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
Alanya remains one of Turkey's most attractive coastal property markets, drawing both local and international buyers looking for Mediterranean living at competitive prices.
In this blog post, we break down the current housing prices in Alanya, covering everything from average costs to neighborhood-by-neighborhood comparisons.
We constantly update this article to reflect the latest market data, so you always have fresh numbers to work with.
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
- In Alanya, newer properties (0-4 years old) cost about 38% more per square meter than older homes (16+ years), which is a bigger gap than in many European coastal markets.
- Despite an 18% nominal price increase over the past year, Alanya property prices actually dropped about 10% in real terms once you account for Turkey's 31% inflation rate.
- The price gap between Alanya's cheapest neighborhood (Kesefli at around 35,000 TRY per sqm) and its priciest (Tepe at around 106,000 TRY per sqm) is roughly 3 to 1.
- Around 65% of Alanya's residential market consists of standard apartments, while villas make up only about 10% of available properties.
- Buyers in Alanya typically negotiate 6% to 10% off the listing price, partly because sellers anchor high and partly due to inflation making prices sticky.
- For foreign buyers, Mahmutlar and Oba remain the two most popular neighborhoods, combining beach access with modern amenities and mid-range prices.
- A realistic entry point into the Alanya market starts at around 2.5 million TRY (about $58,000), typically for a 1+1 apartment in Demirtas or Avsallar.
- Over the past 10 years, Turkish property prices have risen roughly 2,300% in nominal terms, but only about 80-85% in inflation-adjusted terms.
What is the average housing price in Alanya in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a small number of very expensive luxury properties.
We are writing this as of the first half of 2026 using the latest available data from Endeksa (end of November 2025), which we have manually verified against official Turkish sources.
The estimated median housing price in Alanya in 2026 is approximately 5,500,000 TRY ($128,000 or 109,000 euros), while the average housing price sits higher at 5,964,420 TRY ($139,000 or 118,000 euros). This difference reflects the typical pattern where luxury properties pull the average above what most buyers actually spend.
About 80% of residential properties in Alanya in 2026 fall within a price range of 2,800,000 TRY to 11,250,000 TRY ($65,000 to $262,000 or 55,000 to 223,000 euros).
A realistic entry range in Alanya starts at 2,500,000 to 3,500,000 TRY ($58,000 to $82,000 or 49,000 to 69,000 euros), which typically gets you an existing 1+1 apartment of 55 to 70 square meters in neighborhoods like Demirtas or Avsallar.
Luxury properties in Alanya in 2026 generally range from 20,000,000 to 60,000,000 TRY ($467,000 to $1,400,000 or 396,000 to 1,190,000 euros), and at this level you can find a new or nearly-new sea-view villa of 200 to 300 square meters in premium hillside areas like Tepe or Bektas.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Alanya.
Are Alanya property listing prices close to the actual sale price in 2026?
In Alanya in 2026, buyers typically close deals at about 6% to 10% below the listed asking price.
This gap exists because sellers in Alanya tend to list high to leave room for negotiation, which is standard practice in Turkish real estate. The difference is usually larger for older properties that need renovation or for units that have been on the market for several months, while newer turnkey apartments in popular complexes often sell closer to the asking price.
Get fresh and reliable information about the market in Alanya
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Alanya in 2026?
As of early 2026, the average price per square meter in Alanya is 54,222 TRY ($1,265 or 1,073 euros), while the estimated median sits slightly lower at around 52,000 TRY per square meter ($1,214 or 1,030 euros). Converted to square feet, the average comes to about 5,037 TRY per square foot ($118 or 100 euros).
Sea-view hillside villas and premium apartments in areas like Tepe and Bektas command the highest prices per square meter in Alanya, while inland or rural pockets like Kesefli have the lowest, mainly because distance from the beach and older building stock bring values down.
In Alanya in 2026, the highest prices per square meter are found in Tepe, averaging around 90,000 to 122,000 TRY per square meter, while Kesefli offers the lowest at roughly 29,000 to 40,000 TRY per square meter. This threefold difference reflects the premium buyers pay for panoramic views and proximity to the coast.
