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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In such a dynamic market, the most critical way to make the right investment decision is to determine the true value of the property you are considering purchasing or already own through a professional appraisal. An appraisal report protects investors from risks and prevents property owners from selling their real estate below its actual value. Therefore, professional valuation is the most reliable step in the real estate buying and selling process in Bodrum.

What is Real Estate Appraisal?

Real estate appraisal is the process of determining the value of a property objectively, independently, and professionally according to current market conditions. This work is conducted by experts licensed by the Capital Markets Board (SPK) and presented in a detailed report.

When preparing an appraisal report, the following factors are considered:

• Title deed and official records
• Zoning status
• Comparable sales data in the area
• The property’s location and physical characteristics

This report provides a reliable reference point for investors or property owners, making the processes of sale, purchase, and financing much more transparent.

Key Factors Determining Property Value in Bodrum

Even two seemingly similar properties in Bodrum can attract very different prices. This is because many variables affect real estate value in the region. Below are the main criteria that directly influence housing prices in Bodrum:

1. Location

• Yalıkavak has the highest prices due to its marinas and ultra-luxury projects.
• Türkbükü stands out with its prestigious lifestyle.
• Gündoğan is frequently preferred by investors for its more accessible prices.
• Bitez is valuable due to its central location and proximity to the sea.
• Adabükü has emerged as a rising area in recent years with rapidly developing projects, a tranquil lifestyle, and closeness to the airport. Its appeal to investors is enhanced by new housing projects and its nature-integrated location. As in all regions, distance to the sea, view, road access, and the quality of nearby projects directly affect property prices in Adabükü.

Distance to the sea, view, and road access significantly influence property prices.

2. Property Type
Detached villas typically have higher values than apartment units due to larger land shares and greater privacy. Residences and apartments in branded projects attract additional demand thanks to their social amenities.

3. Land Share and Zoning Status
Properties with floor ownership and proper permits are much more advantageous in terms of value.
Properties with zoning issues, unauthorized additions, or joint title deeds tend to have lower prices.

4. Project Quality
Modern architecture, smart home systems, high-quality materials, professional landscaping, and private pools significantly increase a property’s market value. Branded projects stand out due to their security and prestige advantages.

Average m² Prices in Bodrum for 2025

It should be noted that new projects are sold at prices 20–30% higher than second-hand properties. The value increase in foreign currency terms is generally more stable.

How Does the Appraisal Process Work in Bodrum?

A professional appraisal process generally involves the following steps:

1. Review of Official Documents
   Title deeds, zoning, and project documents are examined in detail.
2. On-Site Inspection
   The appraiser visits the property and analyzes its physical characteristics and environmental factors.
3. Comparable Analysis
   The sale prices of similar properties in the area are studied to form an expert evaluation.
4. Report Preparation
   A detailed appraisal report is delivered within 3–5 days on average.

The appraisal value often differs from the value listed on the title deed, as previous years’ records may have been undervalued. Therefore, professional valuation is the most reliable way to determine the true market value.

Appraisal is Essential Before Investing in Bodrum

If you want to take the right steps in Bodrum’s rapidly appreciating real estate market, an appraisal report is your most reliable guide. It forms the cornerstone for risk-free, transparent, and informed decision-making for both property owners and investors.

Professional Real Estate Consultancy on the Bodrum Peninsula

Receiving professional support during the buying, selling, or appraisal process on the Bodrum Peninsula increases the security of your investment. We provide appraisal and consultancy services across Bodrum, ensuring accurate property valuation and guiding you through the buying and selling process reliably. Whether for investment or personal residence, knowing the true value of your property and taking the right steps is essential. Make a difference in your investments with a trusted real estate consultant in Bodrum.

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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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