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's property market in 2025 presents compelling opportunities for both investors and those looking to relocate. With average prices around €1,145 per square meter and rental yields reaching up to 13% annually, the Turkish Mediterranean city offers attractive entry points after recent price corrections.
Foreign buyers can purchase properties starting from €50,000 for basic apartments, while €250,000 secures premium locations with sea views. The city combines strong rental demand from both long-term tenants and short-term tourists, supported by a large international community and excellent infrastructure including modern hospitals, schools, and transport links.
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.
Alanya property prices averaged €1,145/m² in March 2025, down from €1,310/m² in early 2024, creating favorable buying conditions after years of rapid growth.
The market offers strong investment potential with rental yields of 7-13% annually, diverse price points from €50K to €500K+, and robust demand from international buyers and tenants.
| Budget Range | Property Type | Best Areas | Expected Features |
|---|---|---|---|
| €50,000 | Studio/1-bed apartment | Mahmutlar, Demirtas, Avsallar | 40-60m², pool access, 1km+ from beach |
| €100,000 | 1-2 bed apartment | Mahmutlar, Tosmur, Avsallar | 60-80m², modern complex, 500m-1km from sea |
| €250,000 | 2-3 bed apartment/small villa | Oba, Kestel, Central Alanya | 100-140m², sea views, luxury facilities |
| €500,000 | Large villa/penthouse | Kargicak, Tepe, Bektas | 200-350m², private pool, panoramic views |
| Rental Yields | 7-13% annually | Central areas highest | Strong year-round demand |
| Price Forecast | 5-10% annual growth | Premium areas up to 19% | Moderate recovery expected |
| Residency Threshold | $200,000 minimum | All qualifying areas | Turkish residency permit included |
How much does it typically cost to buy a property in Alanya today, and how has that changed compared to the last few years?
Property prices in Alanya currently average €1,145 per square meter as of March 2025, representing a notable decline from €1,310 per square meter in January 2024.
This recent price correction follows an extraordinary period of growth between 2015 and 2023, when property values increased by over 400%. The most dramatic increases occurred between 2021 and 2023, with some areas experiencing up to 80% price jumps in euro terms due to foreign demand, currency fluctuations, and post-pandemic investment trends.
Different neighborhoods in Alanya show varying price levels, with Kestel commanding the highest prices at €1,379 per square meter, followed by Saray at €1,362 per square meter. More affordable options include Demirtas at €967 per square meter and Konakli at €1,043 per square meter. Oba, popular with international buyers, sits in the middle range at €1,226 per square meter.
The price stabilization in 2024-2025 creates more favorable entry conditions for buyers compared to the peak prices of 2022-2023. This adjustment period offers better value while maintaining the long-term growth potential that made Alanya attractive to international investors.
It's something we develop in our Turkey property pack.
What are the current real estate market trends in Alanya, and what's the price forecast for the next couple of years?
The Alanya real estate market shows strong underlying fundamentals despite recent price corrections, with continued demand from both domestic and international buyers focusing on modern apartments with amenities and beachfront locations.
Rental yields remain robust across the city, with central and waterfront properties achieving 7-13% annually, significantly outperforming major Turkish cities like Istanbul and most European destinations. This performance attracts both buy-to-let investors and those seeking residual income from their properties.
Market analysts project a return to moderate price growth starting in 2025-2027, with annual increases of 5-10% expected in established areas. Prime locations and emerging neighborhoods could see stronger appreciation of 14-19% as major infrastructure projects complete and tourism continues recovering to pre-pandemic levels.
Supply constraints in the most desirable locations, combined with ongoing infrastructure improvements including new hospitals, marinas, and transport connections, are expected to support price appreciation. The completion of the new tram line and airport proximity enhancements will particularly benefit areas like Demirtas and Payallar.
Is it better to buy or rent in Alanya in 2025, especially for someone staying mid- to long-term?
Buying property in Alanya proves more advantageous than renting for anyone planning to stay two years or longer, given the combination of strong appreciation potential, high rental yields, and the ability to secure current favorable prices.
