Short-Term Rentals in Türkiye: A Guide to Tourism-Purpose Rentals for Foreign Investors

Is a Tourism-Purpose Rental Permit Mandatory?

Yes.

A Tourism-Purpose Rental Permit must be obtained in order to rent out a residence for tourism purposes for periods of 100 days or less.

Short-term rentals carried out without a permit are subject to administrative sanctions.

Can Foreign Property Owners Obtain a Permit?

Yes.

Foreign nationals who own real estate in Türkiye may also apply for a Tourism-Purpose Rental Permit, provided that they meet the necessary requirements.

The foreign investor is not required to be a Turkish citizen or establish a company with a Turkish partner in Türkiye.

Foreign property owners are generally required to submit a copy of their passport together with a foreign identity number or tax identification number.

What If the Foreign Investor Does Not Have an e-Devlet Account?

Permit applications are submitted through the e-Devlet portal.

However, the absence of an e-Devlet account does not, by itself, prevent a foreign property owner from obtaining a permit.

The application may be submitted by proxy. In this case, a person authorised by the property owner may complete the procedures using the required notarised power of attorney.

Can Detached Villas Be Used for Short-Term Rentals?

Yes.

The legislation provides an important advantage, particularly for detached villas.

While tourism-purpose rentals in standard apartment buildings generally require a unanimous decision from all owners of residential independent units in the building, this unanimity requirement does not apply to detached residences.

In the Ministry’s practice, the definition of a detached residence may include not only entirely separate buildings, but also single-unit residences with no functional connection to another structure and certain adjoining or semi-detached residences with independent external entrances.

This represents an important advantage for foreign investors, particularly those investing in Bodrum and similar villa markets.

What Is the Situation for Villas Within Gated Communities?

The fact that a villa is located within a gated community does not, by itself, prevent it from being used for short-term rentals.

However, the legal structure of each property must be assessed separately. The villa’s title deed status, independent-unit structure, type of entrance, construction documents and the management plan of the community must be reviewed.

For this reason, instead of directly concluding that a villa within a gated community is “suitable for short-term rentals” before purchase, it is more appropriate to examine the property’s legal and technical documents.

What Is the Situation for Apartments?

The process is stricter for standard apartment units.

For a residence located in a building containing more than one independent unit, the application must include a notarised copy of the unanimous decision adopted by the owners of all residential independent units in the building, confirming their approval of the tourism-purpose rental activity.

Investors purchasing an apartment with the intention of using it for short-term rentals should therefore investigate this requirement carefully before completing the purchase.

Short-Term Rentals in Residences

The legislation contains special provisions for the category of “high-quality housing (residence)”.

The unanimity requirement applicable to standard apartment units does not apply to high-quality housing developments that provide security, reception, daily cleaning services and the other qualifications specified by the legislation.

However, the use of the word “Residence” in a project’s commercial name is not sufficient on its own. The property must genuinely meet the legal requirements applicable to high-quality housing.

What Should Be Checked in the Title Deed?

When purchasing real estate for short-term rental purposes, it is important to review the title deed and construction documents in advance.

A residential registration, condominium ownership or construction servitude designated for residential use on the title deed makes the process clearer.

For properties without residential condominium ownership or construction servitude, additional documents proving the residential nature of the property, such as a Building Registration Certificate or Occupancy Permit, may be required.

Legal and technical due diligence is particularly important for properties registered as “land”, “field” or under a similar designation on the title deed, even when a villa has physically been built on the property.