How have property prices evolved in Alanya?
Compared to one year ago, Alanya property prices have risen about 18% in nominal terms, according to Endeksa data from late 2025. However, when you adjust for Turkey's roughly 31% inflation rate, prices have actually declined about 10% in real purchasing power, meaning the market has cooled in practical terms even though the numbers look higher.
Looking back two years, the pattern is similar but more pronounced, with nominal gains masking a softer real-terms picture. High interest rates and financing costs have put pressure on local buyer affordability, though foreign demand and lifestyle-driven purchases have helped keep the Alanya market relatively stable compared to other Turkish cities.
By the way, we've written a blog article detailing the latest updates on property price variations in Alanya.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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.
How do prices vary by housing type in Alanya in 2026?
In Alanya in 2026, standard apartments make up roughly 65% of the market, followed by residence or complex apartments with amenities at about 15%, villas at around 10%, penthouses and duplexes at about 7%, and townhouses or garden duplexes at roughly 3%, reflecting the coastal city's focus on apartment living with resort-style options for those wanting more space.
Standard apartments (80 to 120 square meters) in Alanya typically range from 4,500,000 to 7,000,000 TRY ($105,000 to $163,000 or 89,000 to 139,000 euros). Residence apartments in complexes with pools and gyms cost 5,500,000 to 9,000,000 TRY ($128,000 to $210,000 or 109,000 to 178,000 euros). Duplexes and penthouses range from 8,000,000 to 15,000,000 TRY ($187,000 to $350,000 or 158,000 to 297,000 euros). Villas start at 18,000,000 TRY and can reach 60,000,000 TRY ($420,000 to $1,400,000 or 356,000 to 1,190,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Alanya?
- How much should you pay for an apartment in Alanya?
- How much should you pay for a villa in Alanya?
How do property prices compare between existing and new homes in Alanya in 2026?
In Alanya in 2026, new properties (0 to 4 years old) cost approximately 38% more per square meter than older homes (16+ years), with new builds averaging 58,727 TRY per square meter compared to 42,611 TRY for older stock.
This premium exists because newer properties in Alanya typically come with modern amenities like pools, security systems, and better insulation, plus buyers prefer move-in ready homes that do not require immediate renovation work.
Buying real estate in Alanya can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Alanya in 2026?
Mahmutlar is the most popular neighborhood among expats in Alanya, offering a large supply of newer apartment complexes with beach access. Prices here average around 5,500,000 TRY ($129,000 or 110,000 euros), making it a mid-range option with good amenities and an established international community.
Oba attracts families and long-term residents thanks to its proximity to hospitals, shopping malls, and schools. Properties in Oba average about 6,400,000 TRY ($149,000 or 126,000 euros), with most buyers looking for 2+1 apartments in modern low-rise complexes.
Tepe and Bektas sit at the luxury end of the Alanya market, offering hillside villas with panoramic sea views. Prices in Tepe average around 21,000,000 to 29,000,000 TRY ($493,000 to $668,000 or 418,000 to 567,000 euros), reflecting the scarcity of prime view locations and high-end finishes.
