Short-Term and Holiday Rentals in Turkey: Permit, Limits, Fines

2026 update: fines under Law No. 7464 on short-term tourism rentals are revalued every January. With the 25.49 percent revaluation rate for 2026, renting out a residence without a permit costs 180,617 TL for a first finding, 903,088 TL if the rental continues after the 15-day period granted, and 1,806,177 TL if it continues despite earlier sanctions. Intermediaries who arrange the rental of an unpermitted residence pay 180,617 TL per contract. The figures below have been updated accordingly.

As the sharing economy continues to thrive, sub-renting and platforms like Airbnb have gained popularity as convenient ways for property owners to generate additional income. However, in Turkey, sub-renting and Airbnb activities are subject to specific legal regulations and considerations.

In this blog, we will explore the legal landscape surrounding sub-rental and Airbnb in Turkey, highlighting key points that property owners and hosts should be aware of.

Sub-Rental in Turkey

1. Written Consent: According to Turkish law, sub-renting a property requires the written consent of the landlord. Without explicit permission, sub-renting can be deemed a breach of the lease agreement and may lead to legal consequences.
2. Sub-Rental Limitations: Some lease agreements explicitly prohibit sub-renting. Property owners should review their lease agreements to ensure they are permitted to sub-rent their property legally.
3. Tenant Responsibility: If a tenant sub-rents the property without obtaining the landlord's consent, they bear full responsibility for any legal consequences that may arise.

Because these rules turn on the precise wording of your lease, reviewing your obligations in light of a clear guide to rental contracts in Turkey is a sensible first step.

Airbnb in Turkey

1. Regulatory Framework: Airbnb and similar short-term rental platforms are subject to regulation in Turkey. Property owners must comply with certain rules and requirements to legally operate Airbnb listings.
2. Zoning Restrictions: Local municipalities may impose zoning restrictions on short-term rentals. It is essential to check whether the property is located in an area that permits short-term rentals.
3. Tax Obligations: Airbnb hosts are required to declare their rental income and pay the necessary taxes in Turkey. Failure to comply with tax obligations can lead to penalties and legal complications.
4. Safety and Security Regulations: Hosts must comply with safety and security regulations, including providing adequate fire safety measures, emergency contact information, and maintaining necessary insurances.

Recent reforms have tightened these requirements considerably, so hosts should review Turkey's new Airbnb law and understand how it interacts with ordinary short-term rental agreements before listing a property.

Understanding the Regulation

Law No. 7464 on the Rental of Residences for Tourism Purposes, published in the Official Gazette on November 2, 2023 and in force since January 1, 2024, together with its implementing regulation of December 28, 2023, requires anyone who rents a residence to tourists for 100 days or less to obtain a permit certificate from the Ministry of Culture and Tourism. Rentals of more than 100 days remain subject to the ordinary tenancy rules of the Turkish Code of Obligations.

Related: Legal Considerations For Sub-Rental & Airbnb In Turkey

Key Considerations for Homeowners

• Obtaining a Tourism Residence Certificate: To operate within the bounds of the law, homeowners must secure a tourism residence certificate from the Ministry of Tourism. This certification is mandatory for listing properties on platforms like Airbnb. Renting without this permit is fined 180,617 TL per residence in 2026, rising to 903,088 TL if the activity continues after the 15-day period given to stop, and to 1,806,177 TL for continued violations. In buildings with more than one independent unit, the unanimous consent of all unit owners is also required.
• Displaying the Tourism Residence Plaque: Homes with tourism residence certification must prominently display a plaque at their entrance, as stipulated by the regulation. Failure to display the plaque is subject to a separate administrative fine, which is also revalued each year.
• Understanding Tax Obligations: Homeowners are responsible for declaring rental income. Short-term rental income is treated as commercial income rather than ordinary rental income, which affects both income tax and VAT.

Fines in 2026 at a Glance

• Renting without a permit, first finding: 180,617 TL per residence.
• Continuing after the 15-day period given to stop: 903,088 TL.
• Continuing despite earlier sanctions: 1,806,177 TL.
• Arranging the rental of an unpermitted residence (estate agents, businesses, individuals): 180,617 TL per contract.

The base amounts in the law (100,000 TL, 500,000 TL and 1,000,000 TL when enacted in 2023) are increased each January by the revaluation rate, so these figures will rise again in 2027.

If you are weighing the differences between daily lets and conventional tenancies, our guides to short-term rental agreements in Turkey and seasonal rentals for foreigners offer further context. Buildings affected by daily rentals may also raise neighbour disputes; see our note on how to complain if a neighbour rents their apartment for daily use.

Legal Consequences and Risks

1. Breach of Lease Agreement: Sub-renting or engaging in Airbnb activities without proper authorization can result in breach of the lease agreement, leading to eviction or legal action by the landlord.
2. Fines and Penalties: Non-compliance with regulations, such as failing to obtain necessary permits or pay taxes, can result in fines and penalties imposed by relevant authorities.
3. Violation of Building and Zoning Codes: Failure to adhere to building and zoning codes, especially in terms of safety requirements, can result in serious consequences, including closure of the rental operation.

These risks are not only the host's concern; neighbours can also take action, as explained in our guide on how to complain if a neighbour rents their apartment for daily use.

Key Considerations in Co-Living and Shared Housing

While co-living offers an affordable and social way to live, these arrangements come with unique legal and practical considerations:

• Lease Agreements: It is essential to have clear, written rental agreements that specify each tenant's rights and responsibilities to avoid conflicts. This is just as important as for individual lease agreements for students in Turkey.
• Shared Responsibilities: Rent, utilities, maintenance costs, and other expenses should be clearly divided among housemates. Setting up utility contracts alongside the rental agreement helps prevent disputes over bills.
• Privacy and Usage Rules: Agreements should address how common areas are used and outline house rules to ensure harmony among tenants.
• Security Deposits: Understanding how deposits are handled and returned is crucial, especially in shared living environments.
• Dispute Resolution: Mechanisms for resolving conflicts between co-tenants or with landlords should be clearly established.

Understanding these key points can help ensure a smooth and legally sound co-living experience. Foreigners using shared housing for residency purposes should also review their accommodation options for residence permit applications.

Seeking Legal Advice

Given the legal complexities surrounding sub-rental and Airbnb activities in Turkey, it is strongly recommended to seek legal advice from experienced real estate attorneys. They can provide guidance on lease agreement provisions, assist in understanding local regulations, ensure compliance with tax obligations, and help mitigate legal risks. If you let out a furnished unit, our notes on furnished apartment rentals and legal considerations are also worth reviewing.

Conclusion

Engaging in sub-rental or operating an Airbnb in Turkey can be a lucrative venture, but it requires careful consideration of legal requirements and adherence to local regulations. Understanding the need for written consent, compliance with zoning restrictions, tax obligations, and safety regulations is vital for property owners and hosts.

Seeking professional legal advice is crucial to ensure full compliance and minimize the risk of legal complications. At Bayraktar Attorneys, our team of experienced real estate lawyers can provide the necessary guidance and support to navigate the legal landscape surrounding sub-rental and Airbnb activities in Turkey.

For expert legal advice and assistance with sub-rental and Airbnb activities in Turkey, turn to Bayraktar Attorneys. Our team of real estate lawyers specializes in guiding property owners and hosts through the legal complexities of the sharing economy. Contact us today to schedule a consultation and ensure compliance with local regulations while maximizing the potential of your profit.