Foreign property owners can legally operate short-term rentals in Turkey. Nationality is not the main issue. The property must qualify under Turkey’s tourism rental rules and the required permit must be obtained before accepting short-term bookings.
This is particularly important for overseas owners in Istanbul. Owning an apartment does not automatically give you the right to advertise it on Airbnb or another short-term rental platform. The type of property, the building and its management structure can all affect whether short-term rental is possible.
Buyers planning to earn income through Airbnb should therefore check the property’s eligibility before they buy. An attractive apartment in a popular tourist area may still be unsuitable for legal short-term rental.
In This Guide
- Short-term rental rules for foreign property owners
- Turkey’s 100-day rule and tourism rental permit
- Building consent for Istanbul apartments
- Different rules for detached homes and qualifying residences
- Documents required from foreign owners
- Managing an Istanbul property while living overseas
- What to check before buying property for Airbnb
Short-Term Rentals for Foreign Property Owners in Turkey
Foreign owners are not excluded from Turkey’s short-term rental system. Current Ministry of Culture and Tourism guidance specifically provides for applications by foreign individual property owners.
A foreign owner can apply using a passport together with a foreigner identification number or Turkish tax identification number. Other documents are required depending on the property and ownership structure.
The important distinction is between owning the property and having permission to use it for short-term accommodation.
Property ownership
A foreign national can legally own residential property in Turkey, subject to the normal foreign ownership rules.
Short-term rental
Ownership alone is not sufficient. The property must meet the applicable requirements and obtain the required tourism rental permit.
This distinction is sometimes overlooked by overseas investors. They may see an apartment advertised for sale with projected Airbnb income and assume that short-term rental is automatically permitted.
That assumption should always be checked.
Understanding Turkey’s 100-Day Rule
Turkey regulates the rental of residential property for periods of 100 days or less under a single rental contract. These rentals fall within the tourism-purpose rental framework.
The rule is not specific to Airbnb. It can apply whether bookings are obtained through Airbnb, another platform or directly from the guest.
Properties operating within this framework require a Turizm Amaçlı Kiralama İzin Belgesi. This is the tourism-purpose rental permit issued under the short-term rental system.
Our detailed guide to Airbnb and short-term rental laws in Istanbul explains the wider regulatory framework.
The Tourism Rental Permit
We stronlgy recommend you engage a lawyer to do this work for you. The below is for knowledge purposes, and further documetnation could be needed. For this reason, a lawyer with your POA is best placed to conduct this work for you.
The tourism rental permit relates to the property being used for short-term accommodation. The title deed alone does not provide this permission.
Applications are currently submitted through Turkey’s e-Devlet system. The supporting documents depend on the ownership structure and the type of property.
This matters when buying property for investment. A seller or estate agent may describe an apartment as suitable for Airbnb because of its location or expected rental demand. That is a commercial opinion. It does not confirm that the property can obtain the required permit.
Check the property before committing
If short-term rental income is important to your investment plan, confirm the property’s legal position before paying a significant deposit or completing the purchase.
The Challenge for Apartments: Building Consent
This is one of the most important considerations for anyone buying an apartment in Istanbul for short-term rental.
For an ordinary apartment in a residential building, the permit application generally requires a unanimous decision from the condominium owners in that building approving tourism-purpose rental activity.
This can be difficult in practice. Istanbul has many large apartment buildings with numerous individual owners. Obtaining unanimous approval may be unrealistic where even one owner objects.
Existing Airbnb activity in the building should not be treated as proof that approval exists. Some properties may have the required permission. Others may not.
The position should be verified through the relevant documentation.
Large residential complexes
Where a residential complex contains several separate buildings, the consent requirement generally relates to the building containing the property rather than every building across the entire development.
There are also additional restrictions where the same owner operates several short-term rental properties within one building. Investors considering multiple units should review these rules before purchasing a portfolio of apartments in the same development.
Detached Homes and Qualifying Residences
Different provisions can apply to detached homes and certain high-quality residences.
Current regulations provide an exception from the ordinary unanimous building consent requirement for qualifying detached properties and yüksek nitelikli konut. The latter is commonly translated as a high-quality residence.
The legal definition is important. A development does not automatically qualify simply because its name contains the word “Residence”.
Qualifying high-quality residences have characteristics associated with professionally operated residential buildings. These include reception and security facilities and areas designed for services such as daily cleaning. Other services can include laundry, food provision, shopping services, gyms and swimming pools.
Ordinary apartment
Unanimous building-owner approval is generally a central part of the tourism rental permit application.
Detached home or qualifying residence
Different permit provisions can apply. The property’s legal classification and supporting documentation should still be checked carefully.
This distinction can materially affect the investment case. Buyers who specifically want short-term rental income should consider property type alongside location and expected nightly rates.
Documents Required for Foreign Owners
The exact application documents depend on the property and ownership structure. Current Ministry guidance identifies several requirements that can apply to foreign individual owners.