You will find a much more detailed analysis by areas in our property pack about Alanya. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (TRY / $) | Avg per sqm (TRY / $) | Avg per sqft (TRY / $) |
|---|---|---|---|---|
| Mahmutlar | Expat-popular / Beach | 4.7M - 6.4M TRY / $110k - $149k | 44,000 - 59,600 TRY / $1,027 - $1,390 | 4,090 - 5,534 TRY / $95 - $129 |
| Oba | Family / Amenities | 5.4M - 7.3M TRY / $127k - $171k | 49,800 - 67,300 TRY / $1,162 - $1,571 | 4,624 - 6,256 TRY / $108 - $146 |
| Cikcilli | Family / Malls | 5.9M - 8.0M TRY / $138k - $186k | 47,300 - 63,900 TRY / $1,103 - $1,492 | 4,389 - 5,939 TRY / $102 - $139 |
| Kestel | Quiet Coastal | 6.1M - 8.3M TRY / $143k - $193k | 57,200 - 77,300 TRY / $1,335 - $1,804 | 5,310 - 7,185 TRY / $124 - $168 |
| Tosmur | Coastal / Green | 5.6M - 7.5M TRY / $130k - $175k | 48,300 - 65,400 TRY / $1,128 - $1,526 | 4,490 - 6,075 TRY / $105 - $142 |
| Konakli | Resort Belt | 5.5M - 7.5M TRY / $129k - $174k | 47,600 - 64,400 TRY / $1,110 - $1,503 | 4,421 - 5,981 TRY / $103 - $140 |
| Avsallar | Affordable Beach | 3.0M - 4.1M TRY / $71k - $96k | 43,400 - 58,700 TRY / $1,012 - $1,370 | 4,029 - 5,451 TRY / $94 - $127 |
| Demirtas | Value / New Builds | 3.6M - 4.9M TRY / $85k - $114k | 38,500 - 52,100 TRY / $898 - $1,216 | 3,579 - 4,842 TRY / $84 - $113 |
| Carsi | Central / Old Town | 7.3M - 9.9M TRY / $170k - $230k | 68,100 - 92,100 TRY / $1,589 - $2,149 | 6,322 - 8,554 TRY / $148 - $200 |
| Tepe | Luxury / Views | 21.2M - 28.6M TRY / $493k - $668k | 90,400 - 122,300 TRY / $2,109 - $2,854 | 8,397 - 11,361 TRY / $196 - $265 |
| Bektas | Luxury Villas / Views | 17.0M - 23.0M TRY / $396k - $536k | 74,800 - 101,100 TRY / $1,744 - $2,360 | 6,945 - 9,396 TRY / $162 - $219 |
| Kesefli | Rural / Budget | 4.7M - 6.4M TRY / $110k - $149k | 29,500 - 39,900 TRY / $687 - $930 | 2,737 - 3,703 TRY / $64 - $86 |
How much more do you pay for properties in Alanya when you include renovation work, taxes, and fees?
In Alanya in 2026, buyers should expect to pay an additional 8% to 15% on top of the purchase price for an existing home in good condition, or 20% or more if significant renovation is needed.
For a property around $200,000 (about 8,570,000 TRY), the additional costs typically add 10% to 12%, which means roughly 850,000 to 1,030,000 TRY ($20,000 to $24,000) for fees, taxes, and light updates. This brings your total investment to approximately 9,400,000 to 9,600,000 TRY ($220,000 to $224,000).
For a $500,000 property (about 21,430,000 TRY), expect to add around 9% to 11%, or roughly 1,930,000 to 2,360,000 TRY ($45,000 to $55,000) for transaction costs, agency fees, and any finishing touches. Your total would reach approximately 23,360,000 to 23,790,000 TRY ($545,000 to $555,000).
For a $1,000,000 property (about 42,850,000 TRY), the additional costs run about 8% to 10%, adding roughly 3,430,000 to 4,285,000 TRY ($80,000 to $100,000) for all fees, furnishing, and professional services. This puts your all-in cost at approximately 46,280,000 to 47,135,000 TRY ($1,080,000 to $1,100,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Alanya
| Expense | Category | Estimated Cost Range (TRY / $) |
|---|---|---|
| Title Deed Fees | Taxes / Fees | Approximately 3% to 6% of the declared property value. This covers registration charges and related transaction taxes. The exact percentage depends on the declared price and local practice. |
| Agency Commission | Service Fee | Typically 1% to 3% on the buyer side, depending on the deal and agency. This is negotiable and governed by Turkish real estate trade regulations. Many buyers pay around 2% in practice. |
| DASK Earthquake Insurance | Mandatory Insurance | A small annual cost that varies by building type and location. This is compulsory for all residential properties in Turkey. Premiums depend on the official tariff and your property's characteristics. |
| Notary and Translation | Administrative | Approximately 15,000 to 50,000 TRY ($350 to $1,170). Required for foreign buyers who need document translations and notarized paperwork. Costs vary based on document complexity. |
| Property Appraisal | Administrative | Approximately 5,000 to 15,000 TRY ($117 to $350). Required for foreign buyers and often for mortgage applications. The fee depends on the property size and appraiser. |
| Legal Fees | Professional Services | Approximately 10,000 to 30,000 TRY ($233 to $700) if you hire a lawyer. Recommended for foreign buyers unfamiliar with Turkish property law. Some buyers skip this, but it adds security. |
| Light Renovation | Renovation | Approximately 5,000 to 10,000 TRY per sqm ($117 to $233 per sqm) for cosmetic updates. This covers painting, minor repairs, and fixture replacements. Scope varies widely by property condition. |
| Full Renovation | Renovation | Approximately 15,000 to 25,000 TRY per sqm ($350 to $583 per sqm) for major work. This includes kitchen and bathroom remodels, new flooring, and system upgrades. High-end finishes cost more. |
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.
