Kundu's Hotel-Concept Residences and Türkiye's Short-Let Law 7464

Since 1 January 2024, renting out a home in Antalya to tourists for 100 days or less has required a permit from the Ministry of Culture and Tourism. The rule was introduced by Law No. 7464, and as a general rule the permit needs the unanimous approval of all the unit owners in the building. That is why hotel-concept residences in Kundu attract attention: in a complex planned from the outset for short-term letting, the permit process is far more predictable than in an ordinary apartment block.

This article explains what the law introduced, how hotel-concept complexes work, what the monthly fee (aidat) covers and what to look out for when buying in Kundu.

At a glance: Law 7464 and hotel-concept residences

• The law was adopted on 25 October 2023 and published in the Official Gazette on 2 November 2023; its main provisions took effect on 1 January 2024.
• Renting a home for tourism for 100 days or less requires a permit from the Ministry.
• As a general rule, the permit requires a unanimous decision of all unit owners in the building; in multi-block complexes, only the owners in the relevant block decide.
• A plaque specified by the Ministry must be displayed at the entrance of a permitted home.
• Unpermitted letting is fined per unit, and the amounts are updated every year in line with the revaluation rate.
• In hotel-concept complexes, services such as the lobby, cleaning and spa are reflected in the aidat.

What did Law 7464 change?

The "Law on the Rental of Residences for Tourism Purposes and Amendments to Certain Laws" brought short-term letting under a comprehensive permit system for the first time. Under the law, a home may be rented to the same person for tourism for 100 days or less only if a permit is obtained before the rental contract is signed. The details were set out in a regulation published on 28 December 2023.

How do you get a permit?

The owner applies to the Ministry of Culture and Tourism through e-Devlet, Türkiye's e-government portal. The application requires documents such as title deed details and the decision of the unit owners. A plaque showing the address and permit details must then be displayed at the entrance of the permitted home.

Why does the owners' approval matter so much?

As a general rule, the permit requires a decision taken unanimously by all the unit owners in the building. In complexes with more than one block, the decision is required only from the owners in the block where the home is. In an ordinary apartment building, a single neighbour saying "no" can therefore make tourist letting impossible in practice.

The regulation also provides that, in buildings with more than three units, the same landlord may let no more than 25% of the total number of units for tourism. Certain exceptions apply to "high-quality residences" that meet specific criteria.

How large are the fines?

The law sets an administrative fine per unit for letting without a permit. For 2024, the first fine was TRY 100,000; if no permit was obtained within 15 days of a warning, it rose to TRY 500,000. The amounts are updated every year in line with the revaluation rate, and in 2026 the first-stage fine exceeds TRY 180,000. There are separate fines for breaches such as not displaying the plaque or misrepresenting the property.

What is a hotel-concept residence?

A hotel-concept residence is a complex of apartments registered as homes on the title deed, but offering hotel-style services. The shared areas include a reception or lobby service, indoor and outdoor pools, a spa, a hamam and a gym, and services such as housekeeping are provided by an operating team. Owners can live there themselves, use the apartment for part of the year and rent it out for the rest, or hold it purely as an investment.

These complexes differ from aparthotels that are certified directly as tourism establishments, where the title deed status and the rules of use are different. Always check the status recorded on the title deed before buying; we explain this in our guide to Turkish title deed types.

The advantage of the hotel concept for short-term letting

The owners' approval, the law's toughest condition, is usually planned from the start in hotel-concept complexes: most buyers purchase knowing about short-term letting, and the management plan is prepared for this use. Having lobby, cleaning and maintenance teams on site also makes guest check-ins and apartment turnovers easier. Even so, a permit is issued separately for each home; the suitability of the complex is not enough on its own.

What does the aidat cover?

The aidat in a hotel-concept complex is higher than in an ordinary complex because more staff and more facilities have to be run. The main items that determine it are:

• Lobby and reception staff, and 24-hour security.
• Maintenance of indoor and outdoor pools, and heating the indoor pool.
• Running the spa, hamam, sauna and gym.
• Landscaping, cleaning of shared areas and electricity.
• On-site management and rental services, where offered.

The aidat is set by the operating budget approved by the owners' assembly under the Condominium Law. Before buying, ask for the current budget, what the aidat includes (for example, whether housekeeping is charged separately) and whether a separate commission is charged for rental management. We have gathered an owner's other annual costs in the real costs of owning a home in Antalya.

Why Kundu?

Kundu is a tourism area east of Lara, in the Aksu district, known for its large hotels. The resorts lining the beach, the short distance to the airport and the long summer season make it a natural location for short-term letting. The restaurants, shops and services that have grown up around the hotels keep the area lively throughout the season.

There is another side to this: as a resort area, Kundu is quieter in winter. If you are thinking of living there all year, it is worth seeing the area in the winter months too.

An example in Kundu: Sirius Town

Sirius Town is a hotel-concept complex in Kundu, 500 m from the sea and 12 km from the airport. It has indoor and outdoor pools, an aquapark, a gym and pilates studio, a sauna, a Turkish hamam, steam and salt rooms and massage rooms, along with hotel-style services such as a lobby service, a hairdresser and housekeeping.

Units range from 1+1 apartments of 45 m² net and 2+1 apartments of 70 m² net to roof duplexes of 85 m² and 99 m² net. The project information states that the complex complies with the regulation on tourist letting; remember, however, that the owner still has to obtain a permit separately for each apartment.

Checklist before buying a rental home in Kundu

1. Check the status on the title deed: is it registered as a home or as something else?
2. Read the provisions on tourist letting in the complex's management plan.
3. Ask whether the owners' decision has been taken and how many permitted units there already are in the block.
4. Request the current aidat budget and what it covers in writing.
5. Clarify who will manage the lettings and what commission they charge.
6. Base your income calculation on the whole year, not just the summer months.

To compare long-term and holiday lets, see our article on renting out your property in Antalya.

Frequently asked questions

Do I need a permit to rent out my home in Antalya on Airbnb?

Yes. If you rent out your home for tourism for 100 days or less, Law 7464 requires you to obtain a permit from the Ministry of Culture and Tourism before signing a contract. The rule applies to all short-term lets, whichever platform you use.

Do all the neighbours have to agree?

As a general rule, a unanimous decision of all unit owners in the building is required. In multi-block complexes, only the owners in the block where the apartment is located need to approve. Certain exceptions apply to high-quality residences that meet specific criteria.

What is the fine for letting without a permit?

The law sets an administrative fine per unit. In 2024 the first fine was TRY 100,000, rising to TRY 500,000 if no permit was obtained within 15 days. The amounts rise every year in line with the revaluation rate; in 2026 the first-stage fine exceeds TRY 180,000.

Does buying in a hotel-concept complex guarantee a permit?

No. A complex planned for short-term letting makes the process easier, but a permit is issued separately for each home, and every condition of the application must be met.