Rental costs in Alanya average €1,546 per month for apartments, with studios starting from €800 monthly. While these rates remain affordable compared to Western European cities, they're rising due to increased tourism and growing expat demand, making rental expenses accumulate significantly over time.
Property ownership offers additional benefits beyond cost savings, including the potential to earn rental income when traveling, build equity through appreciation, and qualify for Turkish residency permits for purchases over $200,000 (approximately €185,000). The residency threshold means buyers investing above this amount gain legal residence rights in Turkey.
For shorter stays under two years, renting remains practical due to flexibility and lower upfront costs. However, the strong rental market means property owners can easily generate income from their units when not in residence, making ownership attractive even for part-time residents.
What's the step-by-step process for buying property in Alanya, and what paperwork or legal steps should you be aware of?
The property purchase process in Alanya follows a structured legal framework designed to protect both buyers and sellers, requiring specific documentation and official procedures.
Initial steps involve researching properties through reputable agencies and online platforms, followed by property visits or virtual tours to assess condition and location. Once you identify a suitable property, you'll pay a reservation fee of €3,000-€6,000 to temporarily remove it from the market while completing due diligence.
Legal verification includes checking the title deed (Tapu), confirming no outstanding debts, verifying zoning compliance, obtaining the habitation certificate (Iskan), and ensuring earthquake compliance standards. Foreign buyers must also obtain a mandatory property appraisal report from a licensed assessor.
Required documentation includes your passport, proof of address (utility bill), Turkish tax number, recent photographs, the appraisal report, and currency exchange certificates. You'll also need to open a Turkish bank account and obtain military clearance for properties in certain areas, which typically takes 2-3 weeks.
The final steps involve signing the sales contract in both Turkish and English, paying the deposit (usually 10% of purchase price), completing final payment, and transferring the title deed at the official Land Registry Office. After registration, you must arrange DASK earthquake insurance, which is mandatory for all properties.
Don't lose money on your property in Alanya
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Where can you actually find properties for sale — are there trustworthy real estate agencies or platforms you should use?
Several established agencies and platforms provide reliable access to Alanya's property market, offering comprehensive listings and professional buyer support services.
Ideal Estates operates through idealestates.com, providing wide property selections, legal guidance, and comprehensive after-sales support for international buyers. TERRA Real Estate offers extensive listings with experienced buyer support and market expertise, while Oasis Estate brings over 20 years of experience with strong after-sales service commitments.
Stay Property functions as both a full-service agency and developer, offering new construction options alongside resale properties. Turkish Riviera Homes maintains verified listings with a long-established track record in the Alanya market, focusing on transparency and buyer protection.
International property portals including Rightmove, Property Turkey, and Realtor Global feature extensive Alanya listings with detailed property information and multiple contact options. These platforms allow comparison shopping and initial research before engaging with local agents.
Always verify that agencies hold proper licenses and maintain established local offices. Avoid informal deals or unverified sellers, as working with licensed, experienced agents significantly reduces risks of fraud, legal complications, or undisclosed property defects.
How much property can you get for your budget — say, €50K, €100K, €250K, or €500K — and what are some actual examples?
| Budget Range | Property Type & Location | Typical Features |
|---|---|---|
| €50,000 | Studio or 1-bedroom in Mahmutlar, Avsallar, Demirtas | 40-60m², 1km+ from beach, shared pool, basic amenities |
| €100,000 | 1-2 bedroom apartment in Mahmutlar, Avsallar, Tosmur | 55-80m², modern complex, 500m-1km from sea, pool, parking |
| €250,000 | Spacious 2-3 bedroom apartment in Oba, Kestel, Central Alanya | 90-140m², sea views, luxury facilities, close to beach |
| €500,000 | Large villa or penthouse in Kargicak, Tepe, Bektas | 200-350m², private pool, panoramic views, high-end finishes |
| €60,000 Example | 1-bedroom, 69m² apartment in Oba | 250m from sea, shared pool, parking space included |
| €100,000 Example | 2-bedroom modern apartment in Mahmutlar | 700m from beach, residential complex with amenities |
| €250,000 Example | 3-bedroom villa with pool in Kargicak | Sea view, 150-200m², private outdoor space |
| €500,000 Example | 4-bedroom luxury villa in Bektas or Tepe | 300+ m², private pool, panoramic city and sea views |
Which areas in Alanya are best for property buyers — whether you're looking for something affordable, upscale, or with high potential for growth?
