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
Property prices in Alanya are currently rising at a moderate pace, with an expected increase of 5-10% in 2025.
As we reach mid-2025, Alanya's real estate market continues to show strong fundamentals despite global economic uncertainties. The combination of sustained foreign investment, improving infrastructure, and the city's enduring appeal as a coastal paradise keeps driving property values upward.
If you want to go deeper, you can check our pack of documents related to the real estate market in Turkey, based on reliable facts and data, not opinions or rumors.
Property prices in Alanya are expected to rise by 5-10% in 2025, driven by strong foreign demand, infrastructure developments, and limited supply in prime areas.
The average price per square meter currently ranges from €1,500-2,200 in central areas, with luxury beachfront properties reaching €2,360-4,750 per square meter.
| Factor | Current Status | Impact on Prices |
|---|---|---|
| Average Price/m² | €1,500-2,200 | Rising 5-10% annually |
| Foreign Investment | High demand from Europe, Russia, Middle East | Strong upward pressure |
| Mortgage Rates | 42.5-45% (Turkish banks) | Limited local demand |
| Rental Yields | 7-12% gross | Attracting investors |
| Market Outlook | Positive growth expected | Continued appreciation |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current average property prices per square meter in Alanya?
As of June 2025, property prices in Alanya show significant variation depending on location and property type.
In central Alanya, average prices range between €1,500 and €2,200 per square meter, with premium seafront locations and properties with panoramic views commanding the higher end of this spectrum. More budget-friendly districts like Mahmutlar and Kargicak offer prices between €1,200 and €1,800 per square meter.
According to recent market data, the overall average property price in Alanya stands at approximately $1,358 per square meter (around €1,250), with the average property transaction value around $149,335. However, luxury beachfront properties can reach significantly higher prices, ranging from $2,360 to $4,750 per square meter.
The most expensive areas include Tepe district, where average property prices reach €463,654 due to larger property sizes averaging 264 square meters. Bektash follows closely with average prices of €422,278 for properties averaging 220 square meters.
For comparison, these prices remain considerably lower than major Turkish cities like Istanbul, where prices average €2,500+ per square meter, making Alanya an attractive entry point for property investors.
How much have property prices increased in Alanya recently?
Property prices in Alanya have experienced remarkable growth over the past five years.
The most striking figure is the total price increase of 139.51% from January 2019 to October 2024. This represents a near-doubling of property values in just five years. However, recent annual changes show some market stabilization, with a -10.61% adjustment indicating a slight correction after years of rapid growth.
Looking at year-over-year data, property prices rose by 104.57% in the 12 months leading to July 2023. The districts experiencing the highest price growth include Turkler, Kyzlar Pynary, Okurjalar, Chyplakly, and Saray.
Turkey's nationwide residential property price index increased by 31.95% in January 2025 compared to the previous year. However, when adjusted for inflation, real prices actually decreased by 7.16%, highlighting the impact of Turkey's high inflation rate on the property market.
Despite periodic corrections, the overall trend remains strongly upward, particularly for properties with desirable features such as sea views, modern amenities, and prime locations.
Which neighborhoods in Alanya are experiencing the fastest property price growth?
Several neighborhoods in Alanya are showing exceptional growth potential as we move through 2025.
Mahmutlar leads the pack as one of the fastest-growing areas, particularly popular with European buyers. Modern apartments here start from €75,000, making it an accessible entry point. The district benefits from ongoing infrastructure improvements and high demand from both local and foreign buyers.
Oba stands out as another high-growth area, offering a quieter environment with green spaces that appeals to families. Properties here start around €90,000 and the area is experiencing rapid appreciation due to its blend of residential tranquility and proximity to amenities.
Kestel and central Alanya are premium districts showing strong growth, with Kestel particularly noted for eco-friendly projects and new transport links. These areas command higher prices but offer excellent long-term appreciation potential.
Emerging neighborhoods like Tosmur and Kargicak present opportunities for investors seeking more affordable entry points with significant growth potential. These areas are benefiting from spillover demand as prime locations become increasingly expensive.
