This guide breaks down everything you need to know about purchase taxes, ongoing costs, and the specific obligations for non-resident owners.

1. The Basics of Buying in Bodrum

Foreign buyers can legally own property in Turkey, provided the site is outside of restricted military zones. To get started, you will typically need:

• A Turkish Tax Number.
• A local bank account.
• A signed sales agreement and Title Deed (Tapu) registration.

2. Upfront Property Purchase Taxes

When calculating your initial investment, ensure you budget for these one-time costs:

3. Ongoing Ownership Costs

Once you hold the keys, these are the recurring costs to keep your property compliant:

• Annual Property Tax (Emlak Vergisi): * 0.2% for residential homes.
  • 0.4% for commercial units.
• DASK (Earthquake Insurance): Mandatory by law. Costs generally range from €100–€200/year depending on size.
• Environmental Tax: A small fee for waste management, usually bundled into your water bill (€20–€40/year).

4. Taxes for Non-Residents & Investors

If you aren’t living in Bodrum year-round, pay close attention to these three areas:

Rental Income Tax

If you lease your property, income is taxed on a progressive scale from 15% to 40%. There is an annual tax-free allowance, so you only pay on earnings above that threshold.

Capital Gains Tax

• Selling within 5 years: You are taxed on the profit (15% to 35%).
• Selling after 5 years: You are exempt from Capital Gains Tax.

Inheritance and Gift Tax

Property transfers via inheritance are subject to a sliding scale of 1% to 10%, depending on the relationship and property value.

5. Additional Costs to Budget For

Beyond the tax man, don’t forget these practical “settling in” expenses:

• Real Estate Agent Fees: Usually 2%–3% of the sale price.
• Utility Connections: Budget €300–€500 for new electricity, water, and fiber-optic internet setups.
• Maintenance (Aidat): If your home is in a complex (site), monthly fees for pools and security range from €70–€200.
• Legal Representation: Comprehensive due diligence by a lawyer typically costs €1,000–€2,500.

Expert Guidance with Bodrum White Villas

Navigating a foreign tax system can be daunting. Bodrum White Villas provides a white-glove service for your Bodrum search. From personalized investment consulting to full relocation and legal support, we ensure your investment is as seamless as the Aegean horizon.

Bodrum White Villas to discuss your ambitions in the Bodrum property market.

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At BODRUM WHITE Property Management, we professionally manage your short-term rental property in Turkey, ensuring maximum occupancy, secure operations, and consistent high returns.

Why Short-Term Rentals in Turkey?

Turkey is one of the most attractive countries for real estate investors due to its tourism volume, competitive property prices, and strong year-round demand.

Choosing short-term rental services in Turkey gives property owners the following benefits:

• Higher income compared to long-term rentals
• Flexible use – access your property whenever you want
• Significant seasonal income increases
• High occupancy rates in tourism regions
• Affordable investment entry compared to other countries

Cities with the strongest short-term rental demand include:
Istanbul, Antalya, Muğla (Bodrum), Izmir, and Trabzon.

Current Short-Term Rental Market in Turkey

In recent years, the short-term rental market in Turkey has grown at an impressive rate.
While long-term rentals offer an average return of 5–7%, short-term rentals typically generate:

• 8–12% during high season
• 6–9% during off-season

These numbers highlight that short-term rentals in Turkey offer both stable and high-yielding investment opportunities.

Legal Requirements for Short-Term Rentals in Turkey

With the introduction of Law No. 7464 in November 2023, short-term rental activities in Turkey became subject to strict regulations.
Property owners must obtain a:

Tourism Rental Permit (Short-Term Rental License)

to legally rent their homes for short stays.

Required documents:

• Title deed
• Architectural or technical project
• Occupancy permit
• Written approval from other unit owners
  • (All owners in standard buildings; 80% approval in large residential complexes)

Applications are submitted through the e-Government (e-Devlet) system, and once approved, an official plaque must be displayed at the entrance of the property.

Additional legal obligations:

• Rental periods may not exceed 100 days per contract
• All guests must be registered in the Identity Notification System
• Rental income must be fully declared
• Property cannot be listed on platforms without site management approval

Illegal rentals may result in fines starting from 100,000 TL and reaching up to 1,000,000 TL for repeated violations.

Costs to Consider in Short-Term Rentals

Managing a short-term rental in Turkey involves several recurring costs, including:

• Electricity, water, and internet bills
• Professional cleaning services
• Maintenance and repairs
• Taxes (VAT, Income Tax, Tourism Fee)

Proper cost planning is essential to maintain a healthy net profit.

