When it comes to property investment in Turkey, one of the most strategic decisions investors face is choosing between long-term and short-term rental models. With recent regulations introduced for holiday rentals, understanding the pros and cons of both options is now more crucial than ever—especially for those exploring opportunities in thriving markets like Alanya real estate.
As Erta International Real Estate, based in the heart of Alanya, we help investors navigate the changing landscape and select the rental model that best matches their goals.
Key Differences Between Long-Term and Short-Term Rentals
| Feature | Long-Term Rental | Short-Term Rental |
|---|---|---|
| Lease Duration | 1 year or more | 1–100 days |
| Income Predictability | High | Fluctuates seasonally |
| Management Intensity | Low | High |
| Legal Requirements | CPI-based rent caps | Ministry of Culture and Tourism permit required |
| Target Audience | Local tenants | Tourists and short-stay visitors |
Long-term leases provide consistent income and minimal tenant turnover, making them ideal for investors seeking passive income with low operational burden. On the other hand, short-term rentals—especially in tourist hotspots like Alanya—offer the potential for significantly higher returns during peak seasons.
Why Short-Term Rentals Are Booming in Alanya
Short-term rentals in coastal cities like Alanya have become increasingly popular due to high tourist demand. Platforms such as Airbnb have revolutionized the way properties are marketed to global travelers. As of 2024, over 100,000 Airbnb units operate in Turkey, but only 15,000 have obtained official tourism permits.
For property owners in Alanya, this presents both a lucrative opportunity and a legal responsibility. Without the necessary permit, investors could face fines starting at 100,000 TL. Erta Real Estate supports clients through the legal application process, helping them stay compliant while maximizing seasonal profits.
Top Advantages of Short-Term Rentals in Alanya:
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High Daily Rates: In peak season, daily rents may exceed monthly long-term rates by 5–10 times.
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Flexibility: Owners can use the property personally during off-season periods.
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Dynamic Pricing: Adjust rates based on demand and tourist flow.
However, short-term renting comes with added responsibilities, including guest communication, cleaning services, check-in/check-out coordination, and higher marketing costs. At Erta International, we offer comprehensive property management services in Alanya to ease these challenges for investors.
The Stability of Long-Term Rentals: A Lower-Risk Approach
Long-term rentals remain a favored strategy for investors seeking a more stable and predictable income. Lease agreements are usually renewed annually, and tenants cover utility bills and maintenance. This significantly reduces the landlord’s management workload.
Advantages of Long-Term Rentals in Turkey:
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Lower maintenance and furnishing wear
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Fewer turnover-related costs
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Consistent monthly income
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Tax benefits up to 47,000 TL in 2025
Especially in major cities like Ankara and inner Anatolian regions where tourism is less prominent, long-term renting offers greater financial stability.
Regional Strategies: Where Each Model Performs Best
| Region | Best Model | Why |
|---|---|---|
| Alanya, Antalya, Bodrum | Short-Term | Seasonal tourist demand, beachside appeal |
| Ankara, Konya, Eskişehir | Long-Term | University cities, stable tenant demand |
| Istanbul | Mixed | Historic districts favor short-term; business zones favor long-term |
| Izmir | Balanced | Moderate year-round tourism and local rental market |
In Alanya, investors can benefit from both models depending on their location. For example, beachfront apartments in Oba or Mahmutlar are ideal for short-term rentals, while properties closer to hospitals, schools, or government offices might attract long-term tenants.
Costs and Management: What to Expect
| Expense Category | Long-Term | Short-Term |
|---|---|---|
| Cleaning | Occasional | After each stay |
| Marketing | Low | High (online platforms, social media) |
| Maintenance | Lower | Higher due to guest turnover |
| Legal Paperwork | Simple | Requires tourism license |
| Commission Fees | One-time | Ongoing (Airbnb, Booking.com, etc.) |
Short-term rentals in Alanya require more time, effort, and financial investment—but can yield higher rewards. Erta International Real Estate offers tailored solutions to manage these processes, helping clients maximize returns while protecting their assets.
What Type of Investor Should Choose Which Model?
| Investor Profile | Recommended Model |
|---|---|
| Passive income seekers | Long-Term |
| Experienced managers or local hosts | Short-Term |
| Risk-takers with time flexibility | Short-Term or Hybrid |
| Budget-conscious or retirees | Long-Term |
| Tourism-savvy entrepreneurs | Short-Term |
Frequently Asked Questions (FAQ)
How long does it take to get a short-term rental permit in Turkey?
15–30 days through the Ministry of Culture and Tourism via e-Devlet. Approval from the building management may extend the process.
Can I mix both rental strategies throughout the year?
Yes, but you’ll need a valid tourism license for short-term periods and must declare rental income separately for tax compliance.
Are there any bans on short-term rentals?
No nationwide ban, but some municipalities or building managements may impose restrictions.
Is insurance mandatory for short-term rentals?
Not by law, but it is strongly advised to protect your property and guests. Platforms like Airbnb offer limited coverage.
Conclusion: Choose Strategically for Long-Term Success
In Turkey’s evolving real estate market, both long-term and short-term rentals offer viable investment paths. However, success depends on location, investor profile, legal compliance, and market trends. Whether you aim for stability or high returns, having the right local partner makes all the difference.
At Erta Real Estate in Alanya, we specialize in helping investors choose, manage, and profit from the right rental strategy. Contact us today to find the perfect property in Alanya and turn your real estate investment into a reliable income source.
