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
Want to know what's really happening with housing prices in Alanya right now and where they're heading?
This article covers current property prices in Alanya, recent trends, and forecasts for 2026, 5 years, and 10 years ahead.
We keep updating this analysis regularly to give you the freshest data and insights.
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 property prices rose about 18% in nominal lira terms over the past year, but after adjusting for Turkey's 31% inflation, real prices actually fell around 10%, making this a buyer's market in purchasing power terms.
- Hillside neighborhoods like Tepe and Bektas command up to 90,000 to 122,000 TRY per square meter, nearly three times more than inland areas like Kesefli, showing how much view and scarcity matter in Alanya.
- One in six homes sold in Antalya province goes to foreign buyers, and since Alanya is one of the most international submarkets, this foreign demand creates a price floor that doesn't exist in typical Turkish inland cities.
- Antalya province welcomed a record 17.1 million visitors in 2025, directly fueling rental demand and second-home purchases in Alanya throughout the year.
- The Central Bank of Turkey's policy rate stands at 38% as of the first half of 2026, which crushes domestic mortgage demand but barely affects cash-rich foreign buyers and investors.
- Gross rental yields in Alanya average around 5% with a roughly 20-year payback period, but premium coastal neighborhoods stretch to 25-27 years because purchase prices have risen faster than rents.
- Our 2026 forecast for Alanya property prices is +20% to +30% in nominal lira terms, cooler than the national average because the market is transitioning from inflation-hedge buying to selective, location-driven demand.
- Over 5 years, we expect Alanya property values to roughly double in lira terms (about 2.2x to 2.7x), translating to 17-22% annual compounding driven by persistent tourism and limited coastal buildable land.
- Entry-level apartments in outer areas like Demirtas or Avsallar start around 2.5 million TRY (about $58,000), while sea-view villas in Tepe or Bektas can reach 60 million TRY ($1.4 million).
What are the current property price trends in Alanya as of 2026?
What is the average house price in Alanya as of 2026?
As of early 2026, the average home price in Alanya sits around 6 million to 6.3 million TRY, which translates to roughly $140,000 to $145,000 or approximately €120,000 to €125,000 depending on exchange rate fluctuations.
When you look at price per square meter in Alanya, the district-wide average runs between 54,000 and 57,000 TRY per square meter, or about $1,250 to $1,300 per square meter (€1,070 to €1,120 per square meter).
The realistic price range that covers most property purchases in Alanya stretches from around 3.8 million TRY on the low end to about 10 million TRY at the upper end (roughly $88,000 to $232,000 or €75,000 to €200,000), reflecting everything from basic inland apartments to modern sea-view units in desirable neighborhoods.
How much have property prices increased in Alanya over the past 12 months?
Property prices in Alanya increased by approximately 18% year-on-year in nominal Turkish lira terms through late 2025, which is actually cooler than Turkey's national average of around 31%.
Across different property types in Alanya, the range of price increases varied from about 12% for older inland apartments to roughly 25% for premium sea-view units and modern residences in high-demand neighborhoods.
The single most significant factor behind this price movement was the persistent demand from foreign buyers and the tourism-driven rental market, which kept prices supported even as high interest rates squeezed domestic Turkish buyers out of the mortgage market.
Which neighborhoods have the fastest rising property prices in Alanya as of 2026?
As of early 2026, the neighborhoods with the fastest rising property prices in Alanya are Incekum, Dinek, and Bektas, all showing stronger gains than the district average thanks to their scarcity and lifestyle appeal.
Incekum and Dinek have seen annual price growth in the range of 22% to 28%, while Bektas and nearby Tepe have grown by roughly 20% to 25%, outpacing the Alanya district average of 18%.
The main demand driver behind these neighborhoods is the combination of view scarcity, hillside building restrictions, and proximity to the coast, which means supply cannot easily catch up with buyer interest from both second-home seekers and rental investors.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Alanya.
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.
Which property types are increasing faster in value in Alanya as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Alanya goes: sea-view apartments and duplexes first, followed by hillside villas, then modern complex apartments with amenities, and finally older inland apartments at the bottom.
The top-performing category, sea-view apartments and penthouses in premium locations like Cleopatra beach or Oba, has appreciated by roughly 22% to 28% over the past year in Alanya.
The main reason these properties outperform is simple scarcity: there's limited coastline, strict building regulations on hillsides, and strong rental demand from tourists means buyers compete fiercely for the best-located units.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- 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?
