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In this article, we look at the current housing prices in Alanya in 2026, using fresh local data and simple explanations.
We constantly update this blog post because Alanya property prices, Turkish inflation, and exchange rates can move quickly.
The goal is to help you understand what homes really cost in Alanya, from entry apartments to sea-view villas.
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 housing prices rose by about 23% in lira over one year, but Turkish inflation was higher, so prices fell in real terms.
- The average housing price in Alanya in 2026 is about ₺6.4 million, which is roughly $139,000 or €120,000.
- A realistic entry budget in Alanya in 2026 starts around ₺2.7 million to ₺4.3 million, mostly for compact apartments outside prime areas.
- The Alanya property market is mainly an apartment market, with standard apartments making up an estimated 58% of residential supply.
- Closed sale prices in Alanya are usually around 5% to 10% below initial asking prices, especially for homes that have been listed for weeks.
- New homes in Alanya usually cost about 25% to 35% more per square meter than older homes, because buyers pay for newer buildings and amenities.
- Mahmutlar is one of the most liquid expat areas in Alanya, while Oba is usually more family-oriented and often more expensive.
- Bektaş, Tepe, and upper Kargıcak are the areas where Alanya villa prices can move into the $500,000 to $1 million range.
- A buyer should usually add 8% to 12% to the purchase price for normal buying costs, before renovation or furnishing work.
What is the average housing price in Alanya in 2026?
The median housing price in Alanya is often more useful than the average price because very expensive villas can push the average up and make the normal market look more expensive than it really is.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In Alanya in 2026, the estimated median housing price is about ₺5.7 million, which is about $124,000 or €107,000. The average housing price in Alanya in 2026 is about ₺6.4 million, which is about $139,000 or €120,000.
For about 80% of residential properties in Alanya in 2026, a realistic price range is roughly ₺3.2 million to ₺16 million, or about $69,000 to $347,000, or about €60,000 to €300,000.
A realistic entry range in Alanya in 2026 is about ₺2.7 million to ₺4.3 million, or about $59,000 to $93,000, or about €51,000 to €81,000, which can usually buy a 55 to 70 m² one-bedroom apartment in Avsallar, Payallar, or Demirtaş.
A realistic luxury range in Alanya in 2026 is about ₺18 million to ₺45 million, or about $390,000 to $976,000, or about €337,000 to €843,000, which can buy a large sea-view villa in Bektaş, Tepe, or Kargıcak.
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, actual closed prices are usually about 6% to 9% below initial listing prices.
This happens because Endeksa shows a long average marketing time in Alanya, so many sellers need to negotiate after several weeks on the market. The gap varies most for older apartments, inland homes, and foreign-owner listings priced mentally in euros or dollars.
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What is the price per sq m or per sq ft for properties in Alanya in 2026?
As of 2026, the estimated median housing price in Alanya is about ₺54,000 per m², or about $1,170 per m², or about €1,010 per m², which is about ₺5,020 per ft², or about $109 per ft², or about €94 per ft². The average housing price in Alanya is about ₺58,717 per m², or about $1,273 per m², or about €1,100 per m², which is about ₺5,455 per ft², or about $118 per ft², or about €102 per ft².
The highest price per m² in Alanya in 2026 is usually found in sea-view villas, new premium apartments, and small high-quality units, while the lowest price per m² is usually found in older or inland apartments.
The highest Alanya price per m² is usually found in Bektaş, Tepe, Kargıcak, Oba, Kestel, and seafront pockets of Mahmutlar and Tosmur, with typical ranges from about ₺55,000 to more than ₺140,000 per m². The lowest Alanya price per m² is usually found in Payallar, Demirtaş, Avsallar, Konaklı, and some inland Mahmutlar stock, often around ₺37,000 to ₺77,000 per m².
How have property prices evolved in Alanya?
Alanya property prices are up about 23% in nominal Turkish lira terms versus one year ago, based on the Endeksa local snapshot. But May 2026 annual inflation was about 32.6%, so Alanya homes became cheaper in inflation-adjusted terms.
