Not long ago many people bought in Alanya with a simple plan: let it to holidaymakers in summer, live there in winter. Since 1 January 2024 the rules have changed. Short-term letting now requires a licence from the Ministry of Culture and Tourism, and in 2026 fines reach TRY 1.8 million per property.
At a glance
- What is regulated: letting a home to tourists for up to 100 days at a time (Law No. 7464).
- What you need: a "Turizm Amaçlı Konut İzin Belgesi" licence from the Ministry of Culture and Tourism, applied for via e-Devlet.
- The key condition in apartment buildings: notarised consent from every flat owner.
- Who can let: the owner, or an A-group licensed travel agency. Estate agents without that licence may not act as intermediaries.
- 2026 fines: TRY 180,617 to TRY 1,806,177 per property.
- Tax: income is treated as business income and requires tax registration.
What counts as a holiday let
Law No. 7464 on renting residences for tourism came into force on 1 January 2024. It covers letting any flat, villa or house to tourists for up to 100 days at a time — nightly, weekly or for a summer month.
Lets of more than 100 days are ordinary long-term tenancies and need no licence. The law also closes a loophole: letting the same property on 100-day-plus contracts more than four times a year is itself an offence.
Who can apply
Any owner — Turkish or foreign — can apply. Foreign owners need:
- a passport copy;
- a foreigner ID number (from a residence permit) or a Turkish tax number.
Companies apply with their tax number, registry details and the signatory's documents. Someone acting on the owner's behalf needs a notarised power of attorney.
Conditions for a licence
1. Proof of ownership
A current title deed record, registered as residential. If the title does not yet have condominium status, a building permit document is required.
2. Every neighbour must agree
This is the biggest hurdle. In an apartment building or complex, you need a unanimous decision by all flat owners, notarised. A single objecting neighbour means no licence.
In Alanya's large complexes this is very hard to obtain, and many complexes ban short-term lets in their rules. Licences are easiest for detached villas, private houses and flats in small buildings where all owners are willing to agree.
3. Co-owned property
All co-owners must give written consent and declarations.
4. More than five units
An owner letting more than five units in one building also needs a municipal business licence.
How to apply
- Log in to e-Devlet and open the Ministry of Culture and Tourism service "Turizm Amaçlı Kiralanan Konut İzni". Paper applications are not accepted.
- Upload your documents: passport, title deed, the neighbours' notarised consent and any power of attorney.
- Wait for the ministry's decision.
- Once licensed, display the official plaque at the entrance.
Start in winter — collecting neighbours' consent can take months.
Your obligations once licensed
- A contract with every guest.
- Guest registration with the police under the Identity Notification Law (No. 1774); the licence holder is responsible.
- The plaque at the entrance — missing it means a fine.
- Tourism contribution under Law No. 7183, with proof of payment kept on file.
- Notify a sale to the ministry within 30 days of a change of ownership.
- Honest advertising — photos and descriptions must match reality, and the property must be provided for the agreed period.
Who can act as an intermediary
Homes may be let to tourists either by the owner or by an A-group licensed travel agency. Estate agents and management companies without that licence may not broker holiday lets — each such contract carries a fine.
Online platforms must remove listings for unlicensed properties within 24 hours of a ministry warning or face fines themselves.
Fines in 2026
Fines are indexed every year. The 2026 amounts:
| Offence | 2026 fine, TRY |
|---|---|
| Letting without a licence — first detection | 180,617 per property (+15 days to obtain a licence) |
| Continuing after 15 days | 903,088 per property (+15 more days) |
| Continuing despite sanctions | 1,806,177 per property |
| Brokering an unlicensed let | 180,617 per contract |
Licence holders also face fines for a missing plaque, misleading advertising, failing to provide the property or refund guests — all indexed for 2026.
Enforcement is real: according to the Turkish press, the number of short-term rental listings in Turkey fell from around 24,000 to 6,300 after licensing was introduced — a drop of almost three quarters.
