Professionalisation and Impacts of Short-Term Rentals: The Case of Airbnb in Muğla

Yıl 2023, Cilt: 32 Sayı: 2, 289 - 312, 28.12.2023

Volkan Zoğal , Gözde Emekli

https://doi.org/10.51800/ecd.1399416

Cited By: 1

Öz

Airbnb, the largest of the platforms offering short-term accommodation to tourists on a global scale, is becoming increasingly commercialised and professionalised all over the world. This has led to further debates about the impact of short-term rentals and anti-Airbnb social movements in different cities worldwide. In order to mitigate the negative effects of Airbnb, governments are adopting legal regulations to control short-term rentals and may even choose to ban such activities altogether. Introducing new regulations on this topic in Türkiye in 2023 reflects these efforts.
This study focuses on the professionalisation and impact of short-term rental activities in Muğla, which has the highest number of Airbnb listings relative to its population in Türkiye. In this context, secondary data on Airbnb listings in Muğla were analysed and in-depth interviews were conducted with a total of 35 people, including Airbnb hosts, accommodation facilities, local agencies and local residents. The findings show that Airbnb activities in Muğla are becoming increasingly professionalised. While the positive effects of Airbnb activities are seen as creating economic vitality, providing an accommodation alternative, meeting a need during the pandemic period and strengthening social ties, the main negative effects of the platform are seen as the increasing in rental and sale housing prices and increasing housing problems.

Anahtar Kelimeler

Short-Term Rentals, Professionalisation of Airbnb, Impacts of Airbnb, Housing Problem, Muğla

Proje Numarası

SGA-2021-22657

Kısa Süreli Konut Kiralamalarının Profesyonelleşmesi ve Etkileri: Muğla’da Airbnb Örneği

Öz

Küresel ölçekte turistlere kısa süreli konaklama imkânı sağlayan platformların en büyüğü olan Airbnb, tüm dünyada giderek daha fazla ticarileşmekte ve profesyonelleşmektedir. Bu durum, Airbnb platformu aracılığıyla gerçekleşen kısa süreli konut kiralamalarının etkilerinin daha fazla tartışılmasına ve dünyanın farklı şehirlerinde Airbnb karşıtı toplumsal hareketlere yol açmaktadır. Bu problemleri önlemek adına yönetimler hazırlanan düzenlemelerle önlemler almakta bazen de bu faaliyetleri tamamen yasaklayabilmektedir. Nitekim Türkiye’de de konuya ilişkin 2023 yılında yeni bir yasal düzenlemenin yayımlanması bu çabaların bir yansımasıdır.
Bu çalışma, Türkiye’de nüfusuna oranla en fazla Airbnb ilanına sahip olan Muğla’da kısa süreli konut kiralama faaliyetlerinin profesyonelleşmesine ve etkilerine odaklanmaktadır. Bu kapsamda Muğla’daki Airbnb ilanlarına ilişkin ikincil veriler analiz edilmiş ayrıca Airbnb ilan sahiplerinden, konaklama tesislerinden, yerel acentelerden ve yerel halktan oluşan toplam 35 kişiyle derinlemesine görüşmeler gerçekleştirilmiştir. Araştırmanın bulguları, Muğla’da Airbnb faaliyetlerinin giderek daha fazla profesyonel bir yapı kazandığını göstermiştir. Airbnb faaliyetlerinin ekonomik bir canlılık yaratması, özel konaklama tercihleri olan kitleler için bir alternatif sunması, pandemi döneminde bir ihtiyaca yanıt vermesi ve sosyal bağları kuvvetlendirmesi sistemin olumlu etkileri olarak görülürken, kiralık ve satılık konut fiyatlarını artırması ve barınma sorunlarını büyütmesi sistemin başlıca olumsuz etkileri olarak görülmektedir.