How to Set the Right Nightly Rate

Effective pricing is crucial for maximizing income.
Using dynamic pricing tools ensures that your nightly rate adapts to demand, seasonal fluctuations, and competitor performance.

At BODRUM WHITE Property Management, we handle:

• Real-time market analysis
• Competitor comparison
• Seasonal and event-based price optimisation

to ensure the best possible return.

Top Platforms for Short-Term Rentals in Turkey

The most popular platforms for listing short-term rentals include:

• Airbnb
• Booking.com
• Various global travel portals

We promote your property on all major platforms in 12 languages, increasing your visibility and booking potential worldwide.

BODRUM WHITE Property Management – Your Trusted Partner for Short-Term Rentals in Turkey

Short-term rental management requires time, coordination, and expertise.
BODRUM WHITE Property Management offers a fully hands-off experience for property owners who want to generate high rental income in Turkey.

Our services include:

• Professional listing creation
• International marketing in 12 languages
• Dynamic pricing management
• Guest communication & check-in/out
• Cleaning and maintenance coordination
• Legal compliance support
• Maximum occupancy optimisation

Even if you live abroad, your investment remains safe, well-managed, and consistently profitable.

For more information about our short-term rental management services in Turkey, contact us today or explore our available investment properties.

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With the law, in order to register residences rented for tourism purposes through certification, it has been made mandatory to obtain a permit document from the Ministry of Culture and Tourism (“the Ministry”) before signing a rental agreement, allowing such properties to be rented for tourism purposes for a maximum of 100 days. The Regulation specifies the details regarding permit applications. According to Article 5 of the Regulation, the obligation to obtain a permit applies to landlords who are owners or holders of limited real rights.

Permit applications are made via the e-Government (e-Devlet) system. The following documents must be submitted with the application:

• For individuals: a copy of their ID; for foreign nationals, a copy of their passport, along with their foreigner ID number or tax ID number, and if there is no signature on the ID or passport, a signature declaration.
• For legal entities: their tax ID number, trade registry number or MERSIS number (if available), and for their authorized representatives, the same documents required from individuals.
• A current land registry record showing ownership or other real rights over the property, and if available, the building registration certificate.
• In the case of shared ownership of the property, written declarations and required documents from owners who represent the majority of shares and co-owners; in the case of joint ownership, written declarations and required documents from all owners, including a written statement designating the landlord who is authorized to represent and bind all owners before the Ministry.
• If the property is located in a building or residential complex with multiple independent units, a notarized copy of the unanimous decision by all co-owners of the residential units stating that the intended tourism activity is deemed appropriate (this condition does not apply to high-quality residences [residences] or detached houses).
• If more than five properties in the same building are being rented under the same landlord’s name, a workplace opening and operation license is required. If the building is part of a residential complex, a notarized copy of the unanimous decision by all co-owners in the complex is also required.
• If the application is submitted by proxy, a notarized power of attorney signed by the landlord or authorized representative.

If it is determined that false documents have been submitted during the application, the application will be rejected. If the property has already been certified, its certificate will be revoked, and legal proceedings will be initiated against the individuals who submitted the documents in accordance with the Turkish Penal Code No. 5237.

The provincial directorate is required to finalize permit applications within 30 days. However, applications concerning high-quality residences (residences) are processed directly by the Ministry. An inspection of the property is conducted within thirty days from the date the permit is issued.

If, during the inspection, it is determined that the property does not meet the criteria required for the issuance of a permit, an administrative fine of 100,000 Turkish Lira will be imposed, and the property owner will be given 15 days to rectify the non-compliance. If the deficiencies are not addressed within this period, the permit will be revoked.

If, during the inspection, it is found that any of the information stated in the permit needs to be updated or corrected, the permit will be revised accordingly.

Copies of the issued permits are sent to:

• the Ministry,
• the relevant local authority,
• the law enforcement agency responsible for the area where the property is located,
• and the local tax office.

In the case of permit cancellation or application rejection, the same institutions and organizations will be notified.

The permit document must include:

• the name or trade name of the permit holder,
• the address of the property,
• the date of the permit,
• the document number (starting with the license plate code of the province where the property is located),
• and the maximum number of guests allowed to stay in the property.

Important Note:
According to the Regulation, a permit cannot be issued for the rental of one or more rooms within a residential property that is currently used by the landlord for personal residential purposes and does not already have a permit.
Therefore, in order to rent out one or more rooms of a property, a permit must first be obtained for the entire property.