Tax on holiday lets
Holiday-let income is taxed differently from ordinary rent:
- it is business income (ticari kazanç), not rental income;
- you must register as a taxpayer and keep accounts of income and expenses;
- there is no TRY 58,000 allowance and no flat 15% expense deduction as with long-term lets;
- people without other social insurance must register with Bağ-Kur and pay contributions;
- platforms may withhold 20% tax at source, which is credited in your annual return;
- for VAT, ask an accountant — the rate depends on how the service is provided and recent changes.
A holiday let is effectively a small business. Speak to a Turkish accountant (mali müşavir) before you start. Long-term rental tax is covered in our article on property taxes in Turkey in 2027.
Holiday or long-term let: which pays more in Alanya?
| Holiday let | Long-term let | |
|---|---|---|
| Licence | required, with every neighbour's consent | not required |
| Income in season | high: in Antalya TRY 10,000–65,000 per night per property | about TRY 26,000 a month for a flat |
| Occupancy | mainly May–October | all year |
| Tax | business income, accounts, Bağ-Kur | TRY 58,000 allowance, flat 15% expenses |
| Management | cleaning, check-ins, guests, reviews | one tenant for a year |
| Risk | fines up to TRY 1.8 million, neighbour disputes | minimal |
Bottom line: holiday letting pays off for a well-located detached villa or house where a licence is realistic and the owner is ready to run it as a business. For a flat in a complex, a long-term let is usually the safer choice — yielding around 5% in Alanya, with rents up 26% over the past year.
See average rents in Cost of living in Alanya 2026 and yields by district in Alanya property prices 2026.
Buying to let as a holiday rental
- Choose a detached villa or house. No neighbours' consent needed, and guests value privacy and a pool. Good areas include Bektaş, Tepe, Kargıcak and Kestel.
- In a complex, check the rules first. Ask the management whether short-term lets are allowed and whether any units already hold licences.
- Think about your residence permit. If your permit is based on the property, you are expected to live in it; letting it continuously could cause problems at renewal. See types of residence permit in Turkey.
- Run honest numbers — tax, seasonal occupancy, cleaning, management and empty winters.
We find properties for a specific goal, including letting, and check complex rules and legal restrictions in advance. See Property search and purchase support and our property catalogue.
FAQ: holiday lets in Turkey
Can I let my apartment in Turkey short-term? Yes, but only with a licence from the Ministry of Culture and Tourism (Turizm Amaçlı Konut İzin Belgesi), required for any let to tourists of up to 100 days at a time.
Can a foreigner get a holiday-let licence? Yes. A foreign owner applies via e-Devlet with a passport copy and a foreigner ID or tax number.
Do I need my neighbours' consent? Yes. In an apartment building you need notarised, unanimous consent from all flat owners. Without it, no licence is issued.
What is the fine for letting without a licence in 2026? TRY 180,617 per property on first detection, TRY 903,088 if letting continues after 15 days, and TRY 1,806,177 for further violations.
Can an estate agent manage my holiday let? Only if it holds an A-group travel agency licence. Other agencies may not broker holiday lets.
How are holiday lets taxed? As business income: you need to register as a taxpayer, keep accounts and file a return. There is no allowance or flat expense deduction as with long-term lets.
Which pays more in Alanya — holiday or long-term letting? Holiday letting pays for detached villas where a licence is realistic. For flats in complexes, long-term letting is usually safer: around 5% a year with no licence or fine risk.
Sources: Law No. 7464 and its regulation (Mevzuat.gov.tr, MuhasebeTR summary); 2026 fine amounts — Hamle Gazetesi citing the Muğla Chamber of Commerce (22.06.2026); taxation — Av. Dr. Fatih Aras (updated 25.04.2026); listings and prices — Gazete Oksijen (06.08.2026); Alanya rents — Emlakjet, October 2026. General information, not legal or tax advice.