Anahtar Kelimeler

Kısa Süreli Konut Kiralamaları, Airbnb’nin Profesyonelleşmesi, Airbnb’nin Etkileri, Barınma Sorunu, Muğla

Destekleyen Kurum

Ege Üniversitesi Bilimsel Araştırma Projeleri Koordinatörlüğü

Proje Numarası

SGA-2021-22657

Kaynakça

• Adamiak, C. (2019). Current state and development of Airbnb accommodation offer in 167 countries, Current Issues in Tourism, https://doi.org/10.1080/13683500.2019.1696758
• Airbnb. (2021). About Us, https://news.airbnb.com/about-us/ Erişim Tarihi: 01.04.2022
• Arslan, S. (2022, Mayıs 31). Bodrum'da barınma krizi: Öğretmenlerin yüzde 80’i ayrılmak istiyor. https://www.gazeteduvar.com.tr/bodrumda-barinma-krizi-ogretmenlerin-yuzde-80i-ayrilmak-istiyor-haber-1566970
• Balampanidis, D., Maloutas, T., Papatzani, E. & Dimitris, P. (2019). Informal urban regeneration as a way out of the crisis? Airbnb in Athens and its effects on space and society, Urban Research & Practice, https://doi.org/10.1080/17535069.2019.1600009
• Belk, R. (2014). You are what you can access: Sharing and collaborative consumption online. Journal of Business Research, 67(8), 1595–1600.
• Blal, I., Singal, M. & Templin, J. (2018). Airbnb's effect on hotel sales growth. International Journal of Hospitality Management, 73, 85–92.
• Celata, F. & Romano, A. (2020). Overtourism and online short-term rental platforms in Italian cities, Journal of Sustainable Tourism, https://doi.org/10.1080/09669582.2020.1788568
• Choi, K. H., Jung, J. H., Ryu, S. Y., Do Kim, S., & Yoon, S. M. (2015). The relationship between airbnb and the hotel revenue: In the case of Korea. Indian Journal of Science and Technology, 8(26), 1–8.
• Cocola-Gant, A. & Gago, A. (2019). Airbnb, buy-to-let investment and tourism-driven displacement: A case study in Lisbon, Environment and Planning A: Economy and Space https://doi.org/10.1177/0308518X19869012.
• Cocola-Gant, A. & Lopez-Gay, A. (2020). Transnational gentrification, tourism and the formation of ‘foreign only’ enclaves in Barcelona, Urban Studies, 57(15), 3025–3043.
• Cocola-Gant, A. (2016). Holiday Rentals: The New Gentrification Battlefront, Sociological Research Online, 21(3), 10.
• Cocola-Gant, A. (2018a). Tourism gentrification. Lees, L ve Phillips, M (Ed.) Handbook of Gentrification Studies. Cheltenham and Northampton, içinde (s. 281-293), Edward Elgar Publishing.
• Cocola-Gant, A. (2018b). Struggling with the leisure class: Tourism, gentrification and displacement. Yayımlanmamış Doktora Tezi.
• Cocola-Gant, A. (2019). Gentrification and displacement: urban inequality in cities of late capitalism, Schwanen, T.ve R. Van Kempen (Ed.) Handbook of Urban Geography içinde (s. 297-310), Cheltenham and Northampton: Edward Elgar Publishing.
• Cocola-Gant, A. (2023). Place-based displacement: Touristification and neighborhood change, Geoforum 138, 103665, https://doi.org/10.1016/j.geoforum.2022.103665
• Cocola-Gant, A., Gago, A. & Jover, J. (2020). Tourism, gentrification and neighbourhood change: an analytical framework. Reflections from Southern European cities, Oskam, J. (Ed). The Overtourism Debate. NIMBY, Nuisance, Commodification içinde (s. 121-135) Bingley: Emerald.
• Cocola-Gant, A., Jover, J., Carvalho, L. & Chamusca, P. (2021). Corporate hosts: The rise of professional management in the short-term rental industry, Tourism Management Perspectives 40, 100879, https://doi.org/10.1016/j.tmp.2021.100879
