Short-Term and Holiday Rentals in Turkey

Letting a Turkish home for nights, weeks, or a few months is no longer an informal arrangement. Since 1 January 2024, Law No. 7464 has required a Ministry permit for qualifying short lets, building consent in many apartment blocks, an entrance plaque, guest identity reporting, and platform compliance. This guide explains what foreign owners need to know. It does not promise rental income, occupancy rates, or investment returns.

Short-term letting sits on top of lawful ownership. If you are still buying, review the property buying process in Turkey first; compliance begins after title is correctly registered.

Short-Term and Holiday Rentals in Turkey

Short-term and holiday rentals mean letting a whole residential dwelling for up to 100 days per letting period under the tourism-purpose rental regime (turizm amaçlı kiralama). This covers Airbnb-style stays, weekly bookings, and medium-term lets under the threshold — whether the guest is on holiday, working, or receiving care.

Compliance is the owner’s legal responsibility even when a manager handles keys, cleaning, and guest messages. Operating or advertising without the correct permit exposes the owner to escalating fines and platform removal. This page is an editorial overview, not legal advice; confirm building-specific consent and tax treatment with qualified counsel.

Law 7464 Explained

Law No. 7464 was published in the Official Gazette on 2 November 2023 and took effect on 1 January 2024. The Regulation of 28 December 2023 sets permit procedures and dwelling standards. The Ministry of Culture and Tourism issues the Turizm Amaçlı Kiralanan Konut İzin Belgesi. Full text: mevzuat.gov.tr (Law 7464).

What Counts as a Short-Term Rental? The 100-Day Rule

Under Article 2, tourism-purpose rental means letting a dwelling for a single period of 100 days or less. The trigger is each contract’s length — not whether you market a “holiday home.”

• A single lease over 100 consecutive days generally falls outside Law 7464 and is conventional housing rental — covered in a future long-term guide
• Repeated short bookings under 100 days are what the law targets
• Guest purpose (tourism, work, health) does not change the permit requirement
• Room-only short lets are not permitted; the entire dwelling must be let
• A long-term tenant cannot obtain a tourism permit and re-let

Mixed calendars — short summer lets plus a long winter lease — need legal review. Do not assume one contract above 100 days removes permit duties for other booking periods.

Tourism Permit Requirements

The owner or qualifying rights-holder must hold the izin belgesi before the first qualifying let. In buildings with more than three units, the same lessor may hold permits for at most 25% of residential units; more than five units in one building may require an işyeri açma ve çalışma ruhsatı. Minimum furnishing and fire-safety standards in the Regulation may be inspected.

Apartment Approval Requirements

In typical apartment blocks, the Ministry requires a unanimous (oy birliği) notarised kat malikleri kurulu decision from all residential unit owners in the building. On multi-building sites, consent is generally at building level; a permit copy goes to site management. High-quality residences may follow reduced consent paths where the registered yönetim planı already permits tourism letting. Check internal rules before marketing — a property management coordinator should obtain the plan early.

Application Process: e-Devlet, Plaque, and GIYKIMBIL

e-Devlet application

Apply exclusively through e-Devlet at turkiye.gov.tr/kultur-ve-turizm-bakanligi — postal or walk-in applications are not accepted. Upload tapu, identity documents, and consent papers as PDFs. The Ministry guide cites 60 days processing when complete. Foreign owners without e-Devlet access typically apply via notarised power of attorney.

Plaque

Display the Ministry plaket at the entrance after the permit is issued. A missing plaque carries separate fines with a 15-day remedy period under Law 7464.

GIYKIMBIL guest reporting

Report guest identity through GIYKIMBIL (KBS) under Law No. 1774. Name, nationality, identity or passport data, and check-in dates must be submitted within the statutory timeframe. Assign reporting responsibility clearly in any management contract.

Fines and Penalties

Permits may be cancelled on owner request, cessation of activity, unreported ownership change, public-order breach, or failure to remedy inspection findings. Confirm guest rights with counsel if you receive a cancellation notice.

