Authored by the expert who managed and guided the team behind the Turkey Property Pack
Yes, the analysis of Alanya's property market is included in our pack
Everything you need to know about renting out a property in Alanya as a foreigner is covered in this guide, from legal requirements to realistic rental yields.
We constantly update this blog post to reflect the latest regulations, market data, and rental trends in Alanya.
Whether you're considering long-term tenants or short-term holiday rentals, you'll find the numbers and strategies that actually work in Alanya's coastal rental market.
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 Alanya.
Insights
- Alanya's gross rental yield sits around 4.5% to 5.5% for long-term rentals in early 2026, which is solid for a Turkish coastal market but drops to roughly 2.8% to 3.8% net after aidat fees, management, and taxes.
- Short-term rentals in Alanya now require a tourism-purpose permit under Law 7464, and the 100-day threshold means most Airbnb-style operations fall under this regulated framework.
- Foreigners do not need Turkish residency to rent out property in Alanya, but a Turkish tax number (obtainable online) is essential for legally collecting rental income.
- Alanya's short-term rental market has around 1,900 active Airbnb listings, making competition high near Cleopatra Beach but more manageable in differentiated niches like family-sized units.
- Average nightly rates for short-term rentals in Alanya range from 1,700 to 2,400 Turkish lira (roughly 34 to 48 euros), with strong seasonality pushing summer rates much higher.
- Cikcilli and Tosmur often deliver better yields than beachfront Alanya neighborhoods because purchase prices are lower while rents remain competitive for year-round tenants.
- Furnished apartments in Alanya typically rent 15% to 25% faster than unfurnished ones, largely because the expat and seasonal worker population prefers move-in-ready units.
- Turkey's rent increase rules are now tied to the 12-month CPI average, which means landlords in Alanya cannot raise rents freely during a lease renewal.
- Monthly holding costs for an Alanya rental (excluding mortgage) typically run between 3,000 and 9,000 Turkish lira, with aidat being the biggest variable depending on building amenities.
Can I legally rent out a property in Alanya as a foreigner right now?
Can a foreigner own-and-rent a residential property in Alanya in 2026?
As of early 2026, foreigners can legally buy and rent out residential property in Alanya, which sits in Antalya province and remains one of Turkey's most popular areas for foreign property buyers.
The standard ownership structure for foreigners in Alanya is direct freehold ownership via a registered title deed (tapu), which gives you full rights to rent out the property just like a Turkish citizen.
The main limitation foreigners face is a 30-hectare national cap on total land ownership and restrictions in certain military or security zones, but these rarely affect typical Alanya apartments or villas.
If you're not a local, you might want to read our guide to foreign property ownership in Alanya.
Do I need residency to rent out in Alanya right now?
No, you do not need Turkish residency to rent out a property in Alanya, and many foreign landlords manage their rentals entirely from abroad.
However, you do need a Turkish tax identification number (often called a "potential tax number" for non-residents) to legally receive rental income, and you can apply for this online through the Digital Tax Office.
A Turkish bank account is not strictly mandatory by law, but in practice most landlords open one because it makes collecting rent, paying building dues (aidat), and handling utilities much easier.
Managing an Alanya rental remotely is very feasible if you hire a local property manager, who can handle tenant relations, maintenance, and compliance for a typical fee of 8% to 12% of collected rent.
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What rental strategy makes the most money in Alanya in 2026?
Is long-term renting more profitable than short-term in Alanya in 2026?
As of early 2026, short-term rentals in Alanya can generate higher gross revenue than long-term leases, but only if you secure the required tourism permit and manage the strong seasonality effectively.
A well-managed long-term rental in Alanya might bring in around 180,000 to 240,000 Turkish lira per year (roughly 3,600 to 4,800 euros), while a compliant short-term rental in a good location could gross 250,000 to 350,000 Turkish lira (roughly 5,000 to 7,000 euros), though with significantly higher operating costs.
Properties near Cleopatra Beach or in walkable central Alanya tend to favor short-term renting because tourists prioritize sea access and nightlife, while quieter residential areas like Oba or Tosmur work better for stable long-term tenants.
What's the average gross rental yield in Alanya in 2026?
As of early 2026, the average gross rental yield for long-term residential rentals in Alanya falls between 4.5% and 5.5% per year.
Most Alanya properties fall within a gross yield range of 4% to 6%, with the lower end typical for premium beachfront units and the higher end more common in practical residential neighborhoods.