Mandatory Display of a Plaque

To ensure that residences rented for tourism purposes can be visibly verified as being permitted by the Ministry, the law requires a plaque, prepared by the Ministry, to be affixed at the entrance of the property.
According to the regulation, the plaque must include:

• the phrase “Tourism Purpose Residence”,
• the permit date,
• the permit number,
• the contact number of the permit holder,
• and the full address of the residence.

Requirements for Rental Properties

The regulation specifies the minimum standards a residence must meet to qualify for a permit. Each property must include at least:

• one bed,
• a toilet and bathroom,
• a living space,
• a kitchen setup.

In addition, the following amenities and safety measures are required:

• Hot and cold running water,
• Basic items like pillows, sheets, and towels,
• A smoke detector, fire extinguisher, and floor plan indicating emergency exits.

All decor, equipment, and appliances must be clean, functional, well-maintained, and meet safety and quality standards.

Occupancy Capacity

The occupancy limit is calculated as follows:

• Each bedroom allows for 2 people.
• An additional 2 people may be accommodated outside the bedrooms.
• Regardless of the number of rooms, a maximum of 12 people may stay in the property.
• Children under 3 years old are not included in this count.

Obligations of Permit Holders

Permit holders are responsible for:

• Delivering the property in full compliance with the above-stated standards.
• Ensuring regular cleaning and maintenance between guest stays, pest control, and keeping related records.
• Informing guests of building or site rules either in writing or digitally.
• Affixing the official plaque at the property entrance.
• Complying with the obligations under:
  • the Identification Notification Law No. 1774 and
  • the Personal Data Protection Law No. 6698.

⚠️ It is strictly prohibited to rent individual rooms within the permitted property to different people under separate contracts.

Marketing and Promotional Activities

Additional provisions regulate the advertisement and promotion of permitted properties.

According to Article 11 of the Regulation:

• All promotional materials must include accurate information and must not be misleading or harmful to national tourism.

Under Article 9(2):

• A clear and readable image of the permit must be included in all forms of promotion and marketing.

Promotions must include details such as:

• Property location, occupancy capacity, floor number,
• Whether it has a balcony/terrace,
• Number and type of bedrooms, living areas, bathrooms,
• Bed configurations (single/double),
• Furniture and equipment for:
  • cooking, food storage, food and drink preparation,
  • dishwashing, laundry, TV, hairdryer,
  • heating/cooling systems,
• Shared/private facilities like gym, spa, pool, parking,
• Accessibility features, pet policy, and internet availability,
• Building rules and regulations,
• Check-in/check-out times,
• Whether cleaning services are included.

Inspection and Ministry Authority

Permit holders must maintain compliance with the criteria upon which the permit was issued.

• Properties will be inspected at least once every two years starting from the permit date.
• Inspections are carried out by personnel assigned by the relevant provincial governorates.

If non-compliance is found, the applicable penalties outlined in the Law will be enforced.

In addition, the Ministry has the authority to:

• Request any documents or information necessary to ensure compliance and to address any issues or uncertainties in implementation.

Lastly, the Ministry may instruct online platforms and intermediary service providers to remove promotional content related to unpermitted properties.

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Who can invest in Turkey?
Foreign investment in Turkish properties has been popular for decades but it has been on the rise in recent years. There are three types of foreign property owners in Turkey. Perhaps the most popular is the holiday home owner, those who have found a destination in Turkey that they have fallen in love with and so choose to buy a villa or an apartment with the intention of being able to visit more often and without the costs of accommodation.

The second is property purchased by expatriates, retirees who choose to live a more simple and cost effective life in a country that provides warm weather and good health care.

Finally, the market is often dipped into by investment buyers, business owners and developers who purchase land or properties to renovate, rent out or provide as a holiday accommodation as a business.

Why you should invest in Turkey?
Turkish properties have been prevalent for decades but it has been on the rise in recent years. There are three sorts of remote property proprietors in Turkey. Maybe the foremost prevalent is the occasion domestic proprietor, those who have found a goal in Turkey that they have fallen in adore with and so select to purchase a estate or an flat with the purposeful of being able to visit more regularly and without the costs of convenience.

The second is properties obtained by exiles, retirees who select to live a more straightforward and fetched compelling life in a nation that gives warm climate and great wellbeing care.

At long last, the showcase is frequently plunged into by venture buyers, trade proprietors and designers who buy arrive or properties to remodel, lease out or give as a occasion settlement as a trade.

