16.10.2026

Buying an apartment with the aim of earning income from guests requires checking the conditions for renting it out. Law 7464 regulates short-term tourist rentals of housing in Turkey, including direct rentals without a platform. Demand for apartments in Alanya, Antalya, Bodrum, Mersin or Istanbul does not by itself mean that a specific property can be rented out short-term.

A permit is required if the apartment is let to a single tenant for no more than 100 days under one contract. The purpose of the stay doesn't matter: the rule applies both to vacations and to temporary stays for work. The document is issued for a specific property before renting begins. Posting a listing, hosting guests and accepting payment without a permit expose the property owner to the risk of a fine.

The period is calculated separately for each contract. A rental of up to and including 100 days falls under the tourist rental rules. A contract for more than 100 days falls outside the scope of Law 7464; however, simply stating a longer term on paper does not override the actual living arrangements.

Fines are also imposed for repeatedly renting out the same apartment under contracts longer than 100 days: if more than four such contracts are concluded within a year from the date of the first one. Therefore, the 100-day rule cannot be seen as a way to bypass the permit procedure.

The applicant is usually the owner of the apartment or the holder of a registered right of use or right of construction recorded in the TAPU. Special conditions apply to some high-end residential complexes, under which the permit may be issued to an authorized management company.

A regular tenant may not rent an apartment long-term and then obtain a permit to sublet it short-term in their own name. This option does not replace the owner's consent and the documents required by law.

Residential status alone is not enough. The TAPU record, the characteristics of the premises and the building's management rules all matter. For an apartment in a multi-unit building, a notarized unanimous resolution of the unit owners in the relevant block is generally required. Special procedures apply to detached villas and some high-end complexes.

The law also limits the number of permits for a single landlord in a building with more than three apartments: no more than 25% of the units. The apartment must meet equipment and safety requirements, including a kitchen, bathroom, sleeping area and fire safety equipment.

The set of documents depends on the type of property and the applicant. Once the application is reviewed, a tourist rental permit is issued; renting may not begin before it is received. Simply applying for the document does not yet grant the right to host guests.

The permit number in the listing should be matched against the address and characteristics of the property on offer. Valid permits are shown in the register of the Ministry of Culture and Tourism of Turkey. This check is especially important if the listing is posted by an intermediary while the contract is concluded with another person.

A permit obtained by the previous owner should not be considered a guarantee for the buyer. After ownership is transferred, issuing the document to the new owner is handled separately. When buying an apartment for short-term rental, you should assess in advance whether the conditions under which a permit can be issued still apply.

The prescribed plaque is placed at the apartment entrance, and the permit number is included in listings. Guest information is submitted in accordance with guest registration rules. The owner is responsible for ensuring the premises match the stated characteristics, safety requirements and the contract with the tenant.

Working through a platform or a management company does not relieve the owner of checking how the rental is actually organized. Delegating functions to an intermediary requires clear agreements on payments, cleaning, access to the apartment and communication with guests.

Rental income is taken into account for tax obligations depending on the owner's status and the applicable regime. In addition to taxes, the financial calculation should include the platform commission, management company services, cleaning, utilities, complex maintenance and repairs.

A high nightly rate does not equal a high net yield. To evaluate the project, seasonal occupancy, vacancy periods and maintenance costs matter. These figures are especially significant for an apartment bought solely for short-term rental.

Administrative fines are imposed for renting without a permit, illegal subletting and other violations. According to the Ministry of Culture and Tourism, in 2026 the penalties range from 180,617 to 1,806,177 Turkish lira, depending on the violation. Continuing to rent without correcting the violation increases the financial risk.

Grounds for enforcement may also include the absence of the permit number in the listing, a breach of property requirements, or the accommodation not matching the promised conditions. Under certain circumstances, the permit may be revoked.

A yield forecast makes sense only after a legal check of the property. Before closing the deal, you need to establish:

Lacking the required consents can make tourist rentals impossible even in a popular area. In that case, the purchase should be assessed based on other permitted uses of the apartment.