- Passport copy
- Foreigner identification number or Turkish tax identification number
- Signature declaration where required
- Current title deed and ownership information
- Building-owner approval where applicable
- Additional declarations for jointly owned property where required
- Notarised power of attorney where an authorised representative makes the application
Additional documentation may be required for a particular property or ownership arrangement.
Overseas owners should plan the application process before leaving Turkey. A properly prepared power of attorney can be useful where an authorised representative needs to deal with matters on the owner’s behalf.
Managing an Istanbul Property from Overseas
Obtaining the permit solves the regulatory question. It does not solve the practical management problem.
Short-term rental requires much more day-to-day involvement than a conventional tenancy. Guests change regularly. The property needs to be prepared between stays. Problems need to be resolved quickly.
An overseas owner will normally need local arrangements for:
- Guest enquiries and communication
- Arrival and departure arrangements
- Cleaning and linen
- Inspections between bookings
- Repairs and emergency maintenance
- Utility and building management issues
- Guest identification procedures
- Pricing and availability management
- Owner statements and expense reporting
These issues become more important when the owner lives several time zones away. A leaking pipe, failed boiler or guest access problem cannot wait for the owner’s next visit to Istanbul.
Short-term rentals also carry regulatory obligations. Permitted properties are subject to guest identification and reporting requirements. Owners therefore need a management system that deals with compliance as well as cleaning and bookings.
Using a Property Manager or Agent
Overseas owners can use professional help, but the management structure should be established correctly.
The legislation distinguishes between the permit holder and parties carrying out tourism rental activity on behalf of an owner. There are also specific provisions relating to licensed travel agencies and the management of qualifying high-quality residences.
An owner should not assume that giving the property to an informal operator removes their regulatory responsibilities.
The property must first be suitable for legal short-term rental. The booking and management structure must then comply with the applicable rules.
Pera Property provides Airbnb and short-term rental property management in Istanbul for overseas owners. We can also assess the practical rental options available for an existing property before an owner commits to a particular strategy.
Operating Without a Permit
Operating an unlicensed short-term rental carries financial and regulatory risk.
Turkey’s short-term rental legislation provides administrative penalties for renting qualifying properties without the required permit. Further sanctions can apply where the activity continues after enforcement action.
Permitted properties also have continuing obligations. These include requirements relating to the property’s official plaque, advertising and guest information.
An online listing does not prove a property is legal
Do not use existing Airbnb listings as evidence that short-term rental is permitted in a building. Check the property’s documentation and permit position separately.
Buying Istanbul Property for Short-Term Rental
Short-term rental can form part of an Istanbul property investment strategy. The purchase needs to be approached in the right order.
Investors often begin by looking at nightly rates, tourist demand and occupancy. These figures matter, but they should come after the property’s eligibility has been established.
The first question is whether the property can legally operate as a short-term rental.
The second question is whether it will make money.
| Before Buying | What to Check |
|---|---|
| Permit eligibility | Whether the property can qualify for tourism-purpose rental |
| Building consent | Whether the required owner approval exists or can realistically be obtained |
| Property classification | Whether any claimed residence status is supported by the legal and management documentation |
| Rental demand | Realistic nightly rates and occupancy rather than headline projections |
| Management | Who will handle guests, cleaning, maintenance and regulatory procedures |
| Running costs | Aidat, utilities, cleaning, management, repairs and taxes |
| Alternative use | Whether the property also works as a long-term rental or resale investment |
The last point is particularly important. We prefer properties that have more than one viable exit or rental strategy.
A property bought solely because of an optimistic Airbnb income projection can become difficult to hold if permission cannot be obtained or short-term demand weakens.
Buyers should also understand the full cost of ownership. Our guides to maintenance fees and annual running costs and property taxes in Turkey explain some of the recurring costs.
When Long-Term Rental Makes More Sense
Airbnb is not automatically the best rental strategy for every Istanbul property.
A conventional tenancy involves fewer guest turnovers and less daily management. It can also be the more practical option where short-term rental permission is unavailable.
Long-term rental can work particularly well in residential areas with demand from families, professionals and corporate tenants. The income profile is different, but management is generally less intensive.
Our 2026 Istanbul landlord guide explains the long-term rental process. Foreign owners should also review the rules around rental income and tax in Turkey.
A Better Way to Choose an Airbnb Investment
Foreign ownership is not the main barrier to operating an Airbnb in Turkey. Property eligibility is.
For an existing owner, the first step is to establish whether the property can obtain the required permit.
For a buyer, the check should happen before the purchase. Review the building consent position, property classification and management arrangements alongside the usual title deed and property due diligence.
Only then should expected occupancy and rental returns determine whether the investment makes sense.
Managing an Istanbul property from overseas?
Pera Property works with international landlords who need their Istanbul property managed locally. We can assess the practical rental options for an existing property and provide ongoing management for suitable homes.
Important: This article provides general information and is not legal or tax advice. Short-term rental rules, administrative practice and financial obligations can change. Owners and buyers should confirm the current position for their specific property with appropriately qualified professionals before advertising accommodation or accepting bookings.