Smaller units like studios and 1-bedroom apartments in Alanya generally achieve the highest gross yields because their purchase prices are proportionally lower while rents remain competitive for the large expat and seasonal worker population.
By the way, we have much more granular data about rental yields in our property pack about Alanya.
What's the realistic net rental yield after costs in Alanya in 2026?
As of early 2026, the realistic net rental yield for long-term rentals in Alanya typically lands between 2.8% and 3.8% per year after all recurring costs.
Most Alanya landlords experience net yields in this range, though properties in high-aidat complexes with pools and security tend toward the lower end while simpler buildings without extensive amenities can reach the higher end.
The three main cost categories that eat into Alanya gross yields are aidat (monthly building dues that can run 1,500 to 6,000 Turkish lira in coastal complexes), property management fees for remote owners (typically 8% to 12% of rent), and the income tax on rental earnings filed through the Turkish tax system.
You might want to check our latest analysis about gross and net rental yields in Alanya.
What monthly rent can I get in Alanya in 2026?
As of early 2026, typical monthly rents in Alanya run around 9,000 to 14,000 Turkish lira (180 to 280 euros or 190 to 300 USD) for a studio, 12,000 to 20,000 Turkish lira (240 to 400 euros or 255 to 425 USD) for a 1-bedroom, and 18,000 to 30,000 Turkish lira (360 to 600 euros or 385 to 640 USD) for a 2-bedroom.
A decent studio in Alanya at the entry level typically rents for 9,000 to 12,000 Turkish lira per month (180 to 240 euros or 190 to 255 USD), depending on location and condition.
A typical 1-bedroom apartment in a reasonable Alanya neighborhood commands 14,000 to 18,000 Turkish lira monthly (280 to 360 euros or 300 to 385 USD) in the mid-range.
A standard 2-bedroom apartment in Alanya's popular areas rents for 22,000 to 28,000 Turkish lira per month (440 to 560 euros or 470 to 595 USD) in the mid-to-high range.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Alanya.
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.
What are the real numbers I should budget for renting out in Alanya in 2026?
What's the total "all-in" monthly cost to hold a rental in Alanya in 2026?
As of early 2026, the total monthly cost to hold a typical rental property in Alanya (excluding mortgage and tenant-paid utilities) runs between 3,000 and 9,000 Turkish lira (60 to 180 euros or 65 to 190 USD).
Most Alanya landlords fall within this range, with simpler apartments in basic buildings at the low end and units in full-amenity complexes with pools, gyms, and 24-hour security at the high end.
The single largest cost category for Alanya rentals is almost always aidat (building dues), which can range from 1,500 to 6,000 Turkish lira monthly depending on how many shared facilities your complex maintains.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Alanya.
What's the typical vacancy rate in Alanya in 2026?
As of early 2026, a realistic vacancy rate assumption for long-term rentals in Alanya is around 8% to 15% per year, meaning roughly 1 to 2 months empty.
Alanya landlords should budget for about 1.5 months of vacancy annually to be safe, mainly because tenant turnover involves repainting, cleaning, and finding the next qualified renter in a seasonal market.
The main factor driving vacancy differences across Alanya neighborhoods is proximity to year-round demand sources like schools, hospitals, and shopping centers, with areas like Oba staying fuller than purely tourist-focused zones.
The highest tenant turnover in Alanya typically happens in late spring (April to May) when seasonal workers and winter expats leave, and again in early autumn (September to October) when summer holiday tenants depart.
We have a whole part covering the best rental strategies in our pack about buying a property in Alanya.
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Where do rentals perform best in Alanya in 2026?
Which neighborhoods have the highest long-term demand in Alanya in 2026?
As of early 2026, the three Alanya neighborhoods with the strongest overall long-term rental demand are Oba (year-round residential appeal), Cikcilli (practical access and mid-price stock), and Alanya Merkez (central convenience and walkability).
Families in Alanya tend to concentrate their rental searches in Oba for its schools and quieter streets, Tosmur for its residential feel, and Kestel for its spacious units away from the tourist bustle.
Student demand in Alanya is more limited than in university cities, but what exists clusters in Alanya Merkez pockets with walkable cafes and services, and in parts of Cikcilli with affordable studio inventory.
Expats and international professionals looking for long-term rentals in Alanya gravitate toward Mahmutlar (large established expat community), Oba (more integrated local lifestyle), and the Cleopatra/Saray area (premium lifestyle positioning near the beach).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Alanya.
