How to Earn Rental Income From Property in Turkey

From 2017, a law in Turkey effectively prohibited private individuals from renting out apartments on a short-term basis. This law practically deprived foreigners who had bought Turkish property of one way to earn money. On January 1, 2024, it was replaced by Law No. 7464: private owners can now also rent out homes short-term, but only with a permit from the Ministry of Culture and Tourism. In any case, a home in Turkey can generate legal income. Read on to find out how to do this in line with current legislation.

Contents:

• Renting out property in Turkey: conditions
• Renting out property as a foreigner: options
• Long-term rentals in Turkey
• Which rental format will not work for whom
• Frequently asked questions
• We will help you earn from renting out apartments in Turkey

Renting out property in Turkey: conditions

Changes to Turkish legislation on rental property were introduced in 2017. They were quite serious and affected the interests of many foreign homeowners. Under the new law, private individuals were prohibited from renting out apartments to tourists on a short-term basis. Only legal entities with the appropriate license had this right, provided they met the following conditions:

• They manage a building or part of a building that is rented out in full. They must provide at least 30 beds, not counting sofas and folding beds. This condition means that a company seeking a license must have an aparthotel at its disposal, not a set of individual apartments.
• The building must have hotel infrastructure: a fire escape, security, video surveillance and so on.
• The organization must register with the police and register its guests. The operator must pass information about guests to the police every day, including about infants.

Violations of the ban were punishable. Those who rented out homes illegally were fined TRY 10,000. If the fine is not paid, the offender may be deported. A repeat violation carries an even larger fine and the sealing of the property. If the owner breaks the law a third time, criminal liability and imprisonment follow.

It is important to understand that if a violation is discovered, the fine is issued not to the intermediary who rented out the apartment, but directly to the owner, who may in fact not know that the apartment is being rented out illegally. This does not protect the owner from liability.

If a company has a license but fails to register guests with the police in time, it faces a fine of TRY 5,000 for each unregistered guest. If such or other violations occur systematically, the company may lose its license.

What has changed since 2024: Law No. 7464

Since January 1, 2024, short-term home rentals have been regulated by Law No. 7464. The main rules are:

• Scope. The law applies when a home is rented to tourists for 100 days or less under a single contract. Rentals of more than 100 days are not covered and are arranged as a standard lease.
• Permit. It is issued by the Ministry of Culture and Tourism and must be obtained before the first contract is signed. Private owners can now rent out short-term too, not only companies with an aparthotel.
• Neighbors' consent. The application must include a unanimous decision of all apartment owners in the building. In a residential complex with several buildings, consent is only needed from the owners in the building where the apartment is located.
• Booking platforms. Since April 1, 2026, the permit number must be shown in every listing.

The fines are revised every January. Intermediaries who rent out apartments without a permit are fined separately. Euro amounts are converted at the Central Bank of Turkey exchange rate on October 6, 2026: €1 = TRY 55.19.

Why is a license needed to run a rental business?

The whole system looks rather strict and complicated, especially for Turkish authorities, who make every effort to attract buyers from other countries. While the country is becoming more welcoming to foreign investors, a law is passed that severely restricts the interests of those very investors. The reason is easy to understand in today's world: the fight against terrorism. Turkish officials believe that criminals could easily hide in apartments rented from private owners. The system described by the law rules this out. In other words, the new law is aimed at maintaining internal security. It will also help large investors, who can invest in hotels and aparthotels and earn a legal and substantial profit without competition from private landlords.

Renting out property as a foreigner: options

The new law does not mean that foreign buyers who bought Turkish property long ago or plan to buy a home in a completed project will be unable to earn money from it. In the current situation, there are at least two legal ways to earn from a home: renting it out long-term or using a guaranteed rental scheme. Since 2024, a third has been added: short-term rentals with a ministry permit. Let's look at the options in more detail.

Long-term rentals in Turkey

Under the new law, long-term rentals remain available to private landlords. This means they can legally rent out their homes for a period of one year or more. Law No. 7464 does not require a permit for this if the apartment is rented out for more than 100 days under a single contract. This rule applies to both apartments and villas. However, there are still a number of requirements to meet:

• The lease must be certified by a notary.
• Tenants must be registered at the property's address with the civil registry office of the Ministry of Interior (Nüfus Müdürlüğü). This is a free and quick procedure.

Any foreign owner can meet these requirements. However, questions arise on the tenant's side. For example, to register a tenant who is not a Turkish citizen, a foreigner identification number is required. It is held by those who have lived in the country on a residence permit for more than six months. This means a foreign owner will not be able to rent out their home long-term to just any tourist. We explain whether a foreigner can rent out property and what documents are needed in a separate article.