What is driving property prices up or down in Alanya as of 2026?
As of early 2026, the top three factors driving property prices in Alanya are tourism momentum in the Antalya region, persistent foreign buyer demand, and construction cost pressures that keep replacement costs elevated.
The single factor with the strongest upward pressure on Alanya property prices is the record-breaking tourism flow, with Antalya province welcoming 17.1 million visitors in 2025, which directly translates into rental demand and investor confidence in second-home purchases.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Alanya here.
Get fresh and reliable information about the market in Alanya
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What is the property price forecast for Alanya in 2026?
How much are property prices expected to increase in Alanya in 2026?
As of early 2026, property prices in Alanya are expected to increase by approximately 20% to 30% in nominal Turkish lira terms over the course of the year.
The range of forecasts from different analysts varies from a conservative 15% (if credit stays very tight and tourism disappoints) to an optimistic 35% (if rate cuts accelerate and foreign demand surges), with most clustering around 22% to 28%.
The main assumption underlying most forecasts is that Turkey's disinflation continues gradually, the Central Bank keeps cutting rates, and Alanya's tourism-driven demand stays strong without a major global or regional shock.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Alanya.
Which neighborhoods will see the highest price growth in Alanya in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Alanya are Bektas, Tepe, Kucukhasbahce, and Incekum, all benefiting from view scarcity and continued momentum from recent years.
These top neighborhoods in Alanya are projected to see price growth of roughly 25% to 35% over 2026, outpacing the district average by 5 to 10 percentage points.
The primary catalyst driving expected growth in these areas is the combination of limited hillside buildable land, protected sea views, and strong demand from both foreign second-home buyers and short-term rental investors.
One emerging neighborhood in Alanya that could surprise with higher-than-expected growth is Cikcilli, which offers relatively lower entry prices with good infrastructure and is increasingly attracting long-stay expats and families.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Alanya.
What property types will appreciate the most in Alanya in 2026?
As of early 2026, the property type expected to appreciate the most in Alanya is modern sea-view apartments and duplexes in well-located complexes with resort-style amenities.
This top-performing property type in Alanya is projected to appreciate by roughly 25% to 32% over 2026, driven by strong rental demand and limited new supply in prime coastal positions.
The main demand trend driving appreciation for these properties is the continued growth of short-term rentals and second-home purchases by Europeans and Middle Eastern buyers seeking turnkey, hassle-free investments.
On the other hand, older walk-up apartments without parking, elevator, or modern amenities in inland locations are expected to underperform, likely growing only 10% to 15%, because buyers increasingly avoid renovation uncertainty and lifestyle compromises.
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 will interest rates affect property prices in Alanya in 2026?
As of early 2026, the impact of interest rates on Alanya property prices is significant for domestic Turkish buyers but relatively muted for the cash-heavy foreign buyer segment that dominates this market.
The current benchmark policy rate in Turkey is 38%, down from 47.5% at the start of 2025, and most analysts expect further gradual cuts throughout 2026, which should slowly improve mortgage affordability.
In Alanya specifically, a 1% drop in effective mortgage rates typically adds about 3% to 5% to domestic buyer affordability, but since foreign buyers and cash investors drive much of the demand here, the rate impact is smaller than in purely domestic Turkish markets.
You can also read our latest update about mortgage and interest rates in Turkey.
What are the biggest risks for property prices in Alanya in 2026?
As of early 2026, the three biggest risks for property prices in Alanya are interest rates staying higher for longer than expected, a tourism downturn due to global economic weakness or regional instability, and Turkish lira volatility that freezes decision-making by both local and foreign buyers.
The single risk with the highest probability of materializing in Alanya is a tourism shortfall, because the market's strength depends heavily on visitor flows, and any significant drop in European or Russian tourist arrivals would directly hit rental demand and investor confidence.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Alanya.
Is it a good time to buy a rental property in Alanya in 2026?
As of early 2026, it can be a good time to buy a rental property in Alanya if you target proven rental neighborhoods and accept that yields hover around 5% gross with a payback period of roughly 20 years at current prices.
The strongest argument in favor of buying now is that tourism keeps breaking records, rental demand remains solid year-round in good locations, and prices may continue rising faster than rents, meaning waiting could mean paying more for the same yield later.
The strongest argument for waiting is that high interest rates are still depressing domestic demand, real prices have actually fallen when adjusted for inflation, and some analysts believe better buying opportunities may emerge if credit conditions tighten further or tourism disappoints.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Alanya.
You'll also find a dedicated document about this specific question in our pack about real estate in Alanya.
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.
Where will property prices be in 5 years in Alanya?
What is the 5-year property price forecast for Alanya as of 2026?
As of early 2026, cumulative property price growth in Alanya over the next 5 years is expected to reach approximately 120% to 170% in nominal Turkish lira terms, meaning prices could roughly double to nearly triple.
The range of 5-year forecasts spans from a conservative scenario of about 100% total growth (if inflation drops sharply and demand softens) to an optimistic scenario of over 200% (if tourism booms and foreign investment accelerates).
This translates to a projected average annual appreciation rate of roughly 17% to 22% per year in Alanya over the next five years.
The key assumption most forecasters rely on is that Turkey's inflation will gradually normalize toward the Central Bank's 5% target, allowing nominal price growth to moderate while still outpacing most Western markets.
Which areas in Alanya will have the best price growth over the next 5 years?
The top three areas in Alanya expected to have the best price growth over the next 5 years are Tepe and Bektas (hillside view scarcity), Oba and Cikcilli (liquid family and expat demand), and Kestel and Tosmur (modern coastal stock with infrastructure improvements).
These top-performing areas in Alanya are projected to see 5-year cumulative price growth of roughly 150% to 200%, outpacing the district average by 20 to 40 percentage points.
This differs slightly from the 1-year forecast because over five years, areas like Oba and Cikcilli catch up due to their liquidity and year-round livability, whereas pure view-premium areas like Incekum may see faster early gains but slower compounding later.
The currently undervalued area in Alanya with the best potential for outperformance over 5 years is Mahmutlar, which has deep inventory, strong international buyer familiarity, and room for price catch-up once rate pressures ease.
What property type will give the best return in Alanya over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Alanya is mid-market apartments in proven rental neighborhoods like Oba, Cikcilli, Mahmutlar, and Kestel, combining solid appreciation with consistent rental income.
The projected 5-year total return (appreciation plus rental income) for this top-performing property type in Alanya is roughly 140% to 180%, assuming reinvestment of rental income and continued tourism strength.
The main structural trend favoring this property type is the growing population of long-stay expats, remote workers, and retirees who prefer turnkey apartments with modern amenities over renovation projects or isolated villas.
For buyers prioritizing lower risk over maximum return, modern apartments in Oba or the central Cleopatra belt offer the best balance, because they stay liquid in any market condition and attract both short-term tourists and long-term tenants.
How will new infrastructure projects affect property prices in Alanya over 5 years?
The top three infrastructure factors expected to impact Alanya property prices over the next 5 years are Gazipasa-Alanya Airport capacity expansions, road and transit improvements connecting Alanya to Antalya, and marina and coastal development upgrades in key resort areas.
Properties near completed infrastructure projects in Alanya typically command a price premium of 10% to 20% compared to similar properties further away, with the strongest premiums seen near the airport corridor and upgraded coastal access points.
The neighborhoods in Alanya that will benefit most from infrastructure developments are Gazipasa-adjacent areas, Kestel and Tosmur (coastal road improvements), and the central marina district (tourism facility upgrades).
How will population growth and other factors impact property values in Alanya in 5 years?
Alanya's effective demand population, including seasonal residents and second-home owners, is projected to grow by roughly 3% to 5% annually over the next 5 years, supporting property values through sustained housing demand.
The demographic shift with the strongest influence on Alanya property demand is the growing influx of European and Middle Eastern retirees and remote workers seeking affordable coastal living with good healthcare and infrastructure.
Migration patterns, both domestic Turks moving from expensive cities and international buyers from Germany, Scandinavia, Russia, and the Gulf, are expected to keep Alanya property values supported even if domestic Turkish demand weakens due to affordability constraints.
The property types and areas that will benefit most from these demographic trends in Alanya are modern 2+1 and 3+1 apartments in Oba, Cikcilli, and the Cleopatra belt, which suit families and long-stay residents, plus villas in Bektas and Tepe for wealthier retirees.
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 is the 10 year property price outlook in Alanya?
What is the 10-year property price prediction for Alanya as of 2026?
As of early 2026, cumulative property price growth in Alanya over the next 10 years is expected to reach approximately 300% to 500% in nominal Turkish lira terms, meaning prices could multiply by 4 to 6 times.