About foreigner property ownership in Turkey:
The recent changes in rules governing property ownership now means most foreign buyers can own property in Turkey. The ‘reciprocity principle’ means foreigners can purchase freehold land and property in their own names in Turkey providing that Turkish citizens are allowed to buy freehold land and property in the purchaser’s country of origin or residence. This includes most of Europe and the Middle East

Our services:

• Legal advice
• Real estate investment consultancy  
• Property Management
• Home insurance advice
• Investment management  
• Financial service consultancy  
• Furnishing & decorating solutions  
• Resell and rent your property
• Pre-purchase services (Open a bank account, get a tax number..)

Buying process:
As a real estate consultancy your decision is important for us to secure the buying strategy.

You will sign an agreement with the developer. You pay the down installment specified by the project developer for the property in case. In 14 days you have the right to change your mind and take back your whole advance payment.

Your international ids will be deciphered into Turkish for legitimate purposes. Passport pictures are required for the TAPU (Title Deed) and used for your utilities.

Final checks
Government approval after signing the contract, it can take up to 4 weeks to complete the bargain. It is prudent to form all vital checks, counting title check, municipality check, and military clearances to form beyond any doubt for everything to go without any problem. This is to urge government authorization for you to purchase.

Title Deed in Turkey

Living in Turkey 

An increasing number of people from various parts of the world are moving to Turkey to start a new life, to work, or even to find peace of mind for their retirements. The country has developed dramatically in the last fourteen years, and the pace of progress in certain fields is nothing short of astonishing.

With its unique geographical location combined with a rich and diverse history, right in the cradle of many different civilizations, Turkey is a privileged place to live for expatriates and their families.

Many of Turkey’s new residents hail from countries like the UK, Germany, Ireland, Denmark, the Netherlands, Norway, Austria, Belgium, France, USA, as well as several of the Gulf countries. Thanks to the amendments in Turkey’s property law that lifted the reciprocity principle, foreign homebuyers and investors are now free to purchase any property in Turkey.

From flats in urban centers to villas in suburbs, there are a multitude of options to choose from when looking for housing in Turkey. Major metropolitan areas have the most modern and complete environment for an extravagant life in the city, where luxurious residence complexes offer all the daily amenities such as private security, kindergartens, sports complexes, social facilities, parking lots, and shopping malls for their residents.

Foreigners wishing to work or reside in Turkey are obliged to file an application to the relevant Turkish authorities with required documents in order to obtain a work or residence permit. The methods and principles concerning work permits to be issued to foreigners that will be employed in Turkey vary by the relevant sector, such as education, housekeeping services, health services, tourism, aviation, entertainment, and others, as well as with respect to foreign direct investments, special foreign direct investments, professional services, and liaison offices. Meanwhile, residence permits are issued to foreigners mainly based on ownership status of real estate or on the intention to run a business or establish commercial connections in Turkey. Source(invest.gov.tr)

The transportation – easy Access 

Easy Access 

Framework in Turkey makes great utilize of the country’s profoundly created framework. With more than 50 airplane terminals over the nation, one can fly from one city to another in Turkey in less than an hour in most occurrences. An broad organize of double carriageways and interstates makes it exceptionally simple to drive from your domestic to any major city in Turkey. The high-speed prepare organize, in the interim, has been moving forward quickly within the final decade; the 14 biggest cities of Turkey are anticipated to be interconnected with high-speed prepare lines by 2023, the centennial of establishment of the Republic of Turkey.

Education in Turkey

The education system of Turkey underwent serious reforms in the last decade. Most apparent are the now compulsory twelve-year education and the dramatic increase in the number of schools and other educational institutions. Many private and foundation schools, in addition to public schools, offer education services. Moreover, international schools, where only pupils holding a foreign passport can attend, are present throughout the country. While schools providing education in European languages such as English, German, French, and Italian are available, there are other institutions where languages such as Russian, Japanese, and Chinese are taught as well.

Health tourism in Turkey

The healthcare system in Turkey mainly operates with three different types of hospitals: public, university, and private. While social and health securities are governed in essence by the state, it is also possible to have private health insurance. The majority of hospitals in Turkey, both public and private, are either meeting or surpassing international standards in equipment quality and expertise. Source(invest.gov.tr)

If you are an investor searching for overseas property investment opportunities or if your are thinking to buy your own property in Turkey, we, Bodrum White team, will call you and discuss how to invest in Turkey.