Compared with two years ago, Alanya property prices are still much higher in lira, mainly because construction costs, land costs, and imported materials became more expensive. The market feels less overheated than the 2021 to 2023 boom because foreign buyers are now more selective.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Turkey.
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.
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How do prices vary by property type in Alanya in 2026?
Alanya in 2026 is mostly an apartment market, with an estimated 58% standard apartments, 18% resort-style apartments, 8% penthouses or duplexes, 7% villas, 4% townhouses or low-rise homes, and 5% older budget apartments.
Standard apartments in Alanya usually cost about ₺4.8 million to ₺7.2 million, or $104,000 to $156,000, or €90,000 to €135,000. Resort-style apartments usually cost about ₺5.5 million to ₺9.5 million, penthouses and duplexes about ₺9 million to ₺18 million, villas about ₺18 million to ₺45 million, townhouses or low-rise homes about ₺8 million to ₺16 million, and older budget apartments about ₺2.8 million to ₺4.8 million.
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?
New homes in Alanya in 2026 usually cost about 25% to 35% more per m² than older homes.
This premium exists because newer Alanya homes usually offer better building standards, lifts, pools, insulation, parking, security, and easier turnkey use for foreign buyers.
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How do property prices vary by neighborhood in Alanya in 2026?
Mahmutlar is one of Alanya’s biggest expat apartment markets, with many 1 to 3 bedroom apartments, older buildings, and large residential complexes. In 2026, typical Mahmutlar prices are about ₺4 million to ₺8.9 million, or about $87,000 to $193,000, or about €75,000 to €167,000.
Oba is usually more family-oriented and more expensive because it has good services, newer buildings, and better access to central Alanya. In 2026, typical Oba prices are about ₺5.1 million to ₺10.7 million, or about $111,000 to $232,000, or about €96,000 to €201,000.
Kargıcak is quieter and more premium, with sea-view apartments, duplexes, and villas. In 2026, typical Kargıcak homes are about ₺7.8 million to ₺16.3 million for many apartments and duplexes, while large villas can go much higher.
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:
| Area in Alanya | Market label | Typical home price | Typical price per m² | Typical price per ft² |
|---|---|---|---|---|
| Mahmutlar | Popular, expat, liquid | ₺4.0m to ₺8.9m, about $87k to $193k | ₺36k to ₺85k, about $780 to $1,845 | ₺3,345 to ₺7,905, about $73 to $171 |
| Oba | Family, upper-mid, expat | ₺5.1m to ₺10.7m, about $111k to $232k | ₺47k to ₺98k, about $1,020 to $2,125 | ₺4,370 to ₺9,110, about $95 to $197 |
| Avsallar | Entry, new stock, budget | ₺2.6m to ₺5.0m, about $56k to $108k | ₺39k to ₺77k, about $845 to $1,670 | ₺3,620 to ₺7,155, about $79 to $155 |
| Kestel | Beach, quiet, premium | ₺6.0m to ₺12.0m, about $130k to $260k | ₺55k to ₺105k, about $1,190 to $2,276 | ₺5,110 to ₺9,755, about $111 to $212 |
| Kargıcak | Villas, sea view, luxury | ₺7.8m to ₺16.3m, about $169k to $353k | ₺60k to ₺125k, about $1,300 to $2,710 | ₺5,575 to ₺11,610, about $121 to $252 |
| Cikcilli | Residential, practical | ₺5.4m to ₺10.3m, about $117k to $223k | ₺45k to ₺85k, about $976 to $1,845 | ₺4,180 to ₺7,900, about $91 to $171 |
| Tosmur | Beach-adjacent, expat | ₺5.8m to ₺11.0m, about $126k to $238k | ₺48k to ₺92k, about $1,041 to $1,994 | ₺4,460 to ₺8,545, about $97 to $185 |
| Saray | Central, lifestyle | ₺5.5m to ₺10.5m, about $119k to $228k | ₺50k to ₺95k, about $1,084 to $2,060 | ₺4,645 to ₺8,825, about $101 to $191 |
| Çarşı | Central, older stock | ₺4.6m to ₺9.6m, about $100k to $208k | ₺42k to ₺88k, about $911 to $1,908 | ₺3,900 to ₺8,175, about $85 to $177 |
| Payallar | Entry, developing | ₺3.1m to ₺5.8m, about $67k to $126k | ₺38k to ₺72k, about $824 to $1,561 | ₺3,530 to ₺6,690, about $77 to $145 |
| Demirtaş | Entry, growth | ₺3.8m to ₺7.3m, about $82k to $158k | ₺37k to ₺70k, about $802 to $1,518 | ₺3,440 to ₺6,505, about $75 to $141 |
| Bektaş / Tepe | Villa, view, luxury | ₺20m to ₺44m, about $434k to $954k | ₺65k to ₺140k, about $1,410 to $3,035 | ₺6,040 to ₺13,005, about $131 to $282 |
How much more do you pay for properties in Alanya when you include renovation work, taxes, and fees?
