threshold of tourist rental
up to and including a hundred days, a licence is needed and, in an ordinary apartment block, unanimous owner consent
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 2026-08-17·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 md. 1–4; Yönetmelik md. 9/2-a; 5326 md. 17/7 | The hundred-day rule Letting a home under a single contract for a hundred days or less counts as tourist rental and requires a permit (izin belgesi) from the Ministry of Culture and Tourism, obtained before the contract is signed. The permit number must appear legibly in every listing and advertisement for the property. Fines for letting without a permit escalate: 100,000 lira per property plus 15 days to obtain a permit, then 500,000 lira and another 15 days, and 1,000,000 lira if the letting continues. A separate 1,000,000-lira fine applies to anyone who lets the same property more than four times within a year of the first contract even though each contract was for more than a hundred days. These are the amounts in the text of the law: administrative fines rise every 1 January by the official revaluation rate (yeniden değerleme oranı), so the amounts in force are higher. Checked 2026-09-28 |
|---|---|
| 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 |
| 5490 sayılı Kanun md. 49–50; YUKK Uyg. Yön. md. 22 | Address registration If the residence permit is issued in Türkiye, the address must be registered within 20 working days of receiving the permit document. Without registration the permit cannot be renewed, and children are enrolled in kindergarten and school according to the address in the NVİ database. The address is confirmed with a supplier contract or a bill for electricity, water, gas, a landline or home internet. A notarised lease is required not by NVİ but by the migration authority (Göç İdaresi), for the residence permit application. Checked 2026-09-28 |
| 32 sayılı Karar; Tebliğ 2008-32/34 md. 8/1–3 | Contract currency Between residents of Türkiye, the price and other payments under sale and lease contracts for property in Türkiye may not be set in foreign currency or indexed to it. The exception is a contract in which the buyer or tenant is not a Turkish citizen: there, foreign currency is permitted. If only the seller or landlord lacks Turkish citizenship, the price must be in lira. Once the buyer or tenant acquires Turkish citizenship, the exemption no longer covers them. Checked 2026-09-28 |
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: the contract ends in spring, and the new address must then be reported within 20 working days
- 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 is proof of address, not grounds: the grounds are listed in Article 31 of Law No. 6458 and renting is not among them; a notarised lease covers just one item on the document list: proof of where you will live.
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. |
|---|---|
| 2026-06-04 | Law no. 7582: twenty years free of tax on foreign income For people who became Turkish tax residents from 1 January 2026 after three years without residence. Published in the Official Gazette on 4 June 2026; procedure set by General Communiqué No. 333 of 4 July 2026. |
| 2025-10-10 | Permit number replaces the copy in listings An amendment to the regulation under Law 7464 (Official Gazette of 10 October 2025, No. 33043, in force on publication): every listing and advertisement for a home with a tourist-letting permit must now show the izin belgesi number legibly, instead of a copy of the permit. The duty lies with the permit holder; this rule does not address platforms. |
Nearby pages
Konyaaltı · In preparationMuratpaşa · In preparationAlanya · In preparationAntalya · In preparation