The short-term rental sector has experienced unprecedented growth in recent years, driven by several interrelated developments. The widespread use of digital accommodation platforms, changing travel habits favoring flexible and cost-effective lodging, and the growing appeal of short-term stays as an alternative to traditional hotels have significantly expanded this market. As a result, short-term rentals have evolved into a distinct and influential subsector within the broader tourism economy, creating both economic opportunities and regulatory challenges.

Recent Regulatory Developments

In response to this rapid expansion, Türkiye introduced a comprehensive legal framework to regulate tourism-purpose residential leasing. The “Law No. 7464 on the Tourism Purpose Lease of Residences and Amendments to Certain Laws” was published in the Official Gazette with number 32357 on November 2, 2023. Following this development, on December 28, 2023, the “Regulation on the Lease of Residences for Tourism Purposes” was also published in the Official Gazette.

To fall under the scope of the new regulations, residences must be leased for less than 100 days. Therefore, rentals exceeding 100 days in a single transaction are not subject to these regulations. The provisions of the new legislation came into effect on January 1, 2024. As of this date, individuals engaged in tourism purpose leasing activities are required to apply to the Ministry of Tourism for a permit within one month from January 1, 2024. Applications can only be made through the e-Government system, and physical applications are not accepted.

Tourism in Turkey and the Rise of Short-Term Rentals

Türkiye is one of the world’s leading tourism destinations, distinguished by its rich historical heritage, cultural diversity, and exceptional natural landscapes. The country has developed a high-capacity tourism infrastructure capable of competing internationally across a wide range of tourism types, including health tourism, congress tourism, gastronomy, winter sports, golf, and cultural tourism.

The competitiveness of Türkiye’s tourism sector depends on its ability to continuously enhance visitor attractiveness, provide innovative and high-quality services, increase its share of global and domestic tourism markets, and ensure the sustainable use of tourism-related resources. Tourism is also a vital employment generator and one of the sectors least affected by technological displacement, making it a key contributor to economic stability and foreign currency inflows.

In recent years, both globally and in Türkiye, alternative accommodation models have gained prominence. Short-term rentals of secondary residences have increasingly been preferred by travelers seeking flexibility and local experiences. This trend created a regulatory gap, prompting the Ministry of Culture and Tourism – tasked with shaping and implementing national tourism policy – to establish a structured legal framework governing tourism-purpose residential leasing.

Objectives of Law No. 7464

Against this backdrop, Law No. 7464 aims to bring tourism-purpose residential leasing within a transparent, controlled, and enforceable legal structure. The primary objectives of the Law include documenting residences leased for tourism purposes, ensuring that income derived from such activities is properly recorded, and preventing unregistered or informal earnings.

Another core objective is to enhance public safety by requiring the regular reporting of individuals staying in tourism-purpose residences to law enforcement authorities in accordance with the Identity Notification Law No. 1774. This measure is intended to prevent criminal activities and support public order. The Law also seeks to establish a fair competitive environment within the tourism sector by subjecting short-term rentals to regulatory oversight comparable to that imposed on traditional accommodation facilities.

Definition of Tourism-Purpose Residential Leasing

Tourism-purpose residential leasing is defined as the short-term leasing of residences for a period of 100 days or less. Any lease arrangement falling within this timeframe is subject to the permitting and compliance requirements set out under the Law and the accompanying Regulation.

Conditions for Tourism-Purpose Residential Leasing

The new regulatory regime imposes detailed conditions on individuals and legal entities leasing residences for tourism purposes, whether directly or through digital platforms such as Airbnb. A core requirement is obtaining prior permission from the Ministry of Culture and Tourism before commencing leasing activities. In addition, a permit plaque, designed and approved by the Ministry, must be displayed at the entrance of the residence.

Apart from property owners themselves, only certified travel agencies operating under the Travel Agencies and Travel Agents Union Law are authorized to engage in tourism-purpose leasing activities. Unauthorized intermediaries are not permitted to operate within this framework.

A particularly significant requirement concerns owner consent. For residences located in apartment buildings, a unanimous decision of all apartment owners in the relevant building is mandatory. In residential complexes comprising multiple buildings, unanimous consent must also be obtained at the complex level. A copy of the issued permit must be submitted to the site or building management.

The Law further limits the number of permits that may be issued to the same lessor within a single building. In buildings with more than three independent sections, permits may be granted for a maximum of 25% of the units for the same lessor. If the number of permitted units exceeds five, the lessor must additionally obtain a business opening and operating license.

Subleasing is strictly regulated. Permit holders may not sublease the residence for tourism purposes, nor may tenants sublease the property to third parties in their own name and on their own account.

Sanctions for Non-Compliance

The Law introduces severe administrative sanctions to ensure compliance. Leasing a residence for tourism purposes without the required permit results in an administrative fine of TRY 100,000 per residence, along with an obligation to obtain the permit within 15 days. If leasing continues without a permit after this period, an additional fine of TRY 500,000 is imposed.

Cancellation of Permits

Permits issued by the Ministry may be canceled in several circumstances, including at the request of the lessor, upon termination of leasing activities, failure to notify changes in ownership, violations of public safety or public morality, or loss of the conditions required for tourism-purpose leasing.

If a change in the lessor occurs for reasons other than inheritance and is not reported within 30 days, an administrative fine of TRY 50,000 is imposed. Failure to apply for permit transfer within a further 30 days, or failure to meet transfer conditions, results in permit cancellation. Where deficiencies in essential permit conditions are identified, a fine of TRY 100,000 is imposed and a 15-day remediation period is granted, after which the permit may be revoked.

In cases of permit cancellation, the rights of existing users remain protected until the end of the contractual term.

Identity Reporting Obligations

Lessors engaged in tourism-purpose leasing are also required to report guest identity information to law enforcement authorities under the Identity Notification Law. Failure to comply with identity reporting obligations may result in additional administrative and criminal consequences. Even where a permit application is rejected, existing lease agreements remain valid until their contractual expiration.

Legal Guidance and Representation

Tourism-purpose residential leasing in Türkiye is now subject to a strict, permit-based regulatory regime with significant financial and legal consequences for non-compliance. Property owners, investors, and intermediaries must carefully navigate permit procedures, consent requirements, tax obligations, and reporting duties.

Our law firm provides comprehensive legal guidance and representation in all aspects of tourism-purpose leasing, including permit applications, compliance reviews, owner consent disputes, administrative sanctions, and regulatory enforcement proceedings. We assist clients in ensuring lawful operations while protecting their rights and investments within Türkiye’s evolving tourism and real estate regulatory landscape.