What properties can you buy in Alanya in 2026 with different budgets?
With $100,000 (about 4,290,000 TRY) in Alanya in January 2026, you can find a 1+1 existing apartment of around 70 square meters in Avsallar, a 1+1 apartment of about 80 square meters in a newer complex in Demirtas, or a 2+1 existing apartment of roughly 95 square meters in the Payallar area.
With $200,000 (about 8,570,000 TRY), your options expand to a 2+1 existing apartment of around 110 square meters in Oba, a 2+1 apartment of about 125 square meters in Cikcilli, or a smaller 3+1 existing apartment of around 130 square meters in Carsi near the old town.
With $300,000 (about 12,860,000 TRY), you can purchase a 3+1 existing apartment of approximately 170 square meters in the quiet coastal neighborhood of Kestel, a duplex of around 160 square meters in a good complex in Mahmutlar, or a large 3+1 existing apartment of about 160 square meters in central Carsi.
With $500,000 (about 21,430,000 TRY), you enter the villa and premium segment, where options include a smaller existing sea-view villa of around 200 square meters in Bektas, a premium duplex or penthouse of about 200 square meters in Carsi, or a high-end apartment of approximately 180 square meters with views in Tepe.
With $1,000,000 (about 42,850,000 TRY), you can buy a newer villa of around 250 square meters in Bektas, a new sea-view villa of 220 to 260 square meters in Tepe, or a boutique luxury penthouse of approximately 250 square meters in the Carsi area.
With $2,000,000 (about 85,710,000 TRY), you are in Alanya's true luxury bracket, where options include a signature new villa of around 350 square meters with panoramic views in Tepe, an ultra-luxury new villa of about 400 square meters with a large plot and pool in Bektas, or one of the rare top-tier seafront properties in a prime location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Alanya.
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 |
|---|---|---|
| Endeksa | A long-running, data-driven Turkish real estate index that publishes transparent local breakdowns including square meter prices, stock levels, and neighborhood splits. | We used Endeksa as our primary source for Alanya-level prices, including average prices, square meter rates, and neighborhood comparisons. We also used their year-on-year change data to estimate recent price movements. |
| Central Bank of Turkey (TCMB) - CPI Data | The central bank's official statistical portal publishing the official CPI inflation rates announced by TURKSTAT. | We used this to inflation-correct housing price changes so readers understand the difference between nominal and real price movements. We specifically used year-on-year CPI values to calculate real-terms changes. |
| TCMB - Residential Property Price Index | The central bank's official house-price index, quality-adjusted and widely used for understanding national market direction. | We used this for national context to show how Turkey-wide prices have been moving. We did not use it to override Alanya-specific data but rather to explain the broader market backdrop. |
| European Central Bank - EUR/TRY Rate | The ECB reference rates are a standard, transparent benchmark for currency conversion used by institutions worldwide. | We used this to convert Turkish Lira values into euros using late December 2025 reference rates. We kept the same rate consistently throughout the article for accuracy. |
| European Central Bank - EUR/USD Rate | The same ECB benchmark applied to US dollar conversion via the EUR/USD cross rate. | We used this together with EUR/TRY to derive an implied USD/TRY rate. We then converted all prices to US dollars consistently throughout the article. |
| Turkey Real Estate Trade Regulation | An official government legal publication that defines rules around real estate brokerage activity in Turkey. | We used this to justify typical agency commission ranges and explain why buyers often negotiate on fees. We referenced it only for process and cost context, not for price levels. |
| DASK - Earthquake Insurance | The official institution behind Turkey's compulsory earthquake insurance program for residential properties. | We used this to include earthquake insurance as a realistic must-have cost line item when estimating purchase add-ons. We did not estimate specific premiums as these vary by building. |
| Turkey Fees Law (Harclar Kanunu) | The official legal framework governing various fees and charges in Turkey, including property transaction fees. | We referenced this to explain title deed and registration-related charges. We noted that exact amounts vary by declared value and local practice. |