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Energy Identity Certificate
According to the Energy Performance Directive of Building No 5627, all buildings must have an Energy Identity Certificate (EKB/EPC). The EPC certificate prepared based on the characteristics of the energy systems and building details used in the buildings is provided to meet the heating, cooling, hot water, ventilation and lighting needs. Energy identity certificate is used to report the amount of energy consumed by numbers. Energy identity classifies the structures between A, B, C, D, E, F and G using the BepTR program developed by the Ministry of Environment and Urbanization.

• High Energy Efficiency
• Renewable Energy
• Compliant with EU Standards.
• More Energy Savings

Obligation of Energy Identity Certificate
As of January 1, 2011, BEP (Energy Performance in Buildings) was made compulsory in all existing and new buildings in accordance with the Regulation.

You can contact us to get your energy identity certificate (EPC/EKB) now!

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Based on amended text, the fixed capital amount required to apply for citizenship was reduced from US$ 2 million to US$ 500 thousand.

According to the new regulation foreigners who own real estate in Turkey worth a minimum of US$250,000 (instead of US$1 million) can apply for Turkish citizenship. The expression “providing employment to at least 100 persons” which is among the conditions of eligibility for citizenship, was changed as “50 persons”. The amount of deposit to keep in banks in Turkey to acquire citizenship was also reduced from US$ 3 million to US$ 500 thousand.

On the other hand foreign investors should hold the properties or continue the minimum limit of financial investments for at least three years to meet the criteria for Turkish citizenship.

A foreign person that meets any of the below conditions may acquire Turkish citizenship:

A foreign person who has made a fixed capital investment amounting to at least USD 500,000 and where such investment has been determined by the Ministry of Economy,

A foreign person who has acquired an immovable amounting to at least USD 250,000 on the condition that an annotation has been put to the title deed stipulating that the immovable will not be sold for three years and where such acquisition has been determined by the Ministry of Environment and Urbanization,

A foreign person who employs at least 50 persons and where such employment has been determined by the Ministry of Labor and Social Security,

A foreign person who has deposited at least USD 500,000 to a bank active in Turkey on the condition that such amount is kept in the account for three years and where such deposit has been determined by the Banking Regulation and Supervision Agency,

A foreign person who has acquired Government debt securities amounting to at least USD 3,000,000 on the condition that such amount is kept for three years and where such acquisition is determined by the Under secretariat of Treasury.

The Regulation Amending the Regulation on the Implementation of Turkish Citizenship Law enters into force on the date of its publication (19 September 2018).

Link for code regarding exceptional acquisition of Turkish citizenship
https://www.nvi.gov.tr/ministry-of-the-interior

REQUIREMENTS FOR FOREIGNERS WHO BUY PROPERTY IN TURKEY TO APPLY FOR CITIZENSHIP

• Purchasing a property worth min. US$ 250.000
• Payment of concerned amount by Bank transfer
• Keeping the property for minimum 3 years

Documents Required for Application

1. Application Form (VAT-4)
2. 2 Biometric photographs (50×60 mm), white background, determined by ICAO
3. A passport or similar document showing the current state (citizenship) of the person or similar document, if the person is stateless a related statutory document provided it is possible to obtain such document
4. Certificate of civil status: If married, marriage certificate, if divorced separation deed. If widow, death certificate for spouse.
5. A certificate such as a birth certificate or identity register copy showing the identity of the person and if married identity register copy showing the family tie of the spouse and children.
6. If the person does not have the month and date of “birth date” a document obtained from the competent authorities of his/her country for the completion of the date of birth. In case said document cannot be obtained the signed declaration of the applicant that he/she accepts the transaction pursuant to Article 39 of the Population Services Law no.
7. A receipt showing that the service fee has been deposited with the Ministry of Finance.
   Application Authority and Procedure

Upon the written instruction of the Ministry, a citizenship file consisting of the application documents is prepared by the office of the governor where the foreigner is located or foreign missions (if the person is abroad) about the applicant.

Applications made by mail are not accepted.

Citizenship applications for persons who are immature or deprived of discrimination capability are made by their parents or guardians.

The date of application is taken as the date the application form of the applicant is recorded by the application authority.

The process of validation of official documents issued by foreign authorities shall be carried out in accordance with the Article 167 of the Regulation on the Implementation of the Population Services Law.

It is sufficient that the documents such as diplomas, passports taken from the foreign authorities by the foreigners who wish to acquire Turkish citizenship are translated into Turkish and notarized at the time of application.

If deemed necessary, the approval of the original residence permit can also be made by the provincial directorates.

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