How to Find Tenants?

Why Finding Tenants in Turkey Is Especially Relevant

Turkey remains one of the most attractive real estate markets for foreign investors. A warm climate, developed infrastructure, steady tourist flow, and relatively affordable housing prices create favorable conditions for generating passive rental income. However, buying a property is only half the battle. The main question every owner faces is: how to find tenants — solvent, reliable, and on terms beneficial to you.

The Turkish rental market situation underwent serious changes in 2024–2025. A new short-term rental law, adopted at the end of 2023, significantly reshaped the rules of the game, especially for those renting to tourists through Airbnb and Booking.com. In this article, we will break down all current methods of finding tenants — from popular online platforms to working with professional agencies — and also consider the legal nuances without which it is now impossible to legally rent out property in Turkey.

Popular Online Platforms for Finding Tenants

The most obvious and widespread way to find tenants is to post an ad on specialized real estate websites. Turkey has several undisputed leaders, used by both locals and foreigners.

Sahibinden.com — the Main Tool of the Turkish Market

Sahibinden is the largest classified ads site in Turkey, similar to Russia’s Avito. Hundreds of thousands of ads for buying, selling, and renting real estate, cars, and other goods are posted here. The platform is available in Turkish and partially in English. To place an ad, you will need to register and typically pay a small fee for publishing in the real estate category. Tip: write the description in two languages — Turkish and English (or Russian) — to reach the widest audience. It is through Sahibinden that most long-term tenants — locals, expats, and students — find housing.

Emlakjet and Hepsiemlak — Alternative Platforms

Emlakjet and Hepsiemlak are two more major Turkish platforms focused exclusively on real estate. Emlakjet is convenient for posting ads from both owners and agencies. Hepsiemlak features a more modern interface and has an active audience in major cities — Istanbul, Ankara, Antalya, Izmir. Posting on several platforms at once significantly increases your reach and speeds up tenant search.

Etagi.com — a Russian Platform for Turkey

The service Etagi (Etazhi) deserves special attention, actively working in the Turkish market and targeting Russian-speaking audiences. Here you can not only post an ad but also order professional tenant search services — with creditworthiness checks and transaction support.

Airbnb and Booking.com — for Short-Term Rentals

If you plan to rent out property on a short-term basis, your main tools are Airbnb and Booking.com. However, since January 1, 2024, new rules in Turkey require a mandatory license from the Ministry of Culture and Tourism. Without it, listing a property on these platforms is prohibited — violations are penalized with a fine of up to 100,000 Turkish lira (about $3,000).

Working with Real Estate Agencies: Pros and Cons

Professional real estate agencies in Turkey offer full-cycle services: from evaluating your property and creating the ad to showing the apartment, screening tenants, and signing the contract. The agency commission is typically one month's rent and is usually paid by the tenant, but it can be negotiated differently.

Advantages of working with an agency:

• Saves time — you don't have to answer calls and show the property yourself.
• Legal protection — the agency checks the tenant's documents and helps draft a contract compliant with Turkish law.
• Access to a base of vetted clients — many agencies already have a pool of established tenants.
• Assistance with taxes and reporting for foreign owners.

Disadvantages:

• Additional commission costs.
• Risk of dealing with an unscrupulous agency — it's important to check the license and reputation.
• Not all agencies are willing to work with short-term rentals.

Short-Term Rentals under New Rules: What Has Changed

On December 28, 2023, Turkey published the “Regulation on Renting Residential Premises for Tourism Purposes,” which came into effect on January 1, 2024 (Law No. 7464). Key changes:

1. Mandatory licensing. Renting a property for up to 100 days requires a special permit from the Turkish Ministry of Culture and Tourism. A sign with licensing information must be posted on the property.
2. Neighbor consent. To license an apartment in a multi-unit building, a notarized consent from all owners of neighboring apartments on the same floor is required.
3. Penalties. Illegally renting out housing for short-term use is punished with a fine of 100,000 lira for the first violation and 500,000 lira for a repeat offense. If no license is obtained within 15 days after a warning, the fine increases to 1,000,000 lira.
4. Mandatory guest registration. The details of all guests must be reported to the police through the GIYKIMBIL system.

These measures have significantly complicated life for owners of “investment” apartments, so many landlords are now shifting focus to long-term rentals — from 6 months and more.

How to Create an Attractive Listing

Even when using the best platforms, success largely depends on the quality of the listing itself. Here is what a good rental property ad in Turkey should include:

• High-quality photos. Don't skimp on photography. Bright, clear shots of the interior, the view from the window, and the complex's facilities (pool, gym, garden) boost responses dramatically. Take 10–15 photos showing all rooms.
• Accurate description. Include the area, number of rooms, floor, presence of furniture and appliances, condition of repairs, proximity to the beach or city center, and transport accessibility.
• Transparent terms. Clearly state the rent, deposit amount (under Turkish law, not more than 3 months’ rent), what is included in the price (utilities, internet, maintenance fee — aidat), and what is paid separately.
• Language of the ad. For maximum reach, publish the text in Turkish and English (or Russian). Most expats search for housing in English.
• Contact information. Provide a phone number (preferably a Turkish number), WhatsApp, and Telegram for international tenants.

Tax Aspects: What an Owner Needs to Know

Any rental income from property in Turkey must be declared and taxed, regardless of whether you are a tax resident of the country. Key points:

• The tax return is filed annually from March 1 to March 31 for the previous calendar year.
• For 2025 (for 2024 income), the tax-free minimum for rental of residential property was 33,000 lira. For 2026 (for 2025 income), this amount has been increased to 47,000 lira.
• The tax rate is progressive: from 15% to 40% depending on the annual income amount.
• From the taxable base, you can deduct either a flat 15% expense (simplified method) or documented expenses for property upkeep.
• For foreign owners, it is advisable to consult a local accountant (mali müşavir) who can help properly file the declaration.

Practical Tips: How to Speed Up Finding Tenants

To summarize, here are some proven recommendations to help you find tenants faster:

1. Use a multi-channel strategy. Post ads simultaneously on Sahibinden, Emlakjet, Hepsiemlak, and in thematic groups on Facebook and Telegram where expats and relocants communicate.
2. Offer flexible terms. The ability to move in on any day, willingness to discuss the lease term, and including some utilities in the price — all this makes your offer more attractive in a competitive market.
3. Monitor the market. Regularly check the prices of similar properties in your neighborhood. An overpriced listing is the main reason ads hang for months with no response.
4. Work on reviews. If you rent daily on Airbnb, ask guests to leave reviews. A high rating and positive comments directly affect your property’s position in the platform’s search results.
5. Prepare the property for viewing. Cleanliness, fresh renovation, working appliances, and a pleasant smell in the apartment are factors that often decide the deal during a personal inspection.
6. Study the target audience. Determine who your ideal tenant is — students, a couple, a remote worker, or tourists — and adapt the description and presentation of the property to this profile.

Conclusion

Finding tenants for property in Turkey is a task that requires a systematic approach and an understanding of local specifics. Use leading Turkish platforms (Sahibinden, Emlakjet, Hepsiemlak) in combination with international services, carefully adhere to new short-term rental legislation, and do not neglect the help of professionals — realtors and accountants. High-quality photos, transparent rental terms, and a market-adequate price will make your offer competitive. Solid legal documentation — whether a short-term rental license or a well-drafted long-term contract — will protect you from fines and future conflicts with tenants.