Airbnb and Online Platforms

Most demand flows through Airbnb and Booking.com. Under Law 7464, platforms may list only permitted properties, must keep permit data current, and face fines if they fail to remove unpermitted listings within 24 hours of Ministry notice.

Airbnb’s Turkey help centre states that from 1 April 2026, hosts must submit permit certificate number (or equivalent tourism establishment number), document owner name as on the Ministry document, and listing address matching official records. Room-only short-term listings are not supported; entire-dwelling permits are required for stays under 100 nights. Platform verification does not replace Ministry authorisation — align listing addresses exactly with the permit to avoid automated removal.

Foreign Owners and Power of Attorney

Foreign nationals who own Turkish residential property may apply on the same substantive rules as Turkish owners. Practical hurdles are administrative: e-Devlet access, document translation, notarised condominium consents, and local presence for inspections.

Owners abroad commonly grant a limited power of attorney for permit steps. POA does not transfer liability for fines, guest reporting, or tax compliance. Property ownership is separate from residence permit or citizenship-by-investment routes — letting a home does not secure residence status, and residence status does not remove 7464 obligations when you short-let a qualifying dwelling.

Relationship With Property Management

A property management company can handle cleaning, check-in, and GIYKIMBIL — but the permit holder is normally the owner. Confirm permit status, reporting credentials, and that contracts do not promise fixed income before signing.

Difference Between Short-Term and Long-Term Rentals

A long-term rentals in Turkey owner page will follow in this cluster. Until then, treat any contract above 100 consecutive days as long-term for 7464 purposes.

Common Mistakes

• Listing before the permit issues — fines apply even if an application is pending
• Ignoring unanimous apartment consent — without it, the permit will not issue in typical blocks
• Room-only Airbnb models — entire-dwelling permits are required
• Assuming the manager holds the permit — ordinary contracts do not transfer that role
• Skipping GIYKIMBIL — guest reporting is mandatory and separately penalised
• Trusting yield or guarantee marketing — evaluate compliance cost and consent risk first

Frequently Asked Questions

Do I need a permit for holiday rentals in Turkey?
Yes. Letting a whole dwelling for 100 days or less per period requires a Turizm Amaçlı Kiralanan Konut İzin Belgesi before you rent — regardless of whether the guest is on holiday.

What is the 100-day rule under Law 7464?
The law applies when a single rental period is 100 days or less. One continuous lease longer than 100 days generally falls outside this regime and is treated as conventional housing rental.

How do I apply for a short-term rental permit in Turkey?
Apply only through e-Devlet at turkiye.gov.tr/kultur-ve-turizm-bakanligi. Upload tapu, identity documents, and condominium consent as PDFs. Processing is typically up to 60 days when complete.

Do all apartment owners have to agree to short-term letting?
In typical buildings, the Ministry requires a unanimous kat malikleri kurulu decision. High-quality residence exceptions apply only where the registered management plan already permits tourism letting.

Can foreign owners rent on Airbnb in Turkey?
Yes, with lawful ownership, a Ministry permit, building consent, plaque, GIYKIMBIL reporting, and Airbnb verification from 1 April 2026 (permit number, document owner name, listing address).

What fines apply for renting without a permit?
Tiered fines per dwelling: €2.000 first detection (15 days to obtain permit), €10.000 if letting continues, up to €20.000 for persistent breach.

Is GIYKIMBIL mandatory for short-term guests?
Yes. Report qualifying guest identity data through GIYKIMBIL / KBS. Confirm whether the owner or manager holds reporting responsibility in your contract.

Can my property manager hold the tourism permit instead of me?
In standard cases the owner or rights-holder holds the permit. Certain high-quality residence structures allow management companies under specific rules only.

Does a long-term winter tenant remove the need for a short-term permit?
A single lease over 100 consecutive days is generally outside Law 7464 for that period. Short lets at other times still need a permit.

How is rental income taxed for short-term lets?
Turkish-source rent is taxable. Income classification is disputed in 2026 litigation. See our rental income tax in Turkey guide and the GİB 2026 rental income guide; confirm with a tax adviser.