If you rent out a holiday apartment or villa in Antalya on a daily basis during the season, the news from Ankara in the first week of October 2026 directly concerns you. A legislative proposal introducing an operating permit, a Türkiye-based representative, and commission limits for foreign digital accommodation platforms such as Booking, Airbnb, and Expedia was approved by the Turkish Grand National Assembly’s Committee on Public Works, Reconstruction, Transport and Tourism on 6 October 2026.
At first glance, the regulation appears to target the platforms themselves. However, one provision could significantly change the rules for homeowners offering short-term rentals: platforms will only be allowed to list residential properties that hold a valid tourism-purpose rental permit. In this guide, we explain what is changing, why property owners in Antalya should prepare, and which steps should already be taken.
What Exactly Does the Legislative Proposal Change?
The proposal prepared by the Ministry of Culture and Tourism introduces, for the first time, a comprehensive legal framework governing the activities of foreign digital accommodation platforms in Türkiye. The main provisions approved by the parliamentary committee include:
Two-year operating permit: Platforms wishing to operate in Türkiye will be required to obtain a permit from the Ministry valid for two years. The permit fee has been set at TRY 5 million and will increase annually in line with the revaluation rate.
Türkiye representative and tax requirements: Applications will require digital services tax registration, confirmation of no outstanding tax debt, appointment of a representative in Türkiye, and a UETS electronic notification address. Platforms will also be required to pay a tourism contribution.
17% commission cap: For domestic-to-domestic sales, the commission charged by platforms may not exceed 17% of the service price excluding taxes.
Only licensed accommodation facilities and homes: Platforms will only be able to sell accommodation directly for tourism-certified facilities, residential properties holding tourism-purpose rental permits, and airline tickets. Other services, such as tours, will have to be offered through authorised travel agencies.
Sanctions: Platforms that fail to comply may face administrative fines and access restrictions. Turkish law will apply to disputes, and Turkish courts will have jurisdiction.
The proposal is expected to be discussed by the General Assembly. If enacted, the planned effective date is 1 January 2027. Platforms already operating in Türkiye will have to apply for an operating permit within three months of the law taking effect.
The Most Critical Rule for Homeowners: The Era of “Unlicensed Listings” Is Ending
Tourism-purpose residential rentals are not a new subject. Since 2024, renting a residential property for periods of less than 100 days has required a permit from the Ministry of Culture and Tourism. In practice, however, many homeowners have continued to publish listings on digital platforms without displaying a permit number.
The new proposal aims to close this gap at platform level. Once the platform itself becomes subject to licensing, local representation requirements, and the risk of access restrictions, keeping unlicensed properties online will also become significantly riskier for the platform.
As a result, your listing could one day be removed with a warning such as “permit number missing.” If this happens during the high season, losing bookings could mean losing a significant portion of annual rental income.
Remember: penalties for unlicensed rental activity are already substantial. In 2024, the fine was set at TRY 100,000 per residential property, increasing to TRY 500,000 if a permit was still not obtained after the warning. These amounts are increased annually according to the revaluation rate.
Why Is This Particularly Important for Antalya?
Antalya is one of Türkiye’s busiest markets for short-term residential rentals. Sea-view apartments in Konyaaltı and Lara, villas in Kemer and Kaş, residences around Belek’s golf courses, and foreign-owned apartments in Alanya are heavily rented through online platforms during the summer months. Major events such as the COP31 Climate Summit, scheduled to take place in the city in November, may also increase demand outside the traditional season.
This concentration creates two consequences. First, Antalya may be one of the cities where inspections become particularly intensive. Second, homeowners who comply with the rules early may gain a meaningful advantage while competing unlicensed listings are removed.
As long as the number of permitted residential properties remains limited, licensed homes may potentially stand out in terms of both occupancy and nightly rates.
Foreign property owners should also pay particular attention. Many Russian, German, and Scandinavian investors who own apartments in Antalya and Alanya manage their properties remotely through digital platforms. It is important for these owners to begin the permit process in Türkiye through a trusted representative or professional property management company.
What Should You Do Now If You Do Not Have a Permit?