Alanya's diverse neighborhoods cater to different buyer profiles, from budget-conscious investors to luxury seekers and those targeting high-growth potential areas.
For affordable options, Mahmutlar stands out with its large international community and strong rental demand, while Avsallar offers family-friendly environments with resort-style amenities and good beach access. Demirtas provides the most budget-friendly entry point with significant growth potential due to its proximity to the new airport and ongoing development projects.
Upscale buyers gravitate toward Oba for its central location and premium amenities including top hospitals, international schools, and shopping centers. Kestel attracts those seeking tranquil, elite environments with low-rise luxury complexes and prime sea views, while Kargicak offers exclusive villa communities with large plots and complete privacy.
Growth-focused investors should consider Demirtas, Payallar, and Kargicak, which offer lower current entry prices but strong appreciation forecasts. These areas benefit from new infrastructure development, improved airport connections, and expanding tourism facilities that will drive future demand.
Tepe and Bektas represent the luxury segment with hilltop locations providing panoramic city and sea views, typically featuring high-end villas and premium construction standards. These areas command the highest prices but offer exclusivity and prestige value.
It's something we develop in our Turkey property pack.
What are some common mistakes people make when buying property in Alanya, and how can you avoid them?
Insufficient market research represents the most frequent mistake, with buyers relying on limited listings or brief visits without studying local trends, infrastructure developments, and future growth potential.
Many buyers compromise their security by avoiding licensed real estate agents, significantly increasing risks of fraud, legal complications, or undisclosed property defects. Always verify agent credentials and work only with established, licensed professionals with proven track records in the Alanya market.
Skipping essential legal verification steps creates major risks, including purchasing properties with unclear titles, outstanding debts, missing habitation certificates, or non-compliance with building regulations. Comprehensive due diligence protects against costly legal problems and ensures clear ownership rights.
Buyers frequently underestimate total costs beyond the purchase price, failing to budget for 4% stamp duty, legal fees, ongoing maintenance costs, utility connections, and mandatory insurance requirements. Proper financial planning prevents unexpected expenses and cash flow problems.
Location decisions based solely on price often prove problematic, as buyers may end up with properties lacking convenient access to amenities, poor rental demand, or limited appreciation potential. Consider transportation, facilities, and market dynamics alongside price considerations.
Off-plan purchases without proper developer guarantees carry significant risks, as some projects have failed to deliver as promised. Use only established builders with proven completion records and secure legal contracts with appropriate buyer protections.
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.
What's the general cost of living in Alanya, and how does it compare to other Turkish cities or popular expat spots?
Alanya offers significantly lower living costs compared to major Turkish cities, with total expenses running 35-36% cheaper than Antalya and substantially less than Istanbul or other Mediterranean destinations.
Housing represents the largest cost advantage, with both rental and purchase prices running 12-22% lower than Antalya and dramatically less than Istanbul, Bodrum, or European coastal cities. Daily living expenses including food, transportation, and entertainment also cost considerably less than other Turkish tourist destinations.
Typical monthly utilities for a two-bedroom apartment average €85, while dining, shopping, and leisure activities provide excellent value for money. The city combines affordable living with high-quality infrastructure, modern healthcare facilities, and extensive shopping and entertainment options.
Compared to popular European expat destinations, Alanya delivers similar or superior lifestyle quality at a fraction of the cost. The Mediterranean climate, excellent healthcare system, and well-developed expat community support services make it particularly attractive for retirees and remote workers seeking affordable luxury living.
What's life like for expats living in Alanya — in terms of community, services, safety, weather, and daily life?
Alanya hosts a large, established international community with significant populations of Russians, Germans, Scandinavians, British, and Middle Eastern residents who have created vibrant expat networks and support systems.
The city provides comprehensive modern services including high-quality hospitals with international standards, international schools offering various curricula, extensive shopping centers, and reliable public transportation systems. Healthcare facilities particularly attract international residents due to affordable, high-quality medical care and multilingual staff.
Safety levels in Alanya remain high, with low crime rates and a welcoming atmosphere for foreign residents. The local population generally embraces international residents, creating a comfortable environment for cultural integration while maintaining expat community connections.
The Mediterranean climate delivers over 300 sunny days annually, with warm summers and mild winters ideal for year-round outdoor activities. Daily life centers around beach activities, historical site exploration, vibrant local markets, and an active social scene combining Turkish culture with international influences.
Social infrastructure includes numerous restaurants serving international cuisines, cultural events, sports facilities, and recreational activities that cater to diverse expat preferences while providing opportunities to experience authentic Turkish culture and traditions.
If you want to rent out long-term, which areas should you focus on, what kind of tenants will you attract, and how much rental income and yield can you expect?
Mahmutlar, Oba, Tosmur, and central Alanya represent the strongest areas for long-term rental properties, attracting diverse tenant profiles including expatriate professionals, digital nomads, retirees, and international students.
Tenant demographics include working expats employed in tourism, education, and business sectors, alongside remote workers taking advantage of Turkey's digital nomad-friendly policies. Retirees from Northern European countries form another significant tenant group, seeking year-round residence in affordable, comfortable environments.
Average rental income for apartments reaches €1,546 monthly, with studios starting from €800 and larger houses commanding up to €2,580 monthly. Furnished properties near the sea or with modern amenities typically achieve premium rates and faster tenant placement.
Long-term rental yields range from 7% to 9% annually, with higher returns available for well-located, furnished properties in areas with strong expat communities. Properties in Oba and central Alanya often achieve the upper end of this range due to high demand and limited quality supply.
Year-round demand remains strong, particularly for properties offering modern amenities, reliable internet connectivity, and proximity to international services. The established expat community creates steady tenant turnover and referral opportunities, reducing vacancy periods and marketing costs.
What's the short-term rental scene like — which areas work best, what do tourists look for, how much can you earn, and what are the legal rules for doing Airbnb-style rentals?
Short-term rental hotspots include Cleopatra Beach area, central Alanya, Mahmutlar, Oba, and Kestel, where tourists seek proximity to beaches, restaurants, historical attractions, and nightlife venues.
Tourist preferences focus on properties with sea views, modern furnishings, balconies or terraces, reliable Wi-Fi, air conditioning, and access to swimming pools or beach facilities. Properties within walking distance of major attractions like Alanya Castle or Cleopatra Beach command premium rates during peak season.
Well-positioned, properly furnished apartments can generate substantial income during high season, particularly those offering unique features like panoramic views, luxury amenities, or exceptional locations. Peak summer months provide the highest earning potential, while shoulder seasons offer moderate but consistent returns.
Legal requirements for short-term rentals mandate obtaining municipal licenses, with all building residents required to approve Airbnb-style lettings. Not all residential buildings permit short-term rentals, making property selection and legal compliance essential for successful operations.
Professional management services offered by local agencies handle booking platforms, guest communication, cleaning, and maintenance, allowing property owners to generate income without direct involvement in day-to-day operations. These services typically charge 15-25% of rental income but provide comprehensive property care and guest services.
It's something we develop in our Turkey property pack.
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.
Alanya's property market in 2025 presents compelling opportunities for both investors and lifestyle buyers, with current price levels offering attractive entry points after recent corrections.
The combination of strong rental yields, diverse price ranges, established expat communities, and ongoing infrastructure development creates favorable conditions for property investment and relocation decisions.
Sources
- Easy Apart Alanya - Housing Sale Price Index
- Daisy Homes Alanya - Market Changes Over 10 Years
- InvestRopa - Alanya Price Forecasts
- Travok Estate - About Alanya Property Market
- New Home in Turkey - Alanya Apartment Price Trends
- Antalya Estate - Prime Time to Invest in Alanya
- Basic Apartment - Alanya Property Investment Guide
- Haspo Realty - Alanya Real Estate Market Review 2025
- InvestRopa - Alanya Real Estate Market Analysis
- Ideal Estates - Property Purchase Process
- Terra Real Estate - Best Places to Buy in Alanya
- Rentola - Alanya Rental Market Data