• Crommelin, L., Troy, L., Martin, C. & Pettit, C. (2018). Is Airbnb a Sharing Economy Superstar? Evidence from Five Global Cities, Urban Policy and Research, 36(4), 429-444.
• Demir, E. & Emekli, G. (2021). Is Airbnb no longer a sharing economy platform? Evidence from Europe’s top 10 Airbnb destinations, Anatolia, 32(3), 470-488.
• Doğru, T., Hanks, L., Ozdemir, O., Kizildag, M., Ampountolas, A. & Demirer, I. (2020b). Does Airbnb have a homogenous impact? Examining Airbnb’s effect on hotels with different organizational structures. International Journal of Hospitality Management, 86, 102451. https://doi.org/10.1016/j.ijhm.2020.102451
• Doğru, T., Mody, M., Suess, C., Line, N. & Bonn, M. (2020a). Airbnb 2.0: is it a sharing economy platform or a lodging corporation? Tourism Management, 78, 104049. https://doi.org/10.1016/j.tourman.2019.104049
• Dolnicar, S. & Zare, S. (2020). COVID-19 and Airbnb Disrupting the Disruptor. Annals of Tourism Research 83, 102961. https://doi.org/10.1016/j.annals.2020.102961
• European Cities Call for Action on Short-Term Holiday Rentals (2020). Position Paper on Better EU-Legislation of Platforms Offering Short-Term Holiday Rental. https://eurocities.eu/wp-content/uploads/2020/08/EUROPEAN_CITIES_ALLIANCE_ON_SHORT_TERM_RENTALS_final.pdf
• Farmaki, A. & Kaniadakis, A. (2020). Power dynamics in peer-to-peer accommodation: insights from Airbnb hosts. International Journal of Hospitality Management, 89, https://doi.org/10.1016/j.ijhm.2020.102571
• Farmaki, A., Miguel, C., Drotarova, M. H., Aleksić, A., Časni, A. Č., & Efthymiadou, F. (2020). Impacts of Covid-19 on peer-to-peer accommodation platforms: Host perceptions and Responses, International journal of hospitality management, 91, 102663. https://doi.org/10.1016/j.ijhm.2020.102663
• Farronato, C. & Fradkin, A. (2018). The welfare effects of peer entry in the accommodation market: The case of airbnb. Cambridge, MA: National Bureau of Economic Research. No. w24361.
• Freeman, C. & Cheyne, C. (2008). Coasts for Sale: Gentrification in New Zealand, Planning Theory and Practice, (9)1, 33-56.
• Frenken, K & Schor, J. (2017). Putting the sharing economy into perspective, Environmental Innovation and Societal Transitions, 23, 3-10.
• Furukawa, N. & Onuki, M. (2019). The design and effects of short-term rental regulation, Current Issues in Tourism, https://doi.org/10.1080/13683500.2019.1638892
• Gallagher, L. (2020). Airbnb Hikâyesi, Üç Sıradan Adam Bir Endüstriyi Kökten Değiştirdi ve Milyarlarca Dolar Kazandı! (Çev. Pınar Göker). Sola Unitas Yayınevi: İstanbul.
• Geniş, Ş. (2018). Barınma Hakkını Savunmak. Mülkiye Dergisi, 42(3), 481-488
• Gil, J. & Sequera, J. (2020). The professionalization of Airbnb in Madrid: far from a collaborative economy, Current Issues in Tourism, https://doi.org/10.1080/13683500.2020.1757628
• González-Pérez, Jesús M. (2020). The dispute over tourist cities. Tourism gentrification in the historic Centre of Palma (Majorca, Spain), Tourism Geographies, 22(1), 171-191.
• Gravari-Barbas, M. & Guinand, S. (2017). Tourism and Gentrification in Contemporary Metropolises, Routledge: Abingdon.
• Grisdale, S. (2019). Displacement by disruption: short-term rentals and the political economy of “belonging anywhere” in Toronto, Urban Geography, 42(5), 654-680.
• Gurran, N. & Phibbs, P. (2017). When Tourists Move In: How Should Urban Planners Respond to Airbnb?, Journal of the American Planning Association, 83(1), 80-92.
