Renting a Turkish apartment by the night is no longer a grey-area side hustle. Since Law No. 7464 took effect on 1 January 2024, every residence let for tourism purposes for under 100 days must carry a government permit, a numbered entrance plaque, and the unanimous blessing of the building's other owners. For owners in Alanya and across Turkey, the rules are strict and the fines are steep — up to 1,000,000 TRY per unit. This guide breaks down what the law actually requires.
What Law 7464 Is — and the 100-Day Rule
Law No. 7464 ("Law on the Rental of Residences for Tourism Purposes") was adopted on 25 October 2023, published in the Official Gazette on 2 November 2023, and came into force on 1 January 2024. It pulls short-term residential lets out of ordinary tenancy law and into the tourism-licensing regime overseen by the Ministry of Culture and Tourism.
The headline trigger is the 100-day rule. Any residence rented for fewer than 100 days at a time falls under the law and needs a Tourism Purpose Rental Permit (Turizm Amaçlı Kiralama İzin Belgesi). A single lease running longer than 100 days is exempt — it is treated as a standard residential tenancy. The threshold is about the length of each contract, not just annual occupancy: letting the same flat in short bursts is exactly what the law targets.
The Tourism Rental Permit
Only the property owner (or holder of a limited real right) can apply — not tenants, not agents, not subletting middlemen. Subletting a short-term rental is expressly prohibited.
Applications are filed exclusively through e-Devlet (e-Government); physical submissions are not accepted. Under Article 6, the Ministry must examine each application within 30 days and issue the permit if the documents are in order.
Documents you need
- Title deed (TAPU) proving ownership
- Identity document / passport and Turkish tax number (corporate owners submit company documents)
- Written consent of the building's owners (see below)
- Management plan and, where required, the e-Mimar architectural plan
- Power of attorney, if a lawyer applies on the owner's behalf
Foreign owners are treated identically to Turkish nationals and can complete the entire process remotely through a Turkish lawyer holding power of attorney — no in-person visit is required. See our guide on What Actually Changed in Alanya Residence Permit Applications? for related residency steps.
Building Consent and the 25% Cap
This is where most applications stall. For a flat inside a multi-unit building, you must obtain the unanimous approval of all the building's owners through the condominium management board. One objecting neighbour can block the permit. Some serviced residences with shared infrastructure operate on a lower threshold (around 80% owner approval), but the default for ordinary apartment blocks is 100%.
There is also a density limit: in buildings of three or more independent units, no more than 25% of the units may be registered as short-term rentals. An owner holding more than five units for this purpose additionally needs a workplace/business licence.
The Entrance Plaque
Under Article 8, the Ministry issues a numbered plaque that must be displayed at the property's entrance. It carries the phrase "Tourism Purpose Residence," the permit date, and the permit holder's contact number. A missing plaque is itself a finable offence.
Fines for Non-Compliance
Enforcement is tiered, and the penalties escalate fast. Operating without a permit draws an initial fine plus a short grace period to regularise; ignoring the warning multiplies the cost.
| Violation | Fine (TRY) | Notes |
|---|---|---|
| Renting with no permit (first detection) | 100,000 | 15 days granted to obtain the permit |
| Continued operation after the first warning | 500,000 | A further 15-day grace period |
| Persistent renting without a permit | 1,000,000 | Top tier; per unit |
| Exceeding the 100-day limit (renting >4 times/year long-term-style) | 1,000,000 | Misuse of the long-let exemption |
| Advertising an unlicensed property | 100,000 – 500,000 | Applies to listings and platforms |
| Failure to report guests to authorities | up to 500,000 | Guest registration duty |
| Missing tourism contribution / Ministry notification | 50,000 each | Documentation lapses |
Fines apply per unit, so an owner running several unlicensed flats faces them several times over. Persistent offenders can also face utility cut-offs and municipal closure orders.
How It Interacts With Airbnb and Booking.com
The permit is not just paperwork the Ministry files away. Major platforms such as Airbnb and Booking.com are required to verify permit numbers, which means an unlicensed listing can be flagged and removed. Owners must also register every guest with the authorities through the police identity-notification system (Kimlik Bildirim / e-GUEST). Listing first and licensing later is no longer viable.
The 2025–2026 Tax Shift
Tax treatment moved separately from the permit rules and is worth watching. In January 2025, the Revenue Administration (general letter no. 7877) began automatically taxing short-term rental income as commercial business income, which carried 20% VAT and accountant obligations. In December 2025, the Council of State (Danıştay) suspended that practice: renting a furnished flat by the day without hotel-style services is now classified as ordinary rental income, with no VAT and progressive income tax (roughly 15–25% effective, after a 15% lump-sum expense deduction).
Crucially, the ruling does not touch the permit obligation. The Tourism Purpose Rental Permit, the plaque, and the consent rules all remain mandatory regardless of how the income is taxed. For the broader cost picture, see Property Tax in Turkey for Foreigners: Complete 2026 Guide.
Practical Takeaways for Owners
- Secure building owner consent first — it is the most common blocker.
- Apply through e-Devlet before you advertise; expect up to 30 days.
- Display the plaque and register guests from day one.
- Budget for the 25% per-building cap if you hold multiple units.
- Track tax separately: the 2025 Danıştay ruling changed the bill, not the licence.
The regime rewards owners who formalise early and punishes those who treat short-term letting as informal. If you are buying with rental income in mind, factor licensing into the plan from the outset — our overview of How to Buy Property in Alanya as a Foreigner: Complete 2026 Guide covers the wider purchase process.