The Cleopatra Beach area, while already commanding premium prices, continues to see strong demand due to its prime beachfront location and tourist appeal.
| Neighborhood | Starting Prices | Growth Potential | Key Features |
|---|---|---|---|
| Mahmutlar | From €75,000 | High | Popular with Europeans, modern infrastructure |
| Oba | From €90,000 | High | Family-friendly, green spaces, quiet |
| Kestel | Premium pricing | Medium-High | Eco-friendly projects, new transport links |
| Tosmur | Budget-friendly | Medium | Beach access, emerging area |
| Cikcilli | Mid-range | Medium-High | New schools and parks, family appeal |
What property types are driving the biggest price increases in 2025?
Certain property types in Alanya are experiencing particularly strong price appreciation in 2025.
Sea-view apartments continue to be the most sought-after properties, with those offering panoramic Mediterranean views commanding premium prices and experiencing the fastest appreciation. These properties attract both international investors and holiday home buyers, creating consistent upward pressure on prices.
Luxury villas, especially those featuring private pools and gardens, are seeing exceptional demand. Properties in tranquil hillside locations with easy city access are particularly popular among retirees and families seeking a peaceful lifestyle. Villa prices have increased by 15-20% in prime locations.
Properties in gated communities and eco-friendly developments represent a growing trend. Buyers increasingly prioritize energy-efficient designs, smart home technologies, and sustainable materials. These modern developments often feature solar panels, smart heating systems, and environmentally conscious construction.
Studio apartments and one-bedroom units near beaches and city centers are experiencing strong demand from investors due to their high rental yields of 7-10%. These smaller units offer accessible entry points while providing excellent rental income potential.
It's something we develop in our Turkey property pack.
What are the property price forecasts for Alanya in 2026 and beyond?
Looking ahead, property market experts project continued growth for Alanya's real estate sector.
For 2025-2026, most analysts expect property prices to rise by 5-10% annually. This moderate growth rate reflects a maturing market that has already experienced significant appreciation in recent years. If you're considering a 2-bedroom apartment near Cleopatra Beach priced at €150,000 today, expect it to cost between €157,500 and €165,000 by next year.
Short-term forecasts (next 5 years) suggest sustained moderate growth driven by ongoing infrastructure investments, including improved transportation links and public amenities. The Turkish government's continued support for the real estate sector through various incentives should maintain market momentum.
Medium to long-term projections (10-20 years) indicate continued appreciation, though at potentially slower rates as the market matures. Key factors supporting long-term growth include Alanya's enduring appeal as a lifestyle destination, climate change making northern European buyers seek Mediterranean homes, and Turkey's strategic position between Europe and Asia.
However, these forecasts depend heavily on global economic conditions, Turkish economic policy stability, and continued foreign investment interest. External factors such as currency fluctuations and geopolitical developments will play significant roles in actual price movements.
How are current mortgage rates affecting the Alanya property market?
Mortgage rates in Turkey remain exceptionally high by international standards, significantly impacting the local property market dynamics.
As of June 2025, Turkey's central bank has set the benchmark interest rate at 42.5%, following recent cuts from 50% earlier in the year. This translates to mortgage rates ranging from 43-45% for local buyers, making property purchases through financing extremely expensive for Turkish citizens.
For foreign buyers, the situation differs considerably. International purchasers can access mortgages from Turkish banks at up to 50% loan-to-value ratios, depending on nationality and income. However, many foreign buyers prefer cash purchases or secure financing from their home countries at much lower rates.
These high interest rates have created a two-tier market: local demand has softened significantly due to expensive credit, while foreign buyers with access to cheaper financing or cash continue to drive the market. This dynamic has made Alanya increasingly dependent on international investment.
Developer financing offers an alternative, with many new projects offering 0% interest installment plans over 12-24 months. This option has become increasingly popular among both local and foreign buyers seeking to avoid high bank rates.
What impact is the Turkish Lira's performance having on foreign investment?
The Turkish Lira's depreciation has created a unique opportunity for foreign property investors in Alanya.
Over the past two years, the Lira lost 46.3% of its value against the US Dollar, reaching an average exchange rate of 34.97 TRY to 1 USD by December 2024. For European buyers, similar depreciation against the Euro has made Turkish property increasingly affordable.
This currency weakness effectively provides foreign buyers with significantly increased purchasing power. A property that might have cost €200,000 equivalent in Turkish Lira two years ago now costs substantially less in Euro terms, even accounting for local price increases.
The favorable exchange rates have particularly attracted buyers from Europe, Russia, and the Middle East. Germans, Scandinavians, and British buyers find Alanya properties extremely competitive compared to their domestic markets or other Mediterranean destinations.
