Short-term rental of residential property across Turkey, and particularly in the Antalya and Alanya region where tourism activity and foreign property ownership are most intense, has been placed under a fundamental legal framework by Law No. 7464 on the Rental of Residences for Tourism Purposes and Amending Certain Laws, which entered into force on 1 January 2024. Commonly known as the “Airbnb Law”, this regulation makes it a mandatory legal requirement to obtain a Tourism-Purpose Rental Permit from the Ministry of Culture and Tourism in order to rent a residence to Turkish or foreign persons for 100 days or less at a time.
For owners of flats and villas operating in central Alanya and in areas such as Mahmutlar, Oba, Tosmur, Kestel, Kargıcak, Konaklı, Avsallar, Bektaş and Tepe, the permit process is directly linked to condominium consents, technical safety equipment, e-Devlet application procedures and high administrative fines. This comprehensive legal guide examines in detail the application requirements for an Alanya tourism-purpose rental permit, the specific criteria for each type of residence (detached villa, apartment flat, residence complex), the current 2026 administrative fines and the problems encountered in practice.
1. What Is a Tourism-Purpose Rental Permit and Who Needs One?
Under Law No. 7464, making a residence available to natural or legal persons for any purpose (holiday, rest, business travel, health, education, etc.) for 100 days or less in return for payment is deemed a tourism-purpose rental. The platform through which the rental is made (Airbnb, Booking, local real estate agencies, etc.) is irrelevant; if the rental period is 100 days or less, a permit is mandatory.
By contrast, rentals of 101 days or more fall outside the scope of Law No. 7464. Such rentals are governed by the general residential lease provisions of the Turkish Code of Obligations No. 6098 (TBK), and the principles we have previously discussed regarding rent increases and rent determination actions and landlord protection and tenant eviction apply.
Who Is Entitled to Apply:
- Property Owners: Natural or legal persons holding ownership of the residence.
- Holders of Limited Real Rights: Persons in whose name a usufruct right or a right of superficies is registered in the land register (tapu).
- Authorised Businesses: Group (A) travel agencies or management companies acting under a contract concluded with the owner or the holder of the real right.
- Position of Tenants: It is strictly prohibited by law for persons living in the residence as long-term tenants to obtain a tourism-purpose rental permit in their own name or to sublet the residence to third parties on a short-term basis.
Applications are made only through the e-Devlet gateway to the Ministry of Culture and Tourism system; applications submitted by hand or by post are rejected outright by the administration.
2. Documents to Prepare Before Applying (General Documents)
The main documents that must be uploaded to the system as scanned PDF files in the permit application made via e-Devlet are as follows:
A) Identity and Authority-to-Represent Documents
- Natural Persons: For Turkish citizens, a copy of the Turkish identity card; for foreign property owners, a copy of the passport together with the foreign identity number or tax identification number obtained in Turkey. A declaration of signature from natural persons who do not have a signature circular.
- Legal Persons: Tax identification number, trade registry gazette / MERSİS number and notarised signature circulars of the company’s authorised signatories.
B) Title Deed and Ownership Information
- A current title deed (tapu) record clearly showing condominium ownership (kat mülkiyeti) or construction servitude (kat irtifakı) on the property.
- Where required, a building occupancy permit (iskân) or building registration certificate approved by the municipality.
C) Documents Required in Case of Co-Ownership
- Shared Ownership (Joint Title): Written consent of the majority of shares and co-owners and a joint declaration designating the representative who will conduct the application.
- Joint Ownership (Undistributed Inheritance): Full consent of all heirs/co-owners and a decision appointing a common representative by unanimity.
D) Notarised Power of Attorney and UETS Registration
- If the application is conducted on behalf of the owner by proxy, a copy of a notarised power of attorney with specific authority.
- A UETS (National Electronic Notification System) address belonging to the owner or the authorised business, so that administrative notifications can be served with legal effect.
- If permits are requested for more than 5 residences in a building or complex in the name of the same person or business, a business opening and operating licence to be obtained from the relevant municipality.
3. Permit Requirements in Alanya by Type of Residence
Alanya’s architectural and tourism fabric includes a wide variety of property types, from detached luxury villas in Bektaş and Tepe to multi-storey complexes and high-quality residences in Mahmutlar and Oba. Law No. 7464 sets out different permit conditions depending on the architectural character of the residence:
A) Detached Houses and Villas (Alanya Tepe, Bektaş, Kargıcak, Konaklı)
For villas built independently on a separate plot, the process is much faster and smoother than for apartment flats:
- No Neighbour Consent Required: Since there is only one independent unit on the plot, no consent is required from neighbours or owners of surrounding plots.
- Residential Status in the Title Deed: The nature of the property in the land register must be recorded as a dwelling/residence.
- Safety Equipment: A fire extinguisher, smoke detector, first-aid kit and escape plan must be in place.
- Number Limit: There is no restriction on the number of detached residences in the name of the same owner; however, once the number exceeds 5, the requirement for a municipal business licence applies.
B) Apartment Flats and Standard Complexes (Mahmutlar, Oba, Tosmur, Kestel)
The most challenging stage of obtaining a permit for an apartment flat is the unanimity rule established in line with the Condominium Law No. 634 (KMK):
- Unanimity Requirement (The Most Critical Stage): All owners of independent units in the building must unanimously consent to tourism-purpose rental, before a notary or by a notarised resolution. If even a single unit owner votes against, the permit will not be issued.
- Block Rule in Multi-Block Complexes: In complexes consisting of more than one block, unanimity of the owners in the relevant block in which the flat to be rented is located is considered sufficient; the consent of the other blocks is not required.
- 25% Quota: The number of permits issued in the name of the same person in the same building cannot exceed 25% of the total number of residences in the building (for example, in a block of 20 flats, the same person can obtain a permit for at most 5 flats).
- Business Licence: For permits exceeding 5 flats, a business opening and operating licence must be obtained from the municipality.
C) Residences (High-Quality Housing)
The legislature has granted an important exception for the hotel-concept luxury complexes (residences) built in Alanya in recent years:
- Authority Under the Management Plan: If the management plan registered in the land register contains an express provision permitting short-term or tourism-purpose rental, the unanimity of unit owners is not required.
- Hotel-Type Features: Common services such as reception, security, daily cleaning, technical service, a gym and an outdoor/indoor pool must actually be provided.
- Requirement After 1 January 2024: Residences whose management plan was drawn up after 1.1.2024 must strictly comply with the technical criteria in the definition of high-quality housing in the Planned Areas Zoning Regulation.
4. Step-by-Step e-Devlet Application Stages
The application for a tourism-purpose residence permit is completed via the e-Devlet gateway in the following steps:
- Log In: Log in to turkiye.gov.tr with identity verification.
- Select the Service: Type “Turizm Amaçlı Konut İzin Belgesi Başvurusu” (Tourism-Purpose Residence Permit Application) into the search bar to open the Ministry of Culture and Tourism service screen.
- Property Details: Enter the province, district, neighbourhood, block, plot, independent unit number and UAVT address code of the residence in full.
- Upload Documents: Upload the identity documents, title deed record and notarised consent resolution (and the management plan and power of attorney, if any) to the system as scanned PDF files.
- Confirmation and Tracking: Submit the application with an electronic signature and keep the application tracking number.
- Review and Physical Inspection: The Antalya Provincial Directorate of Culture and Tourism / Alanya Inspection Commission reviews the documents and carries out a physical inspection of the residence.
- Permit and Plaque Fee: If the inspection is positive, the permit fee set by the Ministry and the cost of the embossed brass plaque are paid into the revolving fund account (approximately TRY 20,000 in total for 2026).
- Displaying the Plaque and Listings: The issued plaque is displayed visibly at the entrance door of the residence, and the permit number is shown in all listing texts on online platforms (Airbnb, etc.).
5. Minimum Safety and Quality Standards the Residence Must Meet
During on-site inspections of the residence by Ministry inspectors, the presence of the following minimum physical and technical conditions is checked:
- There must be at least one bedroom, a shared sitting/living area, a kitchen and a bathroom-toilet.
- An uninterrupted supply of hot and cold water, clean and complete textiles (sheets, bed linen, towels) and working kitchen equipment must be provided.
- At least one fire extinguisher with a valid periodic inspection must be kept in the residence.
- Working smoke detectors must be installed in the living room and all bedrooms, excluding the bathroom and toilet.
- An escape sketch/plan showing evacuation routes in emergencies must be posted on the inside of the entrance door.
- Maximum Capacity Rule: With a maximum of 2 persons per bedroom and an additional maximum of 2 persons in the living area, the total accommodation capacity cannot exceed 12 persons (children under 3 are not included in the capacity calculation).
6. Problems Encountered in Practice and Legal Solutions
| Problem Encountered | Legal Explanation and Risk | Solution and Points to Note |
|---|---|---|
| Failure to Achieve Unanimity | An objection from even a single unit owner in the building leads directly to rejection of the application. | All unit owners should be consulted before investing or renting; activity should not begin before notarised written consent is obtained. |
| Exceeding the 25% Quota | The same person cannot obtain permits for more than one quarter of the flats in a building. | Applications in the names of different owners or, where the number exceeds 5, the option of a business opening and operating licence should be considered. |
| Title Deed Classification Mismatch | If the property is recorded in the title deed as “commercial premises”, “office”, “land” or “storage”, no permit is granted. | A title correction process should be carried out before Alanya Municipality and the Land Registry Directorate through a change of classification and an alteration project. |
| Non-Compliance With Residence Requirements | If the management plan has no express permission clause or no hotel-type services, unanimity is required. | The Unit Owners’ Assembly should convene to amend the management plan and have it annotated in the land register. |
| Missing Equipment at Inspection | A missing fire extinguisher, detector or escape plan leads to cancellation of the permit or a fine. | All technical equipment should be checked before the Ministry inspection and any deficiencies remedied immediately. |
| Failure to Report Guest Identities | If guest records are not entered into the KBS (Identity Reporting System), heavy penalties apply under Law No. 1774. | Instant KBS notification should be made for every guest checking in; automation and integrated systems should be used. |
| Tax and Invoicing Violations | Short-term rental income is commercial income; VAT and Accommodation Tax are mandatory. | Invoices should be issued through a sole proprietorship or a company, working with a certified public accountant, and tax obligations should not be neglected. |
7. Current Administrative Sanctions and Fines for 2026
The administrative fines imposed under Law No. 7464 for unauthorised rental activities and for those acting in breach of the legislation have been updated by the revaluation rates. The graduated fines applicable as of 2026 are as follows:
| Type of Violation | 2026 Fine Amount | Application and Legal Procedure |
|---|---|---|
| First Detection (Rental Without a Permit) | TRY 180,617 | A fine is imposed for each residence and 15 days are granted to obtain a permit. |
| Continuing Without a Permit After 15 Days | TRY 903,088 | Applied if the activity is found to continue at the end of the first period, and an additional 15 days are granted. |
| Continuing Activity After the Second Period | TRY 1,806,177 | Applied as the third stage, and the property is sealed by the municipal police/law enforcement. |
| Platforms and Intermediaries Advertising Without a Permit | TRY 180,617 | Applied per listing/contract to platforms that act as intermediaries for listings of residences without a permit. |
Additional Administrative Sanctions: Separate administrative fines are also imposed where the plaque is not displayed at the entrance despite a permit, where listings state a false capacity or features, or where the residence is rented to third parties without the knowledge of the permit holder.
Procedure for Challenging Fines: It is a statutory right to file a reasoned objection against administrative fine reports before the competent Criminal Judgeship of Peace (Sulh Ceza Hâkimliği) within 15 days of service; if the deadline is missed, the fine becomes final.
8. Frequently Asked Questions (FAQ)
Can a tenant obtain an Airbnb permit for the residence they live in?
No. The legislature has granted the right to apply for a permit only to the owner, the holder of a usufruct/superficies right or an authorised business. Subletting by long-term tenants is both a ground for eviction and subject to administrative sanctions.
Is a permit required for rentals of 101 days or more?
No. Rentals of 101 days or longer do not fall within the scope of Law No. 7464 and are governed by the general provisions of the Turkish Code of Obligations.
Can tiny houses, bungalows or prefabricated structures be rented for tourism purposes?
Since mobile structures on wheels/with licence plates are not registered as “residences” under zoning legislation, a residence permit cannot be issued for them under Law No. 7464. Such properties need to obtain a camping or rural tourism facility operating certificate.
Is it mandatory to set up a company for Airbnb activity?
Individual property owners can register as sole-proprietor taxpayers and issue invoices; it is not mandatory to set up a joint-stock or limited company. However, for investors operating more than one residence, incorporation makes tax and accounting processes easier.
How long does the application process take on average in Alanya?
If the documents are complete, the system review and physical inspection are completed in an average of 4 to 8 weeks, depending on the workload of the Antalya Provincial Directorate of Culture and Tourism.
9. Practical Pre-Application Checklist
- [ ] Has it been verified that the independent unit is recorded as a “dwelling/residence” in the title deed?
- [ ] If it is an apartment flat, has a notarised unanimous consent resolution been obtained from all unit owners?
- [ ] If it is a residence, has it been confirmed that the management plan expressly permits short-term rental?
- [ ] Have the fire extinguisher, smoke detectors and emergency escape plan been fully installed in the residence?
- [ ] Has the UETS (National Electronic Notification System) address been activated?
- [ ] Have all identity, title deed and consent documents been scanned as PDFs and archived?
- [ ] Has the e-Devlet application form been fully completed in the system?
- [ ] Have invoicing, VAT and Accommodation Tax processes been planned with a certified public accountant?
Conclusion and Legal Assessment
The tourism-purpose rental regime introduced by Law No. 7464 is equipped with mandatory rules aimed at bringing residences under supervision, preventing unfair competition and protecting neighbours’ rights. Amid the intense property turnover in and around Alanya, it is vital that owners obtain notarised unanimous resolutions in full, meet the minimum technical safety requirements and never make a residence available without a permit.
In particular, to help Turkish and foreign property owners in the Antalya and Alanya region avoid high administrative fines, resolve title deed and condominium disputes and complete e-Devlet application procedures correctly, it is advisable to seek professional legal advice from a lawyer throughout the process.
Legal Notice: This text has been prepared for general information purposes only and does not constitute legal advice. sophoshukuk.com makes no referral, guarantee or promise of outcome. Each case must be assessed on its own particular circumstances; for your specific dispute, please obtain professional advice from a lawyer.