years, their presence has significantly shaped the city’s housing and social landscape. Consequently, any demographic shift—whether through repatriation or internal migration—has an immediate and tangible impact on the local real estate market, affecting supply, demand, and rental pricing alike.
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