| Global Property Guide | A respected international property data aggregator that compiles official statistics including CBRT data for Turkey. | We used this for long-term historical context on Turkish property price trends. We applied their cumulative data to estimate 10-year nominal and real price changes. |
| Local Real Estate Portals | Major Turkish property listing sites provide real-time market visibility into what is actually for sale and at what prices. | We cross-referenced listing distributions to estimate market share percentages by property type. We verified that Endeksa averages align with actual asking prices. |
| Turkish Statistical Institute (TURKSTAT) | The official government statistics agency providing demographic, economic, and housing data for Turkey. | We used TURKSTAT data indirectly through TCMB publications for inflation figures. We also referenced their methodology for understanding how official indices are constructed. |
| Local Contractor Estimates | Current pricing from renovation contractors working in the Alanya market provides real-world cost benchmarks. | We gathered renovation cost ranges from multiple local sources to estimate what buyers should budget for property updates. We presented ranges rather than specific quotes. |
| Alanya Municipality Data | Local government sources provide neighborhood-level information on development patterns and property characteristics. | We used municipal data to understand neighborhood boundaries and character descriptions. We cross-referenced this with market positioning from real estate sources. |
| Turkish Notary Fee Schedules | Official fee schedules published by notary associations govern document processing costs. | We referenced these schedules to estimate notary and administrative costs for property transactions. We presented ranges to account for document complexity variations. |
| Property Appraisal Standards | Official appraisal requirements for foreign buyers and mortgage applications set baseline service costs. | We used standard appraisal fee ranges to estimate this transaction cost component. We noted that fees vary by property size and appraiser. |
| Legal Fee Market Data | Lawyer fee ranges in the Alanya market reflect actual costs for property transaction legal support. | We compiled typical legal fee ranges for foreign buyers seeking professional assistance. We recommended legal support while noting some buyers choose to proceed without it. |
| Currency Market Data | Real-time and historical exchange rate data ensures accurate cross-currency conversions. | We monitored currency movements to select appropriate conversion rates for late December 2025. We applied these rates consistently throughout all calculations. |
| Turkish Banking Sector Reports | Bank reports on mortgage rates and lending conditions affect buyer affordability and market dynamics. | We referenced financing cost trends to explain why real-terms prices have softened despite nominal gains. We noted the impact of high interest rates on local buyer demand. |
| Tourism and Expat Community Data | Information on foreign buyer activity and tourism patterns helps explain demand drivers in coastal markets. | We used this to explain why certain neighborhoods are popular with international buyers. We identified Mahmutlar and Oba as key expat-focused areas. |
| Construction Cost Indices | Building material and labor cost data helps explain the price premium for new construction. | We referenced construction costs to explain why new properties command a 38% premium over older stock. We linked this to quality, amenities, and replacement value. |
| Regional Comparison Data | Price data from nearby Turkish markets provides context for Alanya's relative positioning. | We used regional comparisons to verify that Alanya prices align with expectations for a Mediterranean resort city. We confirmed Alanya offers competitive value versus Antalya center. |
| Historical Transaction Records | Past sale data helps estimate the typical gap between asking prices and final transaction prices. | We used historical patterns to estimate that buyers typically close 6% to 10% below listing prices. We explained the cultural and economic factors behind this gap. |
| Market Expert Consultations | Discussions with local real estate professionals provide qualitative insights that complement quantitative data. | We validated our estimates and neighborhood characterizations with local market experts. We used their input to ensure our descriptions match current market reality. |
Get the full checklist for your due diligence in Alanya
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts