Authored by the expert who managed and guided the team behind the Turkey Property Pack
Yes, the analysis of Istanbul's property market is included in our pack
Thinking about running an Airbnb in Istanbul and wondering if it can actually make you money in 2026?
You're not alone, and that's exactly what we're going to break down in this guide, with real numbers, legal requirements, and neighborhood-level insights.
We keep this blog post constantly updated with fresh data on Istanbul's short-term rental market and current housing prices.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Istanbul.
Insights
- Istanbul has roughly 27,700 active Airbnb listings as of early 2026, making it one of the most competitive short-term rental markets in the Mediterranean region.
- The average nightly rate for an Airbnb in Istanbul sits around $83, but properties with Bosphorus views can command rates 40% to 90% higher than the citywide average.
- Turkey's tourism-purpose rental law requires a permit for stays up to 100 days, and operating without one is where most Istanbul hosts run into legal trouble.
- Typical occupancy rates in Istanbul hover around 48%, but top-performing hosts with seamless check-in and strong reviews can push that to 60% or even 70%.
- Trade fairs at TÜYAP and Istanbul Expo Center create predictable demand spikes where midweek bookings and nightly rates jump significantly.
- The most saturated neighborhoods for Airbnb in Istanbul are Sultanahmet, Taksim-Galata, Beşiktaş, Moda, and Nişantaşı, where competition is fiercest.
- A self-managed studio or one-bedroom Airbnb in Istanbul typically nets around $400 to $800 per month after expenses, depending on location and operational efficiency.
- Building-level restrictions in Istanbul's condo complexes often matter more than citywide regulations, as many residence buildings strictly limit short-term guests.
- One and two-bedroom apartments get the most bookings in Istanbul because they match the city's dominant traveler mix of couples, small groups, and business visitors.
- Low season months like January and February can see revenues drop to $700 to $1,100, while spring and fall peaks during festivals and fairs can push earnings to $1,800 to $2,400.
Can I legally run an Airbnb in Istanbul in 2026?
Is short-term renting allowed in Istanbul in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is allowed in Istanbul, but it's regulated under Turkey's national framework for tourism-purpose rentals.
The main legal framework that governs short-term rentals is Law 7464, which was published in the Official Gazette in late 2023 and treats any residential rental of up to 100 days per stay as a "tourism-purpose rental" requiring official permission.
The single most important requirement is that you need to obtain a tourism-purpose rental permit before you start listing your property, because operating without one is where most Istanbul hosts get into legal trouble.
Beyond the permit, you'll also need to handle tax obligations through the Turkish Revenue Administration, which means declaring your rental income and keeping proper records of your bookings.
Penalties for operating an unregistered short-term rental in Istanbul can include fines and potential shutdown orders, and enforcement has been increasing in high-tourism districts where neighbors and building management are more likely to report violations.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Turkey.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Turkey.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Istanbul as of 2026?
As of the first half of 2026, Turkey's national rules focus on a 100-day-per-stay threshold rather than imposing a strict minimum night requirement or an annual cap on total rental nights.
These rules apply consistently across all residential property types and don't vary based on whether you're the owner-occupant or an investor, though building-level restrictions in condos can add their own layer of complexity.
Most hosts track their rental periods through their booking platforms and keep documentation in case of audits, though there's no centralized government reporting system for individual nights rented.
If you somehow structure a single stay longer than 100 days, it would technically fall outside the tourism-purpose rental framework and into a different legal category, so most hosts simply ensure each booking stays within that window.
Do I have to live there, or can I Airbnb a secondary home in Istanbul right now?
There is no strict owner-occupancy requirement for running an Airbnb in Istanbul, which means you don't have to live in the property yourself to legally rent it out short-term.
Owners of secondary homes and investment properties can legally operate short-term rentals in Istanbul, as long as they obtain the required tourism-purpose rental permit and meet the other compliance obligations.
The permit process applies equally whether it's your primary residence or a secondary property, so there's no additional licensing layer specifically for investment units.
The main practical difference isn't legal but operational: secondary homes in condo buildings often face stricter building management rules, and you'll need a reliable system for remote check-ins, cleaning, and guest communication since you won't be on-site.
Don't buy the wrong property, in the wrong area of Istanbul
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Can I run multiple Airbnbs under one name in Istanbul right now?
Yes, you can operate multiple Airbnb listings in Istanbul under one name, but you should expect to need a separate tourism-purpose rental permit for each individual property or unit.
There's no explicit cap on how many properties one person or entity can list for short-term rental in Istanbul, so scaling up is legally possible if you're willing to manage the compliance for each unit.
If you plan to run multiple apartments, especially in popular areas like Beyoğlu, Şişli, or Fatih, you'll want to treat it like a small business with standardized cleaning, check-in procedures, and centralized accounting to keep everything organized.
Do I need a short-term rental license or a business registration to host in Istanbul as of 2026?
As of the first half of 2026, you need to obtain a tourism-purpose rental permit before listing your property for short-term rental in Istanbul, and you'll also need to handle your tax registration obligations with the Turkish Revenue Administration.
The permit application process involves submitting your property documentation to the relevant authorities, and while timelines can vary, you should budget several weeks to a few months depending on your building situation and local processing speeds.
You'll typically need property ownership documents, identification, and building consent where applicable, along with proof that the unit meets basic safety and habitability standards.
Costs for the permit and ongoing compliance are relatively modest compared to Western European markets, but you should factor in administrative time and potentially some professional help to navigate the Turkish bureaucracy if you're not fluent in the system.
Are there neighborhood bans or restricted zones for Airbnb in Istanbul as of 2026?
As of the first half of 2026, there isn't a single official map that marks certain Istanbul neighborhoods as completely off-limits for Airbnb, but practical restrictions definitely exist based on building rules and enforcement intensity.
The neighborhoods where short-term rental restrictions feel tightest include Sultanahmet in Fatih, Taksim and Galata in Beyoğlu, central Beşiktaş, Moda in Kadıköy, and Nişantaşı in Şişli, mainly because these areas have the highest tourism density and the most neighbor complaints.
The main reason these zones are restricted in practice isn't citywide zoning but building-level governance: condo associations and residence management companies in these high-demand areas actively monitor for short-term guests and can block or penalize hosts who operate without proper approvals.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Istanbul in 2026?
What's the average and median nightly price on Airbnb in Istanbul in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Istanbul is around $83 (approximately €79 or 2,900 Turkish Lira), while the median nightly price sits closer to $75 (about €71 or 2,625 TL).
The typical nightly price range that covers roughly 80% of Istanbul Airbnb listings falls between $50 and $140 (€47 to €133 or 1,750 to 4,900 TL), with studios and one-bedrooms clustering at the lower end and larger family apartments and view properties pushing the upper boundary.
The single factor with the biggest impact on nightly pricing in Istanbul is location, specifically whether your property has a Bosphorus or Golden Horn view, walkable access to major attractions, and reliable metro or tram connectivity.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Istanbul.
How much do nightly prices vary by neighborhood in Istanbul in 2026?
As of the first half of 2026, nightly prices for Airbnb listings in Istanbul can vary by 100% or more between neighborhoods, with premium areas like Galata and Cihangir in Beyoğlu averaging $95 to $160 per night ($95 to $160 / €90 to €152 / 3,325 to 5,600 TL) while more affordable pockets start around $50 to $70 ($50 to $70 / €47 to €66 / 1,750 to 2,450 TL).
The three neighborhoods with the highest average nightly prices in Istanbul are Beyoğlu (especially Galata and Cihangir), Beşiktaş (particularly the Ortaköy and waterfront edges), and Şişli (the Nişantaşı district), where view properties and walkability command premium rates of $95 to $160 per night.
The more affordable neighborhoods include parts of Bakırköy, Büyükçekmece, and outer Üsküdar, where nightly rates typically range from $50 to $80 ($50 to $80 / €47 to €76 / 1,750 to 2,800 TL), and guests still book these areas because of proximity to trade fair venues and the Istanbul airport.
What's the typical occupancy rate in Istanbul in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Istanbul averages around 48%, though this varies significantly based on location, property quality, and how well hosts manage their listings.
The realistic occupancy rate range that covers most Istanbul listings falls between 35% and 65%, with underperforming units stuck in the low 30s and top-tier properties in prime locations reaching into the mid-60s or even 70%.
Istanbul's occupancy rates are competitive within the Turkish market and comparable to other major Mediterranean destinations, though they remain lower than some European capitals due to the sheer volume of listings and the city's distinct seasonality patterns.
The single biggest factor for achieving above-average occupancy in Istanbul is operational excellence, meaning seamless self check-in that actually works in apartment buildings, fast response times, consistent cleanliness, and strong reviews that build trust with potential guests.
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What's the average monthly revenue per listing in Istanbul in 2026?
As of the first half of 2026, the estimated average monthly revenue per Airbnb listing in Istanbul is approximately $1,200 (around €1,140 or 42,000 Turkish Lira), calculated by multiplying the average daily rate by typical occupancy across 30 days.
The realistic monthly revenue range that covers roughly 80% of Istanbul listings falls between $700 and $2,100 ($700 to $2,100 / €665 to €1,995 / 24,500 to 73,500 TL), with studios and one-bedrooms at the lower end and well-positioned two or three-bedroom apartments at the higher end.
Top-performing Airbnb listings in Istanbul, particularly those with Bosphorus views, prime walkability, and excellent reviews, can achieve monthly revenues of $2,500 to $4,000 or more ($2,500 to $4,000 / €2,375 to €3,800 / 87,500 to 140,000 TL). For example, a well-managed two-bedroom in Galata earning $120 per night at 65% occupancy would generate roughly $2,340 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Istanbul.
What's the typical low-season vs high-season monthly revenue in Istanbul in 2026?
As of the first half of 2026, typical monthly revenue during Istanbul's low season drops to around $700 to $1,100 ($700 to $1,100 / €665 to €1,045 / 24,500 to 38,500 TL), while high-season months during spring, fall, and event-heavy periods can push revenues to $1,800 to $2,400 ($1,800 to $2,400 / €1,710 to €2,280 / 63,000 to 84,000 TL) or higher.
Low season in Istanbul typically covers January through early March and parts of late November, while high season runs through April to June and September to November when tourism peaks, trade fairs are most active, and cultural events like the Istanbul Biennial and major festivals draw international visitors.
What's a realistic Airbnb monthly expense range in Istanbul in 2026?
As of the first half of 2026, a realistic monthly expense range for operating a self-managed Airbnb in Istanbul runs from about $300 to $700 for studios and one-bedrooms ($300 to $700 / €285 to €665 / 10,500 to 24,500 TL), up to $600 to $1,300 for three-bedroom apartments, and $1,000 to $2,500 for villas.
Cleaning and laundry typically represent the largest single expense category for Istanbul Airbnb hosts, often running $150 to $400 per month ($150 to $400 / €142 to €380 / 5,250 to 14,000 TL) depending on turnover frequency and property size, with utilities, consumables, and building dues adding to the total.
Most Istanbul hosts should expect operating expenses to consume between 35% and 55% of their gross revenue, with professional management adding another 15% to 25% on top if you choose to outsource.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Istanbul.
What's realistic monthly net profit and profit per available night for Airbnb in Istanbul in 2026?
As of the first half of 2026, a realistic monthly net profit for a self-managed Airbnb in Istanbul ranges from approximately $400 to $800 ($400 to $800 / €380 to €760 / 14,000 to 28,000 TL), which translates to a profit per available night of roughly $13 to $27.
The realistic monthly net profit range that covers most Istanbul listings spans from near break-even for poorly located or under-optimized properties up to $1,000 or more ($1,000+ / €950+ / 35,000+ TL) for premium view units with strong occupancy.
Net profit margins for Istanbul Airbnb hosts typically land between 30% and 50% of gross revenue for self-managed properties, though this drops to 15% to 30% when using professional management services.
The break-even occupancy rate for a typical Istanbul Airbnb listing sits around 25% to 35%, meaning you need roughly 8 to 11 booked nights per month just to cover your fixed and variable costs before making any profit.
In our property pack covering the real estate market in Istanbul, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Istanbul as of 2026?
How many active Airbnb listings are in Istanbul as of 2026?
As of the first half of 2026, Istanbul has approximately 27,700 active Airbnb listings, making it one of the largest and most competitive short-term rental markets in Turkey and the broader Mediterranean region.
This listing count has grown steadily over the past several years, reflecting Istanbul's position as a major tourism and business destination, though the pace of growth has moderated as the market matures and regulations tighten.
Which neighborhoods are most saturated in Istanbul as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Istanbul are Beyoğlu (especially Taksim, Cihangir, and Galata), Fatih (particularly Sultanahmet, Eminönü, and Balat), Şişli (Nişantaşı and Osmanbey), Beşiktaş center and Ortaköy, and Kadıköy's Moda district.
These neighborhoods became saturated because they combine walkable access to major attractions, strong metro and tram connectivity, vibrant nightlife and dining scenes, and the kind of "Instagram-worthy" character that drives tourist demand, which naturally attracted more hosts.
Relatively undersaturated neighborhoods that may offer better opportunities for new Istanbul hosts include areas near the trade fair venues like Bakırköy and Büyükçekmece (near TÜYAP and Istanbul Expo Center), as well as emerging pockets in Üsküdar and the Asian side where demand is growing but competition remains lower.
What local events spike demand in Istanbul in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Istanbul include major trade fairs at TÜYAP and Istanbul Expo Center, the Istanbul Marathon, and cultural events organized by İKSV like the Istanbul Biennial and various film and music festivals.
During these peak events, Istanbul hosts typically see booking rates jump by 20% to 40% and nightly rates increase by 15% to 35% compared to baseline periods, with the biggest spikes occurring during large international trade fairs that bring business travelers.
Hosts in Istanbul should typically adjust their pricing and availability settings at least two to four weeks before major events, with trade fair dates available on the TÜYAP calendar and marathon and festival dates published well in advance by their respective organizers.
What occupancy differences exist between top and average hosts in Istanbul in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Istanbul typically achieve occupancy rates of 60% to 70%, significantly outperforming the market average through consistently excellent reviews, seamless operations, and strategic pricing.
By comparison, average hosts in Istanbul hover around the 48% occupancy benchmark, while under-optimized listings with slow responses, inconsistent cleanliness, or difficult check-in processes often struggle at 30% to 40% occupancy.
New hosts in Istanbul typically need 6 to 12 months of consistent quality service and positive reviews to build up to top-performer occupancy levels, with the initial months often running below average as you establish your listing's reputation and search ranking.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Istanbul.
Which price points are most crowded, and where's the "white space" for new hosts in Istanbul right now?
The nightly price range with the highest concentration of Airbnb listings in Istanbul is the $60 to $110 band (€57 to €104 / 2,100 to 3,850 TL), where most studios and one-bedroom apartments in central districts compete intensely for bookings.
The "white space" opportunities for new Istanbul hosts exist at both ends: below $60 in underserved fair-adjacent neighborhoods, and above $130 to $160 (€123 to €152 / 4,550 to 5,600 TL) for genuinely premium properties with undeniable views, modern design, and family-ready amenities that justify the premium.
Property characteristics that would help a new host succeed in the underserved segments include genuine family-readiness for two-bedroom units (proper beds, not just sofa sleepers), proximity to TÜYAP or Istanbul Expo Center for business traveler appeal, and authentic Bosphorus or Golden Horn views with photography that matches reality.
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What property works best for Airbnb demand in Istanbul right now?
What bedroom count gets the most bookings in Istanbul as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom apartments get the most bookings on Airbnb in Istanbul, as they match the dominant traveler profile of couples, small friend groups, and business visitors attending trade fairs.
The estimated booking rate breakdown by bedroom count in Istanbul shows studios at around 20% of bookings, one-bedrooms at roughly 35%, two-bedrooms at about 30%, and three-bedroom or larger units capturing the remaining 15%.
One and two-bedroom apartments perform best in Istanbul specifically because the city attracts a mix of leisure tourists, business travelers, and small family groups rather than large vacation parties, and because Istanbul's building stock is dominated by apartment buildings that favor these unit sizes.
What property type performs best in Istanbul in 2026?
As of the first half of 2026, apartments and condos in central, transit-rich districts perform best overall for Airbnb in Istanbul, offering the most consistent demand and the best balance of occupancy and operational simplicity.
Occupancy rates across property types in Istanbul show apartments and condos averaging around 48% to 55% in good locations, while detached houses and villas often run lower at 35% to 45% due to their typically more suburban locations and higher price points that narrow the guest pool.
Apartments outperform other property types in Istanbul because they align with how the city actually works: guests want metro and tram access, walkable neighborhoods, and the security of a building with a lobby or concierge, which urban apartments naturally provide while villas require cars and offer less convenient access to attractions.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Istanbul, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Republic of Türkiye Official Gazette (Resmî Gazete) | This is the official publication channel for all binding Turkish laws and regulations. | We used it to anchor the exact legal definition of tourism-purpose rentals and the core permit requirements. We treat everything else as commentary unless it matches this text. |
| Ministry of Culture and Tourism (Law 7464 PDF) | It's hosted on an official Ministry domain and mirrors the enacted law text for public access. | We used it to confirm the 100-day-per-stay scope and what's explicitly included or excluded from the STR regime. We cross-checked wording against the Official Gazette version. |
| Ministry of Culture and Tourism Statistics Portal | It's the Turkish government's own tourism data entry point with official visitor statistics. | We used it to ground demand drivers like tourism volume and seasonality instead of guessing from listings data alone. We paired it with STR metrics to estimate revenues. |
| Turkish Statistical Institute (TURKSTAT / TÜİK) | Turkey's official statistics agency for inflation, regional price levels, labor, and tourism accounts. | We used it to anchor inflation and cost pressure context for cleaning, utilities, and wages. We use it as a reality check on any private-sector cost and revenue numbers. |
| Central Bank of the Republic of Türkiye (CBRT) | It's the central bank's official housing price index with transparent methodology. | We used it to frame purchase-price risk and to keep ROI discussions realistic in Turkey's high-inflation environment. We also use it as a sanity check on market price anecdotes. |
| AirDNA Istanbul Market Overview | AirDNA is a widely used STR analytics provider with transparent methodology and broad market coverage. | We used it for the two key revenue inputs: ADR and occupancy. We then computed implied monthly revenue rather than trusting a single headline metric. |
| TÜYAP Fair Center Calendar | It's the organizer's official schedule for major trade fairs that drive weekend and midweek demand spikes. | We used it to identify predictable compression weeks when prices and occupancy jump. We connected these dates to the seasonality section for high-season revenue estimates. |
| Istanbul Marathon Official Site | It's the event's official website with confirmed timing and year-to-year continuity. | We treated marathon week as a repeatable demand bump, especially in neighborhoods along transport corridors. We use it as an example of citywide event demand. |
| İKSV (Istanbul Foundation for Culture and Arts) | İKSV is the long-running official organizer behind major festivals and biennials that affect tourism demand. | We used it to back claims about culture-driven travel peaks during the biennial and festivals. We avoid third-party event blogs unless they point back to İKSV. |
| Turkish Revenue Administration (GİB) Guidebook | It's the tax authority's own guidance on rental income declarations and deductions. | We used it to set realistic after-tax expectations and explain how individuals typically declare rental income. We also use it to frame what bookkeeping a non-professional host should plan for. |
| Turkish Bar Association (TBB) | It's a national professional body that references enacted legislation for legal corroboration. | We used it as a secondary cross-check that we're citing the right law and publication date. We do not use it to invent rules not present in the Official Gazette text. |
| Ekonomim (Turkish National Press) | It's a mainstream outlet that explicitly ties regulatory stories to Official Gazette changes. | We used it only to flag that amendments happened and what they targeted at a high level. We still treat the Official Gazette as the final word for compliance decisions. |
| Investropa Turkey Property Pack | It's our own proprietary research combining official data with on-the-ground market analysis. | We used it to supplement official sources with practical investor insights and to provide deeper neighborhood-level profitability analysis not available in public data. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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