There are still several months before the proposal is expected to become law and enter into force. This provides sufficient time to complete the permit process before the next season. The recommended steps are:
- Check the status of your building. If your property is located in a condominium building or residential complex, unanimous approval of the other condominium owners is required for tourism-purpose rental. Speak with the site management first and establish whether such approval can realistically be obtained.
- Check your title deed and building documentation. Make sure the title deed classification is residential, that there is an occupancy permit, and that there are no annotations or restrictions preventing the application.
- Submit the application. Tourism-purpose rental permit applications are submitted to the Ministry of Culture and Tourism through e-Devlet. The permit applies only to the specific independent unit included in the application.
- Set up guest identity reporting. The identification details of guests must be entered into the police guest identity notification system. Failure to comply may lead to separate penalties.
- Prepare the property for inspection. Licensed properties must display an entrance plaque and contain emergency exit and information notices. Permitted properties are inspected at least once every two years.
- Update your listings. Once your permit number is issued, add it correctly to all of your platform listings.
- Do not overlook taxes. Income from short-term rentals must be declared as rental income. As platform reporting becomes more transparent, undeclared rental income may also become easier to identify.
What Does the 17% Commission Limit Mean for Homeowners?
The proposal also contains a potentially positive provision. Limiting commission on domestic sales to 17% of the service amount excluding taxes could make platform costs more predictable, particularly for operators currently paying higher commission rates.
For example, on a one-week villa booking priced at TRY 40,000 excluding taxes, the platform could charge a maximum commission of TRY 6,800.
Whether this commission cap will apply to reservations made by foreign visitors from abroad, and how the commission will be divided between the homeowner and the guest, is expected to be clarified through secondary legislation. Final calculations should therefore be updated once the implementing regulation is published.
For Investors: Before Buying a Property for Short-Term Rental
If you are considering purchasing residential property in Antalya specifically to generate short-term rental income, the first question in the new period should no longer be “How much can this apartment earn?”, but rather:
“Can a tourism-purpose rental permit be obtained for this apartment?”
Before purchase, check the following:
- Does the site management plan contain a clause prohibiting tourism-purpose rentals?
- How realistic is it to obtain unanimous consent from the existing owners? In residential complexes with a high proportion of foreign owners, the process may take longer.
- Does the seller currently hold a valid permit? The permit is linked to the holder, and when ownership changes, the new owner must submit a new application.
- If a permit cannot be obtained, does the investment still make financial sense under a long-term rental scenario?
The answers to these questions may create a significant value difference between two similar apartments in the same area. Properties whose permit eligibility has already been verified may become more liquid and valuable under the new system.
Frequently Asked Questions
When will the new rules come into force?
The proposal was approved by the relevant parliamentary committee on 6 October 2026 and is awaiting discussion in the General Assembly. If enacted, the planned effective date is 1 January 2027.
Can I continue renting my home on Airbnb without a permit?
No. Tourism-purpose rentals for periods of less than 100 days already require a permit. Under the proposed rules, platforms will also only be able to list properties holding the required permit.
Does the 17% commission limit apply to every reservation?
According to the proposal, the limit applies to domestic-to-domestic sales and is calculated on the service amount excluding taxes. The details of implementation are expected to be clarified through secondary legislation.
What happens if unanimous approval cannot be obtained in my building?
In buildings subject to condominium ownership, a tourism-purpose rental permit cannot be obtained without unanimous approval from the other owners. In this case, you may need to consider long-term rental or invest in another property that is eligible for tourism-purpose rental.
Can foreign property owners obtain a permit?
Yes. Foreign nationals who own residential property in Türkiye may apply under the same conditions. If you manage the process remotely, working with a reliable representative or professional property management company in Türkiye can make the process easier.
Conclusion: Those Who Comply Early Will Be Better Prepared
The proposed Booking and Airbnb regulations signal a new compliance period for Antalya’s short-term rental market. As unlicensed listings decline, homeowners who hold valid permits, are prepared for inspections, and regularly declare their taxes may operate in a market with reduced competition.
Now is the right time to prepare for the 2027 season.
At Grand Emlak, we support investors and property owners in Antalya with the selection of properties suitable for short-term rental, legal and technical checks before the permit process, and investment planning focused on rental income. Contact us to evaluate whether your property is prepared for the new regulatory period.