The range of 10-year forecasts spans from a conservative scenario of about 250% total growth (if Turkey achieves rapid disinflation and demand normalizes) to an optimistic scenario of over 600% (if inflation stays elevated and Alanya's tourism appeal intensifies).
This translates to a projected average annual appreciation rate of roughly 15% to 20% per year in Alanya over the next decade.
The biggest uncertainty factor in making 10-year predictions for Alanya is Turkey's inflation and currency regime, because if the lira stabilizes dramatically, nominal growth will slow, while continued high inflation would keep nominal prices rising rapidly even if real values stagnate.
What long-term economic factors will shape property prices in Alanya?
The top three long-term economic factors that will shape property prices in Alanya over the next decade are Turkey's inflation and monetary policy regime, the sustainability of Antalya region's tourism competitiveness, and the durability of foreign buyer demand amid shifting global and regional dynamics.
The single long-term economic factor with the most positive impact on Alanya property values is the region's established tourism infrastructure and natural appeal, which creates a structural floor under demand regardless of domestic economic cycles.
The single long-term economic factor posing the greatest structural risk to Alanya property values is persistent lira depreciation without corresponding foreign income growth, which could eventually price out the domestic rental and resale market even as foreign buyers benefit.
You'll also find a much more detailed analysis in our pack about real estate 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 |
|---|---|---|
| Central Bank of Turkey (CBRT) RPPI | It's the official national house price index produced by Turkey's central bank. | We used it to anchor the national price direction and verify Alanya trends against the broader market cycle. |
| CBRT RPPI Press Release (Nov 2025) | It's the official publication with exact monthly and annual housing price figures. | We used it to quantify year-on-year changes and understand the real vs nominal price dynamics. |
| CBRT Monetary Policy Page | It's the primary source for Turkey's policy rate and monetary stance. | We used it to explain mortgage affordability impacts and build interest rate scenarios for 2026. |
| Turkish Statistical Institute (TurkStat) | It's Turkey's official statistics agency for inflation, housing sales, and demographics. | We used it to anchor inflation figures, demand indicators, and construction cost pressures. |
| Endeksa Alanya Price Dashboard | It's an established Turkish real estate analytics platform with consistent local methodology. | We used it to estimate Alanya's current price levels, neighborhood rankings, and 12-month changes. |
| Endeksa Alanya Rental Data | It provides neighborhood-level rent signals hard to get from official sources. | We used it to calculate rental yields and assess buy-to-let attractiveness in specific neighborhoods. |
| State Airports Authority (DHMI) | It's the official source for airport passenger volumes in Turkey. | We used it to quantify the tourism and connectivity story that supports Alanya demand via Gazipasa-Alanya airport. |
| Turkiye Today (Antalya Visitors) | It attributes visitor figures directly to the Minister of Culture and Tourism. | We used it to quantify tourism momentum feeding the Antalya-Alanya corridor and rental demand. |
| Hurriyet Daily News (Foreign Buyers) | It's a major national outlet citing official data on foreign property purchases. | We used it to support why foreign demand creates a structural price floor in Alanya. |
| Reuters (Turkey Tourism) | It's a high-standard wire service explicitly attributing to official data. | We used it to triangulate the strength of tourism supporting Antalya province demand. |
| IMF World Economic Outlook (Oct 2025) | It's one of the most cited global macro datasets with transparent methodology. | We used it to triangulate Turkey's 2026 macro path and keep forecasts consistent with mainstream expectations. |
| OECD Economic Outlook (Turkey) | It's a top-tier international macro forecaster with transparent country commentary. | We used it to triangulate growth, inflation, and policy assumptions for 2026 and beyond. |
| World Bank Global Economic Prospects | It's a leading international institution for growth and risk outlooks. | We used it to frame downside risks from global shocks and financing conditions. |
| Turkey Medium Term Program (2026-2028) | It's the government's official macro and fiscal plan document. | We used it to build scenario ranges aligned with Turkey's stated policy direction. |
| Trading Economics (Turkey Interest Rate) | It provides real-time tracking of CBRT rate decisions with historical context. | We used it to verify current policy rates and track the rate-cutting trajectory into 2026. |
| Trading Economics (Turkish Lira) | It tracks USD/TRY exchange rates with detailed historical data. | We used it to convert lira prices to USD and EUR for international reader context. |
| Daily Sabah (Turkey Economy 2026) | It's a major Turkish outlet with detailed economic analysis and CBRT coverage. | We used it to contextualize rate cut expectations and inflation outlook for 2026. |
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If you want to go deeper, you can read the following: