How to Rent Out Property in Alanya Legally and Earn Steady Income

Why Alanya is One of the Best Rental Markets in Turkey

Rental real estate in Alanya has gone far beyond seasonal income. It has become a steady and profitable source of long-term revenue. The city remains one of Turkey’s most visited resort destinations, attracting guests from Europe, Russia, the Middle East, and the CIS year-round. This international demand ensures consistently high occupancy rates for both apartments and villas.

For foreign property owners, renting in Alanya is not just a way to cover maintenance expenses, but also an opportunity to generate passive income with above-average yields. However, to rent legally and efficiently, one must understand the rules governing licensing, taxation, and property management. This guide explains how to turn real estate in Alanya into a secure and profitable asset legally, safely, and with maximum efficiency.

Strong Tourism Demand and International Audience

Alanya remains one of Turkey’s most recognizable and resilient resort cities, consistently welcoming visitors from around the world. According to statistics, roughly one in ten tourists who visit Turkey stays in Alanya, and almost one in three among visitors to the Antalya coastline. In the summer, the city’s population rises to nearly half a million.

The main markets include travelers from Russia, Germany, the United Kingdom, and the Middle East. This diverse audience guarantees high rental demand year-round and allows property owners to tap into multiple international markets at once.

Extended Season and Mild Mediterranean Climate

Thanks to Alanya’s mild Mediterranean climate, warm weather lasts almost all year. The swimming season extends into November, and winters are free of cold temperatures and snowfall. With more than 300 sunny days annually, the favorable weather supports a long and stable tourism season.

Property Price Growth and High Occupancy Rates

In recent years, Alanya has consolidated its position as one of Turkey’s most attractive real estate investment destinations. Analysts project continued stable price growth, while rental yields remain well above the national average. During peak season, occupancy nearly doubles, and short-term rentals can generate 50–100% higher profits than long-term agreements. A favorable exchange rate further strengthens the market for investors seeking steady income and long-term capital appreciation.

Rental Formats in Alanya: Short-Term and Long-Term

Short-Term Rentals: Flexibility and High Income

Daily or short-term rentals (up to 100 days per year) generate the highest profits during the tourism peak. Nightly rates, especially for beachfront properties, can cover most of the annual income during just a few summer months. According to market data, studio and 1+1 apartments in Alanya yield up to 12% annually.

The main challenge is that short-term leasing requires a government license (see below) and active property management, such as organizing check-ins, cleaning, listing updates, and property maintenance. For that reason, many owners entrust these responsibilities to professional management companies.

Long-Term Rentals: Stability and Lower Expenses

Long-term rentals, typically for several months or years, appeal to expats, students, and residents. They offer a stable income without seasonal fluctuations. Properties remain occupied even during the off-season, and management efforts are minimal, for example, signing a contract and periodic property inspections.

Although the yield is slightly lower—on average 7–10% annually—this format ensures predictable cash flow and reduced exposure to external risks such as tourism restrictions or short-term demand shifts.

Choosing the Optimal Rental Strategy

Selecting between short-term and long-term rental models depends on the owner’s goals. Those prioritizing maximum profit usually prefer short-term rentals, which allow faster return on investment, particularly in coastal districts, and provide flexibility to use the apartment personally during the off-season.

Owners who value stability and minimal involvement tend to favor long-term contracts with reliable tenants. Many combine both strategies, for example, renting short-term in summer and monthly during winter. Most investors delegate management to professional agencies, ensuring continuous occupancy and efficient administration.

Law No. 7464 and Short-Term Rental Regulations in Turkey

How to Obtain a License for Short-Term Rentals

Since January 1, 2024, Turkey’s Law No. 7464 regulates short-term tourist rentals. Leasing any apartment or villa for less than 100 days now requires an official license from the Ministry of Culture and Tourism.

Applications are submitted online through the e-Devlet portal. The owner must verify their identity and property ownership, obtain a license number, and display a sign with this number on the property’s exterior. Written consent from all co-owners in the building or complex is mandatory.

If three or more apartments in one building are used for rental purposes, the municipality may also require a pansiyon (guesthouse) license. Therefore, every owner planning to operate short-term rentals should complete all documentation in advance and strictly comply with the established requirements.

Guest Registration via the Kimlik Bildirim System

For short-term rentals, the owner is legally required to register every foreign guest in the Kimlik Bildirim system—a government database that records the accommodation of foreigners. Registration must be completed within 24 hours of check-in.

The owner collects passport details (or scans) of all adult guests and enters them into the system. The database is accessible to police and other authorities and automatically logs every registered resident. Hosting guests without registration is considered a violation and results in fines.

Penalties for Illegal Rentals

Violating Law No. 7464 leads to severe penalties. Unlicensed rentals may incur fines of up to 1,000,000 TL. Publishing listings without a license number can cost between 100,000 TL and 500,000 TL, with repeat violations potentially leading to license cancellation. Additional penalties—up to 500,000 TL—apply for unrecorded cash payments or late guest registration.

These measures are designed to increase guest safety, enhance transparency in the rental market, and ensure proper tax collection. Property owners are strongly advised to operate only through official channels, obtain licenses, and comply fully with the law.

Rental Income Taxes and Reporting Rules in Turkey

Tax Rates for Foreigners

Rental income in Turkey is subject to a progressive income tax ranging from 15% to 40%, calculated after deductible expenses. Foreign property owners are taxed under the same conditions as Turkish residents. Annual declarations are filed through the GİB (Gelir İdaresi Başkanlığı) online system.

Turkey has double-taxation avoidance agreements with many countries. Taxes paid in Turkey can usually be credited against home-country liabilities. To confirm this, owners use the official Vergi Levhası certificate issued by Turkish tax authorities.

Accounting and Banking Transparency

All rental income must be properly documented and processed through bank transfers only. Cash payments are prohibited. Only non-cash transactions accompanied by receipts and contracts are recognized as legal income and expenses by the tax office.

Owners must retain copies of rental agreements and guest registration records, which may be requested during inspections. Maintaining financial discipline not only ensures legal compliance but also simplifies obtaining income statements and resolving potential bureaucratic issues.

Rental Profitability in Alanya

Average Yields by Area

The highest returns are observed in central and most in-demand areas of Alanya. Analysts identify Mahmutlar and Oba as leaders—areas with well-developed infrastructure, large residential complexes, and constant tourist traffic. These regions attract tenants with mid-to-high purchasing power.

Premium rental rates are also found in Kargıcak, Tepe, and Bektaş, where panoramic views and prestigious settings justify higher prices.

Historic central neighborhoods such as Alanya Center and Kestel show moderate rental yields but deliver excellent capital appreciation due to their high per-square-meter value.

Tosmur and Cikcilli remain promising: entry prices are still affordable, while demand from families and long-term tenants continues to grow steadily.

Income Examples and Payback Periods

Note: figures are approximate, based on market analysis in 2025. Actual returns may vary depending on property characteristics, season, management fees, and utility costs.

Rental profitability in Alanya largely depends on seasonality and management quality. According to our clients’ experience, a well-managed property can achieve full payback within 8–10 years. Typical studios and 1+1 apartments deliver gross yields of 7–12% per year, enabling investors to recover their investment within 6–8 years.

Property Management: Turning Rental Income into Passive Profit

Marketing, Bookings, and Guest Services

Professional property management companies handle every aspect of marketing and operations, including listing on platforms like Airbnb and Booking, managing inquiries, arranging check-ins and check-outs, overseeing cleaning, and maintaining communication with guests 24/7.

The typical management fee is 20–25% of rental income, yet these costs are fully justified: owners are freed from operational burdens, while professional oversight boosts occupancy and income stability.

Payment Control, Reporting, and Tax Support

When your Turkish property is entrusted to an agency, the management company also oversees financial and legal aspects. Specialists process all transactions via bank transfer, prepare contracts and payment documents, assist with annual tax declarations, and account for eligible deductions.

Owners receive rental income to their bank account, while the agency maintains all reports, reconciliations, and tax documentation.

Common Mistakes Made by Property Owners

Renting Without a License or Formal Contract

Unlicensed rentals are one of the most frequent mistakes among first-time landlords and often lead to heavy fines during inspections. Always obtain the required license and sign a formal lease agreement, even if the process seems bureaucratic.

Accepting Cash Payments and Lacking Documentation

Receiving rent “off the books” exposes owners to penalties and possible bank-account restrictions. In case of disputes, you’ll have no proof of payment. All transactions must be non-cash, with receipts and contract copies properly archived.

Working with Unlicensed Intermediaries

Some owners, seeking to save on commissions, rely on unregistered “middlemen.” In practice, this often results in legal and financial issues: informal agreements, unrecorded income, and full liability on the owner. Always work only with officially registered agencies experienced in the Turkish market.

How to Rent Property in Alanya Legally and Profitably

Evaluate Your Property Before Listing

Before entering the rental market, assess your property’s fair rental value within its district and segment. Analyze comparable listings by size, finish, and location. A realistic valuation prevents overpricing and long vacancies. Accurate pricing also helps agencies design an effective marketing strategy.

Sign a Bilingual Rental Agreement

To avoid misunderstandings, prepare a contract in both English and Turkish. It ensures legal clarity for both parties. The document should specify the rental period, price (in TL or EUR), deposit amount, cleaning rules, and utility payments. Luxury Estate Turkey uses bilingual templates that eliminate ambiguous wording.

Maximize Profitability Through Professional Management

If you prefer a hands-off approach, entrust your property to professionals. A management company will ensure steady occupancy through dynamic pricing, handle guest registration, cleaning, maintenance, and full legal compliance, turning your property into a truly passive income source.

Buying Property in Alanya for Rental Income with Luxury Estate Turkey

The licensed agency Luxury Estate Turkey provides a comprehensive range of services for property owners seeking to rent legally and profitably. Our experts conduct rental audits, calculate potential yield, advise on optimal pricing, and assist in bringing your property into full compliance with licensing regulations.

All contracts are prepared bilingually (English/Turkish) to ensure transparency and mutual understanding. Our managers carefully screen tenants, draft lawful agreements, and monitor compliance with all rental rules.

We handle every aspect of management—from minor maintenance to tax accounting and income planning—so you can enjoy a profitable and secure asset without administrative burden.

Contact Luxury Estate Turkey to learn how to legally and safely rent your property in Alanya. We’ll help you obtain the necessary license, organize professional management, and transform your real estate into a stable, long-term source of income.