The legal line sits at 100 days: three months falls inside the tourism rental regime, four months steps outside it. What that changes depends on the contract and the landlord's side.
A 90-day winter stay falls inside the tourism rental law, while a four-month stay falls outside it. Under Law No. 7464, a single rental of 100 days or less is a tourism rental, and a rental of more than 100 days is outside that law. That tourism rental requires a permit; under Article 3/5 of Law No. 7464, the obligation to obtain it falls on the landlord. Under the Turkish Code of Obligations, a fixed-term lease ends automatically at the stated term, and a tenant who leaves early remains liable for a reasonable re-letting period. The legal rules here were checked against the official texts on 7 November 2026.
Why a four-month contract crosses a line that a three-month one does not
Under Article 1/3 of Law No. 7464, a single letting of more than 100 days is outside the scope of the tourism rental law. A three-month contract falls below that line; a four-month one passes it. The law speaks of a single letting, so the threshold applies to each contract by itself.
The Ministry of Culture and Tourism regulation defines tourism rental as letting a home for 100 days or less 'for any purpose'. The test is the length of the stay written into the contract, not why you are in Türkiye. A winter stay for remote work, medical treatment or family is judged by the same threshold.
For the reader, the practical consequence is this: when you compare a three-month and a four-month offer, you are comparing two different legal regimes. The shorter one sits inside the tourism rental system where a permit is required; the longer one sits outside it. Before you choose, check which side of the line the contract you are being offered falls on.
Whose problem is the permit — yours or the landlord's?
The permit is the landlord's problem, not yours. Article 3/5 of Law No. 7464 puts the obligation to obtain a tourism rental permit on the landlord. If someone other than the landlord runs the letting, it may only be done through a group A travel agency. For a letting of 100 days or less, that means only the landlord or a group A travel agency may lawfully run the letting.
Renting without a permit carries an administrative fine. Article 4/1-a sets it at 100,000 Turkish lira for each property, and the landlord is given 15 days to obtain the permit. The fine is the owner's risk, not yours.
Before you pay, ask who the landlord is and, if the stay is 100 days or less, who holds the permit. If the person you are dealing with is neither the landlord nor a group A travel agency, the arrangement is outside what the law permits, and that is a signal to ask more questions before signing.
Does the landlord risk a fine for letting the same home repeatedly?
Even a landlord who always signs contracts longer than 100 days can still be fined if the same home is let repeatedly. Article 4/1-g of Law No. 7464 imposes a fine of 1,000,000 Turkish lira on anyone who lets the same home more than four times within a year of the first contract, even if every contract is over 100 days.
The trigger is the number of lettings in a year, not the length of any single contract. Letting the same flat to a fifth tenant within twelve months of the first contract would cross the line, even if each contract was over 100 days.
The fine falls on the person who lets the home, not on the tenant.
What do long-term rents in Alanya look like?
According to a real-estate agency, furnished one- and two-bedroom flats on long lets in Alanya were about 450–750 euros a month as of 27 October 2026. This is a range for furnished flats, not a single market price.
By the same agency's account, as of 24 October 2026, a listing portal's average asking rent in Alanya was about 24,650 lira a month. That figure is a market-wide average across all listed flats, so it is not directly comparable to a range for a specific flat type.
One news outlet reports that an annual 2+1 flat in Alanya cost 14,000–22,000 lira a month as of 26 June 2026, and that the coastal market fluctuates noticeably with the tourist season. The three figures describe different products: furnished long-term flats, the market-wide average asking rent, and an annual 2+1. A four-month winter let sits between a short tourist let and a full annual contract, so before you compare numbers, check which type of contract each figure describes.
The three questions to settle before signing
In tourist districts of Antalya, one news outlet reports, as of 2 August 2026, that tenants are advised to clarify three things in advance before committing to a winter rental. The first is the rental period: how many days the contract actually covers. The second is any demand to pay a year upfront; you need to know in advance whether a year's payment upfront is demanded. The third is the eviction conditions for the summer season: in a tourist area, the owner may plan to reclaim the property when the high season begins, and the contract should say what happens then.
These answers should be obtained from the landlord or the agent, ideally in writing, before you pay or move in; the advice was reported in August 2026.
What happens when the agreed term runs out
Under Article 3/9 of Law No. 7464, a tourism rental contract between the permit holder and the user ends at the end of the term stated in the contract. The contract ends on the day it says it ends.
Under Article 327 of the Turkish Code of Obligations, a lease with an explicit or implicit term ends automatically when the term expires. If the parties continue the rental relationship without an explicit agreement, the fixed-term lease turns into an indefinite lease.
If you must leave before the four months are up
If you sign a four-month fixed-term lease and then leave early, Article 325 of the Turkish Code of Obligations does not simply release you. You remain liable under the lease for a reasonable period, the time the landlord would reasonably need to re-let the home on similar conditions. The law does not fix that period in months; it depends on the market, the property, and how quickly a comparable tenant can be found.
There is one way the liability can end earlier: if you find a replacement tenant who is solvent and willing to take over the lease, and whom the landlord can reasonably be expected to accept, your obligations under the lease stop at that point. The standard is the landlord's reasonable acceptance, not your own convenience. Since the law sets no fixed period, a tenant planning to leave early should check their exposure with a lawyer before leaving.