Spring: before letting a flat to holidaymakers
Owners planning to rent a flat for short summer stays should first consider Law No. 7464 on the tourist rental of residences. Renting a home for up to 100 days requires a permit from the Ministry of Culture and Tourism; renting without one risks administrative fines.
The hurdle most Konyaaltı owners meet is consent: the permit application must include a unanimous decision of every unit owner in the building. One objecting neighbour can block it. Certain serviced residence projects are exempt, so the building's management plan (yönetim planı) should be checked.
Duration matters too. Under the Turkish Code of Obligations, the protective rules for residential leases do not apply to property let for temporary use for six months or less. Whether a summer contract falls into that category determines the remedies available if a guest refuses to leave.
- Arrival and departure dates and the agreed price
- An inventory and a photo record of the flat at handover
- What the deposit covers and when it is returned
- An obligation to follow site rules on the pool, parking and quiet hours
Early summer: a year-round tenant in a holiday flat
A landlord hoping for higher summer income cannot simply ask a year-round tenant to leave. While a residential lease runs, eviction is possible only on the grounds listed in the law, and a fixed-term lease renews itself for a further year unless the tenant gives notice. Most tenancy disputes require an attempt at mediation (arabuluculuk) before a claim can be filed at the civil court of peace (sulh hukuk mahkemesi).
Midsummer: site management and owners' meetings
Shared pools, parking and rising service charges bring disputes to the owners' assembly (kat malikleri kurulu) every summer. To challenge a resolution, an owner who voted against it has one month from the decision; an owner who was absent has one month from learning of it, and in any case no more than six months from the decision date. Condominium disputes also go to mediation first. Copies of meeting minutes and the annual budget should be kept.
Autumn: when the hotel season ends
Many people on the Konyaaltı coast work only in season. The contract is usually suspended over winter, and not being called back for the next season may be treated by the Court of Cassation (Yargıtay) as dismissal. The first step is to obtain the social security record (SGK hizmet dökümü) from e-Devlet and compare the days reported with the days actually worked. Claims for unpaid wages and severance require mediation before court.
All year: foreign residents
Buying a flat does not bring a residence permit with it. The Presidency of Migration Management closes neighbourhoods with a high share of foreign residents to new residence registrations, and some Konyaaltı neighbourhoods have been on that list. Purchasing property there remains possible, but a first residence permit at that address may be refused. The list changes, so the current position should be confirmed with the Antalya Provincial Migration Office or the YİMER 157 line before signing.
At the land registry (tapu müdürlüğü), sales to foreigners require a valuation report, and a buyer who does not speak Turkish signs with a sworn translator. The title record should be checked for mortgages and attachments, and the occupancy permit (iskân) confirmed with the municipality.
Visiting the office
The office is at Toros Mah. 805 Sk. No:16 D:4, 07070 Konyaaltı/Antalya. The office can be reached by phone 24/7 and meetings are by appointment; directions are available via the map link on this page. Video meetings can be arranged for those abroad, and sending documents by email beforehand saves time.