However, currency volatility also introduces risks. Investors must consider potential future Lira recovery when calculating returns, and rental income received in Lira may fluctuate in foreign currency terms. Despite these considerations, the current exchange rates continue to fuel strong foreign demand.
Many international buyers view the currency situation as a window of opportunity that may not last indefinitely, contributing to increased transaction volumes in 2025.
Are government policies supporting or hindering property price growth?
Turkish government policies continue to actively support the real estate sector, though with some recent adjustments.
The Turkish Citizenship by Investment program remains a major driver, though the threshold increased from $250,000 to $400,000 in June 2022. Despite this increase, the program continues attracting significant foreign investment, particularly from Middle Eastern and Asian buyers seeking European proximity and visa-free travel benefits.
New regulations introduced in 2025 require foreign buyers seeking residency to purchase properties valued over $200,000. Properties below this threshold no longer qualify for residency permits, potentially concentrating demand in higher-value segments.
VAT exemptions for foreign buyers paying in foreign currency provide additional incentives, though buyers must hold properties for 12 months to qualify. The government also reduced stamp duty for "promise to sell agreements" from 0.95% to 0%, lowering transaction costs.
Infrastructure investments continue, with Alanya benefiting from improved roads, public transport, and amenities. These developments enhance property values and quality of life, supporting long-term appreciation.
Local government initiatives promoting sustainable tourism and development add to Alanya's appeal. However, potential regulatory changes and tax adjustments remain risk factors that could impact future demand.
It's something we explore in detail in our Turkey property pack.
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.
How does demand from local versus international buyers shape the market?
The Alanya property market currently shows a clear divide between local and international buyer activity.
International buyers dominate the market, with particularly strong demand from Russia, Germany, the United Kingdom, and Middle Eastern countries. These buyers are attracted by Alanya's Mediterranean lifestyle, favorable climate, relatively low prices compared to their home markets, and investment opportunities through rental income.
Local Turkish demand has weakened considerably due to high property prices relative to local incomes and prohibitive mortgage rates. The average Turkish buyer faces 43-45% interest rates, making property purchases through financing nearly impossible for most families.
This dynamic has created a market increasingly tailored to foreign preferences. Developers focus on amenities appealing to international buyers: pools, gyms, proximity to beaches, and modern designs. Marketing efforts predominantly target foreign markets through international property portals and overseas exhibitions.
The influx of expatriates and retirees has created vibrant international communities, further attracting foreign buyers who seek familiar social environments. Areas like Mahmutlar have become notably cosmopolitan, with businesses catering to various nationalities.
This reliance on foreign investment makes Alanya's market more resilient to local economic challenges but potentially vulnerable to international economic shocks or changes in foreign investment regulations.
What are the main risks that could cause property prices to drop?
While the outlook remains positive, several risk factors could potentially impact Alanya's property market.
High inflation and economic instability in Turkey pose ongoing concerns. Although inflation has decreased from its 2024 peak of 75.45% to 39.05% in February 2025, it remains elevated by international standards. Continued economic volatility could deter foreign investors despite currency advantages.
Over-supply in certain districts presents a localized risk. Rapid development in some areas might lead to temporary price adjustments as inventory exceeds demand. Investors should carefully research supply dynamics in their target neighborhoods.
Changes to foreign ownership regulations or citizenship programs could significantly impact demand. Any tightening of rules or increase in investment thresholds might reduce foreign buyer interest, though no such changes are currently anticipated.
Global economic downturns or recessions in key buyer markets (Europe, Russia, Middle East) would likely reduce foreign investment. Alanya's heavy reliance on international buyers makes it vulnerable to economic problems in these source markets.
Geopolitical tensions or security concerns could deter tourism and foreign investment. While Alanya has remained stable and safe, broader regional issues can affect buyer confidence.
How does Alanya compare to other Turkish coastal cities like Antalya and Bodrum?
Alanya offers distinct advantages and characteristics compared to other Turkish coastal destinations.
Price-wise, Alanya remains more affordable than its prestigious competitors while offering similar coastal lifestyle benefits.
| City | Avg. Price per m² (2024/25) | 5-Year Price Increase | Market Characteristics |
|---|---|---|---|
| Alanya | $1,358 / €1,500-2,200 | +139.51% | More affordable, rapid growth, strong foreign demand |
| Antalya | $1,071 | +134.35% | Larger city, diverse inventory, longer payback periods |
| Bodrum | ~29% more expensive than Alanya | N/A | High-end luxury market, more competitive, established prestige |
| Istanbul | €2,500+ | Varies by district | Major metropolis, business hub, premium pricing |
Alanya's rental yields remain competitive at 7-12%, particularly for coastal properties. The city's year-round tourism season provides more consistent rental income compared to some seasonal destinations.
The average return on investment period in Alanya is 24-25 years, with some districts like Cikcilli offering faster returns at 19 years. This compares favorably to many other Turkish cities where payback periods extend longer.
Alanya's market is considered more accessible and dynamic than established luxury destinations like Bodrum, making it attractive for first-time international investors and those seeking growth potential rather than prestige addresses.
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.
Which property characteristics offer the best investment potential in 2025?
Certain property features and characteristics are proving particularly valuable for investment returns in Alanya.
Sea views remain the golden standard, with properties offering unobstructed Mediterranean vistas commanding 20-30% premiums and experiencing faster appreciation. Even partial sea views add significant value and rental appeal.
Properties within walking distance (500 meters) of beaches show exceptional rental performance, achieving 10-12% gross yields during peak season. Proximity to Cleopatra Beach particularly enhances value due to its reputation and tourist draw.
Modern amenities increasingly determine competitive advantage. Properties featuring pools, fitness centers, saunas, and smart home systems attract premium rents and maintain higher occupancy rates. On-site management and security add appeal for international buyers managing properties remotely.
Size optimization matters: studios and one-bedroom apartments (30-60 sqm) offer the best rental yields due to high demand from tourists and singles. However, larger family properties (3+ bedrooms) in premium locations show strongest capital appreciation.
New construction with energy-efficient features and contemporary design outperforms older properties. Buyers increasingly prioritize low maintenance costs, modern insulation, and sustainable features like solar panels.
It's detailed in our Turkey property pack.
What rental income potential exists for property investors in Alanya?
Alanya offers compelling rental income opportunities for property investors in 2025.
Gross rental yields range from 7% to 12% annually, significantly higher than many European markets. Studios and one-bedroom apartments achieve the highest yields, while seafront properties and those near tourist attractions command premium rents.
The summer season (May-October) generates peak rental income, with beachfront properties often fully booked at rates 50-100% higher than off-season. Many investors report covering their entire annual costs during these six months alone.
Year-round rental demand exists due to Alanya's mild winter climate and growing expatriate community. Long-term rentals to foreign residents provide stable income, while short-term vacation rentals through platforms like Airbnb maximize revenue.
Professional property management services, widely available in Alanya, typically charge 20-25% of rental income but handle all aspects of rental operations. This enables absentee ownership and hassle-free income generation for international investors.
Tax considerations favor foreign investors, with rental income tax rates varying based on bilateral agreements. Many European property owners benefit from double taxation treaties, optimizing their net returns.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes, property prices in Alanya are going up, with an expected increase of 5-10% in 2025. The market continues to benefit from strong foreign demand, improving infrastructure, and limited supply in prime locations. While high local interest rates have reduced domestic demand, international buyers with access to foreign currency or cash continue to drive the market forward.
For investors, Alanya presents a compelling opportunity with its combination of relatively affordable prices compared to other Turkish coastal cities, strong rental yields, and continued appreciation potential. However, success requires careful neighborhood selection, understanding of market dynamics, and consideration of currency risks. The window of opportunity created by favorable exchange rates may not last indefinitely, making 2025 an particularly interesting time for international property investment in Alanya.
Sources
- Property Prices in Alanya 2025 - IDEAL ESTATES ALANYA
- Yes, property prices will rise in Alanya in 2025 – Investropa
- Turkey Residential Real Estate Market Analysis 2025
- 10 Smart Reasons Why Alanya Is the Best City for Property Investment in Turkey (2025)
- Alanya: Current Real Estate Prices | Turk.Estate
- Alanya 2025 Real Estate Market Prices and Investment Trends
- Why Buying Property in Alanya, Turkey Is a Great Choice in 2025
- Mortgage Rates 2024 - Antalya Development Real Estate
- Property for sale in Alanya | Alanya real estate for sale 2025
- Average prices of apartments in Alanya, Turkiye 2025