In Alanya in 2026, a safe buyer estimate is to add 8% to 12% for normal buying taxes and fees, or 18% to 30% if the property needs renovation.
If you buy a $200,000 property in Alanya, the purchase price is about ₺9.2 million in 2026. Normal extra costs may add about $16,000 to $24,000, so the total can reach about $216,000 to $224,000 before major renovation.
If you buy a $500,000 property in Alanya, the purchase price is about ₺23.1 million in 2026. Normal extra costs may add about $40,000 to $60,000, while renovation and furniture can push the total closer to $590,000 or more.
If you buy a $1,000,000 property in Alanya, the purchase price is about ₺46.1 million in 2026. Normal extra costs may add about $80,000 to $120,000, and a serious villa upgrade can add several hundred thousand dollars.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Turkey.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Alanya
| Extra cost | Type | Estimated cost in 2026 |
|---|---|---|
| Title deed transfer tax | Tax | Usually about 4% of the declared value. On a ₺5 million declared value, this is about ₺200,000, or about $4,300. In practice, buyers should confirm how the tax is handled before signing. |
| Agent commission | Fee | Often around 2% plus VAT on the buyer side when charged. On a mid-market Alanya purchase, this can be about ₺100,000 to ₺250,000, or about $2,200 to $5,400. |
| Legal checks or lawyer | Fee | A lawyer or legal check can cost about ₺40,000 to ₺120,000, or about $900 to $2,600. This is especially useful for foreign buyers checking title, debt, and permits. |
| Appraisal or valuation | Fee | A valuation report can cost about ₺15,000 to ₺35,000, or about $325 to $760. The exact amount depends on the property type and the service provider. |
| Notary, translation, registration | Fee | Notary work, sworn translation, and registration items can cost about ₺10,000 to ₺40,000, or about $220 to $870. Foreign buyers should budget for more paperwork than local buyers. |
| DASK and basic insurance | Insurance | DASK earthquake insurance and basic insurance can cost about ₺5,000 to ₺25,000, or about $110 to $540. The final cost depends on size, location, and coverage. |
| Light renovation | Renovation | Light renovation can cost about ₺5,000 to ₺10,000 per m², or about $108 to $217 per m². This usually covers basic repairs, painting, and simple upgrades. |
| Full renovation | Renovation | Full renovation can cost about ₺12,000 to ₺25,000 per m², or about $260 to $542 per m². Older villas and older large apartments can quickly become expensive projects. |
| Furniture and appliances | Setup | Furniture and appliances can cost about ₺250,000 to ₺900,000, or about $5,400 to $19,500. Small apartments are at the lower end, while villas are much higher. |
| Complex dues and utilities setup | Setup | Utilities, small setup items, and complex dues adjustments can cost about ₺10,000 to ₺50,000, or about $220 to $1,100. Resort-style complexes can have higher monthly dues. |
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, or about ₺4.6 million, there is a real Alanya market in 2026, but it is mostly compact or older stock: a 55 to 65 m² new one-bedroom apartment in Avsallar, a 60 to 75 m² nearly new one-bedroom apartment in Demirtaş, or an 85 to 100 m² older two-bedroom apartment in inland Mahmutlar.
With $200,000, or about ₺9.2 million, you can look at a modern 100 to 120 m² two-bedroom apartment in Oba, a 100 to 130 m² sea-view apartment in Kestel, or a 130 to 160 m² existing two or three-bedroom apartment in Cikcilli or Tosmur.
With $300,000, or about ₺13.8 million, you can target a 120 to 150 m² sea-view two-bedroom apartment in Kargıcak, a 160 to 190 m² duplex apartment in Oba, or a 110 to 140 m² premium apartment near the beach in Kestel or Tosmur.
With $500,000, or about ₺23.1 million, you enter the villa and luxury penthouse market, with examples such as a 220 to 280 m² detached sea-view villa in Tepe, a 220 to 260 m² luxury duplex penthouse in Kargıcak, or a 180 to 230 m² large premium apartment in Oba or Kestel.
With $1,000,000, or about ₺46.1 million, you have a strong luxury budget in Alanya in 2026, enough for a 350 to 500 m² luxury villa with pool in Bektaş, a 300 to 450 m² new panoramic villa in Tepe, or a large premium sea-view residence in Kargıcak.
With $2,000,000, or about ₺92.3 million, the market is thin but real, and the budget is mainly for large ultra-luxury villas, estate-style sea-view homes, or premium villa compounds in Bektaş, Tepe, or Kargıcak hillside.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Turkey.
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 and link | Why we trust it | How we used it |
|---|---|---|
| Endeksa Alanya sale housing index | Endeksa is one of Turkey’s best-known real estate data platforms and gives district-level housing indicators. | We used it as the main local benchmark for Alanya prices. We used its average price, m² price, size, marketing time, and yearly growth. |
| Endeksa Mahmutlar neighborhood data | Mahmutlar is one of Alanya’s largest expat apartment markets, so local data is very useful. | We used it to anchor the mid-market apartment segment. We also used it to compare older and more liquid apartment stock. |
| Endeksa Oba neighborhood data | Oba is a popular family and expat neighborhood with a different price profile from Mahmutlar. | We used it to price the upper-mid apartment market. We also used it to estimate the premium for newer family apartments. |
| Endeksa Avsallar neighborhood data | Avsallar is a large entry-level coastal area with many compact units and new developments. | We used it to estimate the realistic entry-level market. We also used it to show what lower budgets can buy in Alanya. |
| Endeksa Kestel neighborhood data | Kestel is useful because it represents quieter and more premium beach-adjacent stock. | We used it as a check for sea-view and beach-adjacent apartment ranges. We also used it to shape the $200,000 and $300,000 examples. |
| Endeksa Kargıcak neighborhood data | Kargıcak is important because it includes premium apartments, duplexes, and villas. | We used it to estimate upper-mid and luxury ranges. We also used it for the sea-view apartment and villa examples. |
| Endeksa Payallar neighborhood data | Payallar helps capture the lower-cost developing side of the Alanya housing market. | We used it to test the entry-price range. We also used it to avoid making central Alanya prices look like the whole market. |
| Endeksa Demirtaş neighborhood data | Demirtaş is useful for understanding newer but lower-entry coastal supply. | We used it for budget examples around $100,000. We also used it to define the lower price-per-m² band. |
| CBRT Residential Property Price Index | The Central Bank of the Republic of Türkiye is the official source for Turkey’s house-price index framework. | We used it as the official national framework. We did not use it alone because it is not neighborhood-level data. |
| CBRT Consumer Prices | CBRT republishes official consumer price data from Turkey’s statistical system. | We used May 2026 annual CPI inflation to compare nominal and real housing price growth. We used it to explain why prices rose in lira but fell in real terms. |
| ECB EUR/TRY reference exchange rate | The European Central Bank is the official euro-area source for daily euro reference exchange rates. | We used the June 2026 EUR/TRY rate to convert Turkish lira prices into euros. We rounded the results because exchange rates change every day. |
| TCMB indicative exchange rates | TCMB is Turkey’s central bank and is the official domestic reference for exchange-rate data. | We used it as a cross-check for lira exchange-rate context. We used rounded working rates of ₺46.13 per $1 and ₺53.37 per €1. |
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