Hero Service · Rental Income Tax
Turkish rental income tax for foreign property owners
Own a property in Turkey and rent it out? We file your annual return, handle withholding, manage VAT questions for short-term rentals, and apply every deduction you qualify for — in English.
Who this is for
- Non-resident foreigners renting out Istanbul / Bodrum / Antalya apartments
- Expats who moved to Turkey and now rent out a second property
- Citizenship-by-investment buyers who rent out the qualifying property
- Airbnb / Booking short-term rental operators (new 2024 licensing regime)
- US persons needing Turkish-side filings that pair cleanly with their 1040
What's included
- Residency analysis (tam/dar mükellef) and correct filing regime
- Annual personal income tax return (yıllık gelir vergisi beyannamesi)
- Lump-sum deduction (götürü gider) vs. actual expense optimization
- Withholding reconciliation for corporate tenants
- Short-term rental licensing guidance and VAT registration where needed
- Double tax treaty application + Certificate of Residence
- Home-country coordination (US / UK / EU) via partner where needed
How we work
- 01
Intake questionnaire
Property address, lease type, tenant type (individual vs. corporate), gross rent, and any withholding.
- 02
Optimization memo
We run lump-sum vs. actual expense scenarios and pick the lower-tax method for your year.
- 03
Filing
Return filed by March deadline (extendable). Payment schedule delivered in English.
Scope & SMMM disclosure
We deliver the full engagement under SMMM (Certified Public Accountant) scope — preparation, filings, advisory, and ongoing compliance. For YMM certification reports, statutory audits, and court representation we coordinate with vetted partners. You get one point of contact and one invoice.
Frequently asked questions
Do I need to file in Turkey if my rental income is below the exempt threshold?
Below the annual exempt amount (updated yearly) residential rent may not require a return, but the exemption only applies if you have no undeclared wage or freelance income. Most foreign landlords still need to file — we check your full picture first.
Lump-sum deduction or actual expenses — which saves more?
Lump-sum is simpler and wins when you have few documented expenses. Actual-expense wins when you have a mortgage, depreciation, repairs, or management fees. We model both each year.
My tenant is a company that withholds 20% — is that the final tax?
Not necessarily. Corporate tenants withhold 20% but you must still file. The withheld amount is credited against your assessed tax; depending on deductions, you can owe more or get a refund.
Does Airbnb income count as rental or business income?
Turkey treats short-term furnished rentals as commercial activity from a tax perspective and also requires a Ministry of Culture & Tourism license since 2024. VAT and income-tax rules change vs. classic long-term rent — we handle both tracks.
Can I claim the Turkish tax against my US or UK return?
Usually yes via foreign tax credit under the applicable double tax treaty. We issue the Turkish paid-tax certificate and coordinate with your home-country preparer so the credit is not lost.
Related services
Personal income tax for expats living in Turkey
You moved to Turkey. Now what? Residency rules, foreign-source income, dividends, freelance, digital nomad earnings, home-country coordination — we build your Turkish tax life from day one.
Learn more →Set up your Turkish company in 10 business days
LLC (LTD), joint-stock (AŞ), or sole proprietorship (şahıs). Fixed fee, remote handling via power of attorney, English-only paperwork explained line by line.
Learn more →Ready to start?
Book a free 20-minute call. We scope your situation and give you a clear fixed-fee quote.
Book your free call