Winter Rental in Antalya: An Owner’s Guide to the Tourism-Rental Day Limit

You spend a few weeks in your Antalya flat each summer, and from autumn to spring it stands empty. Sooner or later the question comes up: can I rent out my Antalya apartment for the winter, and do I need a permit?

This guide explains the one legal line that separates rentals needing a permit from those outside the tourism-rental law. Under Law No. 7464, renting a home to users for up to 100 days counts as a tourism rental, and a single rental of more than 100 days falls outside the law’s scope (7464 sayılı Kanun Resmî Gazete 2/11/2023, sayı 32357). The Ministry of Culture and Tourism is the authority whose permission is required. Once you know where the line sits, planning a winter rental becomes much easier.

The guide does not cover tax, tenancy-contract details or the steps of a permit application. For the application process, please see our separate post on the permit route. Please also read this as a planning guide, not a promise of income.

In this article

• Why is it worth planning the empty winter months?
• Where does the day-limit line sit in the law?
• What happens if the permit side is ignored?
• One long winter tenancy or several short ones?
• What might winter tenants pay? Two labelled examples
• Owner checklist: what to settle before you sign
• Conclusion

Why is it worth planning the empty winter months?

An empty flat is not a problem in itself. Still, many owners find that a few quiet months are a good moment to think about how the property could be used. Treat it as thinking ahead, not as a reason to hurry.

In our observation, some visitors prefer to stay for the whole cool season instead of taking a short summer holiday. They tend to look for a furnished flat, mild weather and a settled routine. That is the kind of long-stay tenant a winter plan has in mind.

A winter let is about steady use of the flat, not peak-season pricing. It helps to keep that in mind from the start.

Most owners share the same concerns: the permit, the penalties, and managing the flat from abroad. The rest of this article follows the order in which you would naturally work through them. First comes the legal line, then the cost of ignoring it, then contract structure, then price examples, and finally a checklist.

Where does the day-limit line sit in the law?

The law treats a rental to users of up to 100 days as a tourism rental that needs permission from the Ministry of Culture and Tourism. A single rental of more than 100 days is outside the scope of the law.

The law was published in the Official Gazette, Turkey’s official legal journal, on 2 November 2023, in issue 32357 (7464 sayılı Konutların Turizm Amaçlı Kiralanması). This is a 2023 source, and it is a single one. An information note on the law also reports that its provisions took effect on 1 January 2024 (Information Note On Law No 7464 On The Renting Of Residential…). The same note says that existing tourism rentals had one month to apply to the Ministry for a permit.

Be careful not to over-read the rule. “Outside this law” does not mean “outside every rule”. The terms of your tenancy and your building’s own management rules are separate matters, and this article does not cover them. A single long winter contract may sit on the far side of the line, but that is something to check, not to assume.

What happens if the permit side is ignored?

The law sets administrative fines for rentals made without a permit. According to the law text as published on 2 November 2023, the first fine is 100,000 TL per flat. The same text gives 500,000 TL for a second violation.

These are the original amounts from the 2023 law text, and the source is a single one. They may have been revised since, so please confirm the current figures with a lawyer or the Ministry. We have not verified any later amounts, so we do not quote any here.

One long winter tenancy or several short ones?

For an autumn-to-spring plan, you have a practical choice. You can sign one long contract for the whole stay, or several shorter contracts one after another. Owners often ask which is better, including those planning a long-term winter let in Alanya.

The two options are not the same in law. Splitting a winter into shorter contracts may bring the flat under the permit regime. We say “may” on purpose. The law speaks of a single rental, and we have not found that it settles how consecutive contracts are treated. For that reason we give no rule here and suggest no workaround.

Before you sign anything, confirm the structure with a lawyer or with the Ministry. Ask for that confirmation in writing, so you have a record of the advice you were given.

What might winter tenants pay? Two labelled examples

The two figures below are illustrations only. They are not market averages, not official data, and not a return on your flat. They simply show roughly what is quoted publicly.

• First example: One travel guide, in an article dated 22 August 2026, estimates a furnished 1-bedroom apartment in Konyaaltı at roughly £250–450 per month (Antalya for Digital Nomads and Long-Stay Winter Sun). This is the guide’s own estimate, not official data.
• Second example: A long-term rental portal showed 1-bedroom apartments in Alanya from about EUR 215 per month (Long Term Rentals in Antalya, Türkiye). This is a listing price on a rental portal, not a market average.

We have not added these figures together, turned them into a yearly total, or compared them with a yield. The two examples come from different places, different sources and different currencies. Please do not assume your own flat would let at either price. Its location, condition, furnishing and the contract you agree will all matter.

Owner checklist: what to settle before you sign

Here is a short list to work through before you agree a winter contract:

• Decide on a single-contract structure.
• Get written confirmation of that structure from a lawyer or the Ministry.
• Prepare the flat for winter: heating, damp and an inventory.
• Agree on remote management and key handover.

The last two items are practical, and they matter most if you live abroad. A flat that is dry and warm, with a clear inventory, is easier to hand over and easier to manage from a distance. Decide who holds the keys and who is the local contact before the tenant arrives.

Important note: Please check the 100-day rule and the current fine amounts with a lawyer or the Ministry before signing a winter contract.

This article does not cover tax, so please take advice on rental income. If you are weighing a different property type, our separate post on Belek pool properties may be useful.

Conclusion

Treat the legal line in the tourism-rental law as a planning point, not a last-minute worry. How the tenancy is structured matters as much as its length. The price examples above are only illustrations, and none of them is a forecast for your flat.

A winter let involves legal, practical and remote-management choices that depend on the individual flat. We recommend professional advice before you commit to any structure. If you would like to talk through your situation, you are welcome to contact WinWin Real Estate Club.

Frequently Asked Questions

Which Official Gazette issue published the tourism-rental law?

Law No. 7464 appeared in Official Gazette issue 32357 dated 2 November 2023. This is a single 2023 source, so it works best as a reference number to give your lawyer. Please confirm the current status with an official body or a specialist.

How much is the fine for renting out a flat without a permit?

Under the law text as published on 2 November 2023, the first fine for an unpermitted rental is 100,000 TL per flat. The same 2023 text sets 500,000 TL for a second violation. This is an older report from one outlet, so please confirm the current amounts with an official body or a specialist.

Does a single long winter contract come under the permit rule?

No, a single rental of more than 100 days is outside the scope of Law No. 7464. That wording refers to one rental, so it makes sense to ask an official body or a specialist how consecutive shorter contracts would be treated. Keep their answer in writing before you sign.

Can I use public rent figures to predict my winter income?

No, the figures we have are only loose reference points. A travel guide dated 22 August 2026 estimated a furnished 1-bedroom flat in Konyaaltı at roughly £250–450 per month, which is the guide’s own estimate and not official data. A rental portal listed 1-bedroom flats in Alanya from about EUR 215 per month, which is a listing price and not a market average.