threshold of tourist rental
below it a licence and unanimous owner consent are required
Segments
Wintering rental, three to six months
Here the contract length decides everything, not the price. Ninety days fall under the tourist-rental law and require a licence; a hundred and twenty days do not. The difference between “three months” and “four” is the difference between an illegal let and a lawful one.
Checked 2026-08-16·Where we look: 6
safe contract term
four months take the deal out of the tourist regime
low season on the coast
Law that applies to this segment
| Kanun no. 7464 | The hundred-day rule Letting for a hundred days or less counts as tourist accommodation and requires an izin belgesi from the Ministry of Culture and Tourism. Since 1 April 2026 platforms must display the permit number in the listing. Four or more lets of one property in a year without a permit carries fines up to 1,000,000 lira. Checked 2026-08-17 |
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| TBK md. 342 | Security deposit The deposit may not exceed three monthly payments. It is paid to an account or handed over against a receipt; cash without a document does not count as paid, and cannot be recovered later. Checked 2026-08-17 |
| NVİ | Address registration Address registration conditions both residence permit renewal and a place in a state school. It requires a notarised lease, not a hand-signed one. Checked 2026-08-17 |
| 32 sayılı Karar | Contract currency Between residents of Türkiye, pricing and rent in foreign currency are prohibited. Where one party is not a Turkish citizen, a foreign-currency contract is permitted. Acquiring Turkish citizenship removes that exemption — the rule reverses for the same person. Checked 2026-08-17 |
What to check here specifically
- The term in the contract: ninety days and a hundred and twenty are two different legal regimes
- The heating type. Resort buildings were built for summer and are cold in winter
- Whether the complex is inhabited in winter: a closed pool, a switched-off lift and an empty stairwell are normal
- Whether the host holds an izin belgesi if the term is under a hundred days
- Damp and mould on the north side — check the corners and behind the furniture
- Who pays for electricity when heating is by air conditioner
Common mistakes and schemes
- A contract for exactly three months. That is tourist letting: without a licence it is unlawful, and it is the owner who bears the risk
- Paying the whole term up front in cash with no document
- Expecting the seaside to be warm in winter. Damp and wind make +14 °C colder than it sounds
Who this suits and who it does not
+
- those coming for one season without applying for a permit
- retirees from countries with a social security agreement
−
- anyone needing address registration: a short contract does not provide it
- anyone planning to extend year after year — an annual contract is cheaper
13turk · service desk
Next comes a conversation
We publish no properties. Options are assembled around your dates, budget and citizenship — and discussed in person.
Questions
Why is four months cheaper to rent than three?
A contract longer than a hundred days stops being tourist letting: the owner needs no licence and risks no fine, and accepts a lower rate.
Will a winter contract get me a residence permit?
No. A lease plus a bank balance no longer qualifies as grounds, and a short term does not give address registration.
What changed
| 2026-08-17 | Alanya: reports of reopening not confirmed Agency publications claim Alanya’s neighbourhoods reopened on 4 June 2026. No act appears in the Official Gazette and the Göç İdaresi file is dated 31 August 2022. Until confirmed, we treat them as closed. |
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| 2026-06-04 | Law no. 7582: twenty years free of tax on foreign income For new tax residents, foreign pensioners included. Published in the Official Gazette on 4 June 2026. |
| 2026-04-01 | Licence number became mandatory in listings Short-term rental platforms must display the izin belgesi number. Letting without a licence carries fines up to 1,000,000 lira on repeat, payable by the owner. |
Nearby pages
Konyaaltı · In preparationMuratpaşa · In preparationAlanya · In preparationAntalya · In preparation