• Gurran, N., Zhang, Y. & Shrestha, P. (2020). ‘Pop-up’ tourism or ‘invasion’? Airbnb in coastal Australia, Annals of Tourism Research 81, 102845, https://doi.org/10.1016/j.annals.2019.102845
• Guttentag, D. (2015). Airbnb: Disruptive innovation and the rise of an informal tourism accommodation sector. Current Issues in Tourism, 18(12), 1192-1217.
• Guttentag, D. & Smith, S. L. J. (2017). Assessing Airbnb as a disruptive innovation relative to hotels: Substitution and comparative performance expectations. International Journal of Hospitality Management, 64, 1-10.
• Hardy, A. & Dolnicar, S. (2017). Types of network members. S. Dolnicar (Ed.), Peer-to-Peer Accommodation Networks: Pushing the boundaries içinde (s. 170–181). Oxford: Goodfellow.
• Heo, C. Y. (2016). Sharing economy and prospects in tourism research, Annals of Tourism Research, 58, 166-170.
• Hof, A. & Blázquez-Salom, M. (2013). The Linkages between Real Estate Tourism and Urban Sprawl in Majorca (Balearic Islands, Spain), Land, 2, 252-277.
• Hughes, N. (2018). Tourists go home: anti-tourism industry protest in Barcelona. Social Movement Studies, 17(4), 471-477.
• Ioannides, D., Röslmaier, M., & van der Zee, E. (2019). Airbnb as an instigator of ‘tourism bubble’ expansion in Utrecht’s Lombok neighbourhood. Tourism Geographies, 21(5), 822-840.
• Kaba, B. (2022). Turkish Rural Lifestyle Migrants To Muğla: A Qualitative Analysıs of Video Narratives, Ege Coğrafya Dergisi, 31(2), 305-319.
• Ki, D. & Lee, S. (2019). Spatial Distribution and Location Characteristics of Airbnb in Seoul, Korea, Sustainability 11, 4108. https://doi.org/10.3390/su11154108
• Lee, D. (2016). How Airbnb Short-Term Rentals Exacerbate Los Angeles’s Affordable Housing Crisis: Analysis and Policy Recommendations. Harvard Law & Policy Review 10(1), 229-254.
• Lefebvre, H. (2016). Şehir Hakkı, (Çev. Işık Ergüden), Sel Yayıncılık, İstanbul.
• Madden, D. & Marcuse, P. (2021). Aşırı Metalaşma Çağında Konutu Savunmak (Çev. Şerife Geniş). İdeal Kent Yayınları: İstanbul.
• Mermet, A. C. (2017). Airbnb and tourism gentrification: critical insights from the exploratory analysis of the ‘Airbnb syndrome’in Reykjavik, Gravari-Barbas, M. ve Guinand, S. (Ed.) Tourism and gentrification in contemporary Metropolises, içinde (s. 52-74), Routledge.
• Molz, J. G. (2012). CouchSurfing and network hospitality: ’It’s not just about the furniture’. Hospitality & Society, 1(3), 215-225.
• Molz, J. G. (2013). Social networking technologies and the moral economy of alternative tourism: The case of couchsurfing.org, Annals of Tourism Research, 43, 210-230.
• Montezuma, J. & McGarrigle, J. (2019). What motivates international homebuyers? Investor to lifestyle ‘migrants’ in a tourist city. Tourism Geographies 21(2), 214-234.
• Morales-Pérez, S., Garay-Tamajón, L. & Troyano-Gontá, X. (2020). Beyond the big touristic city: nature and distribution of Airbnb in regional destinations in Catalonia (Spain), Current Issues in Tourism, https://doi.org/10.1080/13683500.2020.1780201
• Moreno-Izquierdo, L., Ramón-Rodríguez, A. B., Such-Devesa, M. J., & Perles-Ribes, F.F. (2019). Tourist environment and online reputation as a generator of added value in the sharing economy: The case of Airbnb in urban and sun-and-beach holiday destinations. Journal of Destination Marketing & Management, 11, 53–66.