How much can you earn from long-term rentals?

Long-term rentals can bring a decent income. The amount depends on the characteristics of the property:

• the location of the residential complex;
• the quality of the home;
• the level of demand in the area, and so on.

In Alanya, one of the developed resort towns with high demand for rental housing, a quality one-bedroom (1+1) apartment can be bought from €53,000 (this is what an apartment of about 50 m² costs at the average price per square meter in Alanya, according to Endeksa for July 2026). The developer Yekta Homes, for example, has many offers in the budget, business-class and luxury segments. Prices in Yekta Homes complexes start at €103,000. Even a modestly priced option means living in a modern residential complex with pools and barbecue areas, in a neighborhood with well-developed infrastructure, not far from the sea.

Such a home will be in demand. Judging by 2026 listings, it can be rented out for TRY 15,000–25,000 (about €270–€450) a month, or about €3,260–€5,440 a year, which is about 6–10% of the price of a €53,000 apartment (or 3–5% if calculated from the entry price in Yekta Homes complexes, €103,000). From this amount, you need to deduct the costs of buying the property, property tax, income tax, management company fees, repairs and so on. We cover all property maintenance costs in detail in a separate article. As a rule, the "net" income is about 3% a year. But a lot depends on the property manager. If you choose a reliable partner such as Yekta Homes, you can significantly increase your profit from long-term rentals.

Tax on rental income in Turkey

Individuals' income in Turkey is subject to tax. Since an owner earns income from renting out property, they must pay tax on it, calculated in the same way as any other income tax:

Income tax calculation in Turkey

These rates apply for 2026. The first TRY 58,000 (about €1,051) a year of income from renting out a home is tax-free. Expenses can be deducted either as actually incurred or as a flat 15% of the rent. The tax return is filed by March 31 of the following year.

Example: an apartment is rented out for TRY 20,000 a month, or TRY 240,000 a year. After the tax-free TRY 58,000, TRY 182,000 remains, and after the flat 15% deduction, TRY 154,700. Tax at 15% is TRY 23,205, about €420 a year. Eligibility for the exemption depends on your other income in Turkey, so it is best to check the calculation with a Turkish accountant (mali müşavir).

Some owners agree with tenants to be paid in cash and do not pay tax on this income. If you choose this path, remember that tax payments in Turkey are monitored quite closely, so sooner or later the deception will come to light and lead to negative consequences.

So for those who already own an apartment in Turkey, long-term rental is a legal way to earn from it. If a purchase is still at the planning stage, another way of generating income from property can also be considered.

"Before buying for short-term rentals, we advise asking the developer or the management company whether the owners in the building have given their consent. In a new building where apartments are still being sold, it is easier to reach agreement than in one that is already occupied. If there is no consent, the apartment is rented out long-term: this is less stressful and requires no permit," says a sales manager at Yekta Homes.

Which rental format will not work for whom

• Short-term rentals, if not all owners in the building agree. Without their consent, no permit will be issued, and the fine for renting without a permit in 2026 starts at TRY 180,617.
• Short-term rentals, for those not ready to deal with guests. Cleaning, check-ins and guest registration require a local management company, and its fees reduce income.
• Long-term rentals, for those who want to stay in the apartment themselves in summer. A one-year lease does not allow you to use the apartment during the season.

All three limitations are visible before buying. The rental format is usually chosen in advance, and the building and neighborhood are selected to match it.

Frequently asked questions

Can a foreigner rent out an apartment in Turkey short-term?

Yes, since 2024, with a permit from the Ministry of Culture and Tourism and the consent of all apartment owners in the building.

Is a permit needed for long-term rentals?

No, if the apartment is rented out for more than 100 days under a single contract.

What tax is paid on rental income?

From 15% to 40% on the 2026 scale. The first TRY 58,000 a year of income from renting out a home is tax-free.

What is the fine for short-term renting without a permit?

In 2026, TRY 180,617 per apartment for the first violation, and more for repeat violations.

We will help you earn from renting out apartments in Turkey

If your goal is to buy property in Turkey and earn the maximum profit from it, we are ready to help. We offer quality, liquid properties in completed and under-construction residential complexes in Alanya, one of the most popular places on the Mediterranean coast. Our specialists will find the best option for your goals and provide full support throughout the purchase. We also offer management company services and are ready to take care of everything related to renting out your property. We have collected the main reasons to invest in Turkish property in a separate article. Get in touch, we will be happy to help. Leave a request on our website or call us at +90 533 782 0000.