Get all the data you need about the real estate market in Alanya
This article is regularly updated so that you always have access to the freshest house price data available for Alanya.
Alanya is one of the most actively traded residential markets on the Turkish Mediterranean coast, and prices can shift quickly depending on the neighborhood and the type of house.
In 2026, house prices in Alanya range from around 3.8 million Turkish Lira in the most affordable eastern districts all the way to 25 million Turkish Lira or more for a villa on the hillside neighborhoods closest to the center.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Alanya.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Alanya neighborhood for houses | Tepe |
| Most affordable Alanya neighborhood for houses | Demirtas |
| Average price per square meter across Alanya neighborhoods | 30,000 TRY |
| Median house price across Alanya | 9,500,000 TRY |
| Lowest realistic starting budget in Alanya | 3,800,000 TRY |
| Most expensive Alanya house type | Four-bedroom house |
| Most affordable Alanya house type | Two-bedroom house |
| Average price for a two-bedroom house in Alanya | 7,900,000 TRY |
| Average price for a three-bedroom house in Alanya | 9,700,000 TRY |
| Average price for a four-bedroom house in Alanya | 13,000,000 TRY |
| Price gap between most and least expensive Alanya neighborhood | About 17,500,000 TRY (median) |
| Price per sqm dispersion across Alanya neighborhoods | 18,000 TRY to 45,000 TRY |
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Alanya neighborhoods in 2026 ranked by house purchase price
This table ranks the top neighborhoods in the Alanya house market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Alanya.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Tepe | 45,000 TRY | 18,500,000 TRY | 12,000,000 TRY | 14,000,000 TRY | 18,000,000 TRY | 25,000,000 TRY | Wealthy foreign buyers | Panoramic sea views, large plots, strong privacy, and prestigious hillside villas close to central Alanya | Steep roads, full car dependency, limited walkability, and higher maintenance costs typical of hillside properties | Luxury |
| 2 | Bektas | 42,000 TRY | 16,500,000 TRY | 10,500,000 TRY | 12,500,000 TRY | 16,000,000 TRY | 22,000,000 TRY | Luxury villa buyers | Elevated views, modern villa stock, a quieter residential atmosphere, and strong international buyer demand | Distance from daily amenities, steep terrain throughout, and full reliance on private transport | Luxury |
| 3 | Kargicak | 38,000 TRY | 14,000,000 TRY | 9,000,000 TRY | 10,500,000 TRY | 13,500,000 TRY | 18,500,000 TRY | High-end investors | New luxury developments, close proximity to the beach, strong price appreciation potential, and modern infrastructure | Located far from central Alanya, and ongoing construction in some parts of the neighborhood | Premium |
| 4 | Kestel | 34,000 TRY | 12,000,000 TRY | 8,000,000 TRY | 9,000,000 TRY | 11,500,000 TRY | 15,500,000 TRY | Foreign owner-occupiers | Low-rise zoning rules, calm and quiet atmosphere, close to a university, and good beach access | Limited nightlife, fewer commercial options, and a quiet lifestyle that does not suit everyone | Premium |
| 5 | Oba | 32,000 TRY | 11,000,000 TRY | 7,500,000 TRY | 8,500,000 TRY | 10,500,000 TRY | 14,000,000 TRY | Family upgraders | Close to hospitals, schools, and shopping malls, with a balanced lifestyle and solid infrastructure | Growing traffic congestion, and rising prices are gradually reducing affordability for first-time buyers | Premium |
| 6 | Tosmur | 28,000 TRY | 9,500,000 TRY | 6,500,000 TRY | 7,500,000 TRY | 9,000,000 TRY | 12,000,000 TRY | Mid-income families | Attractive riverside setting, quieter than Oba, and still within easy reach of central Alanya amenities and beaches | Limited standalone house supply and mixed development quality in certain zones | Mid-Market |
| 7 | Cikcilli | 27,000 TRY | 9,000,000 TRY | 6,000,000 TRY | 7,000,000 TRY | 8,500,000 TRY | 11,500,000 TRY | Local families | Close to Alanya city center, good transport links, and easy access to shopping centers and daily services | Dense surroundings, fewer standalone houses available, and less privacy than dedicated villa districts | Mid-Market |
| 8 | Mahmutlar | 25,000 TRY | 8,500,000 TRY | 5,500,000 TRY | 6,500,000 TRY | 8,000,000 TRY | 10,500,000 TRY | Value-seeking foreign buyers | More affordable than western Alanya, strong rental demand, and an active expat community | Overdevelopment in parts, lower prestige compared to Oba or Kestel, and some distance from central Alanya | Mid-Market |
| 9 | Konakli | 23,000 TRY | 7,500,000 TRY | 5,000,000 TRY | 6,000,000 TRY | 7,500,000 TRY | 10,000,000 TRY | Budget-conscious families | Coastal town atmosphere, quieter pace of life, and good value houses with larger plot sizes | Limited job opportunities and fewer services compared to central Alanya | Affordable |
| 10 | Avsallar | 22,000 TRY | 7,000,000 TRY | 4,800,000 TRY | 5,800,000 TRY | 7,200,000 TRY | 9,500,000 TRY | Holiday home buyers | Close to sandy beaches, a resort-like atmosphere, and strong tourism-driven demand supporting property values | Seasonal economy, and year-round infrastructure and services are more limited than in central Alanya | Affordable |
| 11 | Payallar | 20,000 TRY | 6,500,000 TRY | 4,200,000 TRY | 5,200,000 TRY | 6,500,000 TRY | 8,500,000 TRY | First-time buyers | An emerging area with growth potential, lower entry prices, and improving infrastructure year on year | Still developing, fewer amenities currently available, and a longer commute to central Alanya | Budget |
| 12 | Demirtas | 18,000 TRY | 5,500,000 TRY | 3,800,000 TRY | 4,800,000 TRY | 5,800,000 TRY | 7,500,000 TRY | Land-focused buyers | Very affordable houses, large plot availability, a peaceful environment, and strong long-term upside potential | Remote location, limited infrastructure today, and a car is essential for all daily errands | Budget |
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Key insights about house purchase prices in Alanya
Insights
- Tepe and Bektas houses in Alanya cost roughly two to three times more than comparable houses in eastern areas like Demirtas, making neighborhood choice the single biggest variable in your total purchase price.
- Alanya hillside neighborhoods command their price premium because of views and privacy, not because they are close to the beach or the city center. This is different from most coastal markets.
- Kargicak is currently showing the strongest luxury price growth in Alanya in 2026, driven by new developments and foreign buyer demand rather than existing prestige.
- Oba offers the best overall balance of price, infrastructure, and everyday livability for house buyers in Alanya who are not looking for a luxury address.
- The price per square meter in Alanya drops steadily as you move eastward from the center, from around 45,000 TRY in Tepe to around 18,000 TRY in Demirtas.
- The realistic entry budget to buy a house somewhere in Alanya ranges from 3.8 million TRY in Demirtas to 12 million TRY in Tepe. That is a very wide range for a single coastal city.
- Foreign buyers dominate demand in Tepe, Bektas, and Kargicak, while local Turkish families are the primary buyers in Cikcilli, Tosmur, and Konakli. These two groups are essentially buying in different markets within the same city.
- Kestel is the only Alanya neighborhood with enforceable low-rise zoning rules, which protects the character of the area and helps stabilize long-term values compared to more densely built zones.
- The biggest price jump in the Alanya house market in 2026 happens between the Premium segment and the Luxury segment. Moving from Oba to Bektas adds roughly five to six million TRY to the median price.
- Coastal proximity in Alanya does not automatically translate into higher house prices. Avsallar is close to sandy beaches but remains in the affordable segment, while Tepe sits inland on a hillside and is the most expensive area of all.
- Four-bedroom houses show the largest price gap between central and peripheral Alanya neighborhoods, reflecting how scarce land has become in the most sought-after areas near the city center.
- Affordable house markets in Alanya are mostly located 20 to 40 minutes from the city center by car, so buyers choosing these areas are essentially trading commute time for square meters and lower cost.
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About our methodology
This analysis focuses specifically on houses for sale in Alanya, Turkey, as of 2026. It does not cover apartments, condos, or commercial property. Our goal was to build a reliable, neighborhood-level picture of the Alanya house purchase market that an individual buyer can actually use.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Alanya.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Alanya neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range before using it.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in Alanya.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing ever found online, but a real, achievable floor for a standard house purchase in Alanya in 2026.
For each house category, we estimated an average purchase price based on local market conventions in Alanya. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly rather than applying a flat multiplier.
These estimates were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels specific to the Alanya market.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Alanya, we rely on verifiable sources and a transparent methodology.
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 Statistical Institute (TUIK) | TUIK is the official national statistics authority for Turkey and publishes verified housing market data across all regions. | We used it to understand national housing price trends and how Antalya province compares at a macro level. We used it to calibrate Alanya price levels relative to broader Turkish market benchmarks. |
| Central Bank of Turkey (CBRT) Housing Price Index | The CBRT publishes a dedicated housing price index that is one of the most reliable macro-level pricing references for the Turkish property market. | We used it to validate overall house price growth trends in Turkey from 2025 to 2026. We used it to align Alanya pricing with national inflation-adjusted housing trends. |
| Endeksa Real Estate Index | Endeksa is a widely used Turkish property analytics platform with a transparent methodology and neighborhood-level granularity. | We used it to extract neighborhood-level pricing estimates for the Alanya house market. We used it to compare relative price differences between Alanya districts. |
| Sahibinden Market Reports | Sahibinden is the largest property listing platform in Turkey and reflects real asking prices from thousands of active listings. | We used it to observe actual asking prices for houses in Alanya by bedroom type. We used it to estimate realistic entry budgets for each neighborhood. |
| Hepsiemlak Data Center | Hepsiemlak is a major Turkish real estate portal with aggregated listing data and market insights across the country. | We used it to validate median house prices across Alanya neighborhoods. We used it to confirm the price per square meter ranges used in this analysis. |
| REIDIN Property Index | REIDIN is an international real estate analytics firm with specific coverage of the Turkish market and a rigorous data collection process. | We used it to benchmark house market segments across the Antalya region including Alanya. We used it to cross-check how premium versus affordable neighborhoods are positioned relative to each other. |
| Knight Frank Global Residential | Knight Frank is a globally recognized real estate consultancy with strong methodology and consistent coverage of Mediterranean coastal markets. | We used it to contextualize international buyer demand in Alanya and how it compares to other coastal markets in Southern Europe and the Middle East. We used it to interpret the luxury and premium segmentation of the Alanya house market. |
| Turkish Land Registry (Tapu) | The Tapu is Turkey's official property transaction registry and provides verified data on where transactions are actually taking place. | We used it to confirm transaction activity levels across Alanya neighborhoods. We used it to validate demand concentration in the key districts covered in this analysis. |
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