• Neeser, D. (2015). Does Airbnb hurt hotel business: Evidence from the Nordic countries. Master’s Thesis. Universidad Carlos III de Madrid, Madrid, İspanya.
• Nieuwland, S. & van Melik R. (2020). Regulating Airbnb: How cities deal with perceived negative externalities of short-term rentals. Current Issues in Tourism. 23(7), 811-825.
• Önder, İ., Weismayer, C. & Gunter, U. (2019). Spatial price dependencies between the traditional accommodation sector and the sharing economy. Tourism Economics, 25(8), 1150–1166.
• Renau, L. R. (2018). Touristification, Sharing Economies and the New Geography of Urban Conflicts. Urban Science, 2, https://doi.org/10.3390/urbansci2040104
• Resmî Gazete (2023). Konutların Turizm Amaçlı Kiralanmasına ve Bazı Kanunlarda Değişiklik Yapılmasına Dair Kanun, Sayı: 32357, Kanun No: 7464. https://www.resmigazete.gov.tr/eskiler/2023/11/20231102-16.htm
• Robertson, D., Oliver, C. & Nost, E. (2020). Short-term rentals as digitally-mediated tourism gentrification: impacts on housing in New Orleans, Tourism Geographies, https://doi.org/10.1080/13683500.2019.1705768
• Rodríguez-Pérez de Arenaza, D., Hierro L.A. & Patiño, D. (2019). Airbnb, sun-and-beach tourism and residential rental prices. The case of the coast of Andalusia (Spain), Current Issues in Tourism, https://doi.org/10.1080/13683500.2019.1705768
• Schäfer, P. & Braun, N. (2016). Misuse through short-term rentals on the Berlin housing market. International Journal of Housing Markets and Analysis 9(2), 287–311.
• Schor, J. (2015). Homo Varians: Diverse Economic Behaviors in New Sharing Markets, Yayımlanmamış makale, Boston College. https://www.bc.edu/content/dam
• Shah, P. (2011). Coastal gentrification: The coastification of St Leonards-on-Sea. Loughborough, Yayımlanmamış Doktora Tezi. Loughborough University.
• Sigala, M. (2015). Collaborative commerce in tourism: Implications for research and industry, Current Issues in Tourism, 20(4), 346-355.
• Şirin, S. (2023). Ya Adalet Ya Sefalet, Daha Yaşanabilir Bir Türkiye İçin 7 Mesele 7 Reçete, Doğan Kitap, İstanbul.
• Smith, N. (1979). Toward a Theory of Gentrification A Back to The City Movement by Capital, not People, Journal of The American Planning Association, 45(4), 538-548.
• Solana-Solana, M. (2010). Rural gentrification in Catalonia, Spain: A case study of migration, social change and conflicts in the Empordanet area. Geoforum 41, 508-517.
• Uzgören, G. & Türkün, A. (2018). Airbnb’nin Soylulaşma Sürecine Etkisi: Kadıköy Rasimpaşa Mahallesi Örneği, Planlama Dergisi, 28(2), 154-170.
• Uzgören, G. (2022). Airbnb ve Konutun Finansallaşması: Kısa Süreli Konaklama Platformlarını Türkiye’de Konut Sorunu Tartışmalarına Dâhil Etmek, VII. Kent Araştırmaları Kongresi, Bildiri Özeti Kitabı, 1238-1249.
• Wachsmuth, D. & Weisler, A. (2018). Airbnb and the rent gap: gentrification through the sharing economy. Environment and Planning A: Economy and Space 50(6), 1147-1170.
• Yrigoy, I. (2019). Rent gap reloaded: Airbnb and the shift from residential to touristic rental housing in the Palma Old Quarter in Mallorca, Spain. Urban Studies, 56(13), 2709-2726.
• Zervas, G., Proserpio, D. & Byers, J. (2016). The rise of the sharing economy: Estimating the impact of Airbnb on the hotel industry. Journal of Marketing Research, 54, 687–705.
• Zoğal, V. & Emekli, G. (2020). Türkiye’de COVID-19 Salgını Sürecinde İkinci Konutların Değişen Anlamları, International Journal of Geography and Geography Education (IGGE), 42, 168-181.