Which neighborhoods have the best yield in Alanya in 2026?
As of early 2026, the three Alanya neighborhoods that typically deliver the best rental yields are Cikcilli, Tosmur, and Mahmutlar (when you avoid overpaying in the most touristy micro-spots).
These yield-focused Alanya neighborhoods generally offer gross returns in the 5% to 6.5% range, compared to 3.5% to 4.5% in premium beachfront locations where purchase prices are inflated.
The main characteristic allowing these neighborhoods to achieve higher yields is their position "one step back" from the sea, which keeps purchase prices reasonable while rents stay competitive because tenants value practical amenities over paying a premium for a beach view.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Alanya.
Where do tenants pay the highest rents in Alanya in 2026?
As of early 2026, the three Alanya neighborhoods where tenants pay the highest monthly rents are the Cleopatra/Saray area near Cleopatra Beach, prime central pockets of Alanya Merkez, and newer luxury complexes along the seafront in Oba and Kestel.
A standard apartment in these premium Alanya neighborhoods typically rents for 25,000 to 45,000 Turkish lira per month (500 to 900 euros or 530 to 960 USD), with the highest prices reserved for sea-view units in modern buildings.
The main driver of these premium rents is the combination of direct walkability to the famous Cleopatra Beach and immediate access to restaurants, cafes, and nightlife, which creates a lifestyle package that tenants willingly pay extra for.
The typical tenant profile in these highest-rent Alanya neighborhoods includes well-paid remote workers from Northern Europe, retirees seeking a comfortable coastal lifestyle, and business owners who want a prestigious address close to the action.
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.
What do tenants actually want in Alanya in 2026?
What features increase rent the most in Alanya in 2026?
As of early 2026, the three property features that increase monthly rent the most in Alanya are walking distance to the sea and local shops, high-quality air conditioning with good insulation (summer comfort is non-negotiable here), and a usable balcony or terrace with a view.
Being within a 5-minute walk of Alanya's beaches and cafes can add a 15% to 25% rent premium compared to otherwise similar units further inland.
One commonly overrated feature in Alanya is an elaborate shared pool complex, because while it attracts attention, the high aidat fees often cancel out any rent premium and tenants increasingly prioritize beach access over pool amenities anyway.
One affordable upgrade that delivers strong returns for Alanya landlords is installing reliable fiber internet and a modern split-unit air conditioner, because remote workers and expats specifically filter for these features and will pay 5% to 10% more for a unit that has them.
Do furnished rentals rent faster in Alanya in 2026?
As of early 2026, furnished apartments in Alanya typically rent 2 to 4 weeks faster than unfurnished ones because a large share of the tenant pool (expats, seasonal workers, relocating professionals) wants move-in-ready units.
Furnished rentals in Alanya also command a rent premium of roughly 15% to 25% over comparable unfurnished units, making the upfront investment in furniture worthwhile for most landlords targeting the international tenant market.
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How regulated is long-term renting in Alanya right now?
Can I freely set rent prices in Alanya right now?
Landlords in Alanya can freely negotiate the initial rent with a new tenant at whatever price the market will bear, with no government-mandated ceiling on starting rents.
However, once a lease is in place, rent increases during renewals are capped by Turkey's CPI-based framework (tied to the 12-month average consumer price index), which replaced the temporary 25% cap that ended in July 2024.
What's the standard lease length in Alanya right now?
The standard lease length for residential rentals in Alanya is one year, which then typically auto-renews annually unless either party gives proper notice.
Landlords in Alanya can legally require a security deposit of up to 3 months' rent (for example, 36,000 to 60,000 Turkish lira or 720 to 1,200 euros for a typical 1-bedroom), which is the maximum allowed under Turkish law.
At the end of a tenancy, Turkish law requires landlords to return the deposit minus any legitimate deductions for unpaid rent or damages, though the specific timeline for return is not rigidly defined and typically happens within 1 to 2 weeks of move-out and inspection.
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 does short-term renting really work in Alanya in 2026?
Is Airbnb legal in Alanya right now?
Airbnb-style short-term rentals are legal in Alanya, but only if you comply with Turkey's tourism-purpose rental framework established under Law 7464.
To operate a short-term rental in Alanya legally, you need to obtain a permit through the Ministry of Culture and Tourism's authorization process, which involves registering your property and meeting specific safety and documentation requirements.
The regulation explicitly targets rentals of 100 days or less, meaning most holiday rental activity in Alanya falls under this permit requirement.
The most common consequence for operating an unlicensed short-term rental in Alanya is administrative fines, and repeated violations can lead to listing removal from platforms and potential legal proceedings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Alanya.
What's the average short-term occupancy in Alanya in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Alanya sits around 45% to 55%, with significant variation depending on location and property quality.
Most Alanya short-term rentals experience occupancy somewhere in the 35% to 65% range, with well-positioned properties near Cleopatra Beach hitting the upper end and less differentiated listings struggling at the lower end.
The highest occupancy months for Alanya short-term rentals are June through September, when Mediterranean beach tourism peaks and weekly occupancy can exceed 80% to 90% in good listings.
The lowest occupancy months are December through February, when Alanya's tourism slows considerably and many short-term rentals see only 20% to 35% occupancy unless they cater specifically to long-stay winter expats.
Finally, please note that you can find much more granular data about this topic in our property pack about Alanya.
What's the average nightly rate in Alanya in 2026?
As of early 2026, the average nightly rate for short-term rentals in Alanya is approximately 1,700 to 2,400 Turkish lira (34 to 48 euros or 36 to 51 USD).
Most Alanya short-term listings fall within a nightly rate range of 1,200 to 3,500 Turkish lira (24 to 70 euros or 26 to 75 USD), with basic studios at the low end and premium sea-view apartments at the high end.
The typical difference between peak season (July and August) and off-season (January and February) nightly rates in Alanya is around 800 to 1,500 Turkish lira (16 to 30 euros or 17 to 32 USD), meaning summer rates can be 40% to 60% higher than winter rates.
Is short-term rental supply saturated in Alanya in 2026?
As of early 2026, the short-term rental market in Alanya is competitive but not impossibly saturated, with around 1,900 active Airbnb listings creating meaningful competition in the most obvious tourist zones.
The number of active short-term rental listings in Alanya has been relatively stable, with the new permit requirements under Law 7464 likely filtering out some non-compliant operators while serious investors continue to enter.
The most oversaturated neighborhoods for short-term rentals in Alanya are the immediate Cleopatra Beach area and large resort-style complexes in Mahmutlar, where many similar-looking units compete on price alone.
Neighborhoods that still have room for new short-term rental supply in Alanya include parts of Oba with good beach access but less existing STR density, and Kestel where family-sized units with sea views remain relatively scarce.
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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 Alanya, 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 |
|---|---|---|
| Turkish Ministry of Foreign Affairs | Official government source explaining foreign ownership rules. | We used it to confirm foreigners can legally buy and rent out residential property. We also used it to frame national ownership limits. |
| TKGM (Land Registry & Cadastre) | Official land registry explaining title deed procedures. | We used it to describe the real-world purchase steps foreigners must follow. We also used it to support documentation and registration requirements. |
| Mevzuat (Law 7464) | Turkey's official consolidated legislation portal. | We used it to ground the short-term rental legality section in actual law. We also used it to explain the permit framework. |
| Turkish Revenue Administration (GİB) | Official tax authority online application for foreigners. | We used it to confirm you can get a Turkish tax number without residency. We also used it to explain the minimum setup for legal renting. |
| Endeksa | Widely used Turkish housing analytics platform with clear methodology. | We used it to estimate Alanya's average rent levels and price per square meter. We also used it to compute gross rental yield. |
| Airbtics | Specialized STR analytics provider with concrete market metrics. | We used it for Alanya-specific occupancy, ADR, and listing counts. We cross-checked it against AirDNA to avoid single-source bias. |
| AirDNA | Global standard STR data provider with defined metrics. | We used it to benchmark regional STR occupancy and rates in Antalya. We also used it to sanity-check Alanya-level estimates. |
| TURKSTAT | Turkey's national statistics agency for inflation and housing data. | We used it as the anchor for inflation context and rent cap logic. We also used it to verify that our estimates make sense in a high-inflation environment. |
| European Central Bank | Top-tier central bank with transparent daily exchange rates. | We used it to convert Turkish lira figures into euros consistently. We also used it to keep the article readable for foreigners thinking in euros. |
| Ministry of Culture & Tourism | Official government tourism communication channel. | We used it to support that Antalya attracts substantial visitors, underpinning STR demand. We also used it to reinforce Alanya's seasonality profile. |
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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