Get all the data you need about the real estate market in Alanya
This blog post covers residential rental yields in Alanya as of March 2026, using the freshest data available from verified sources.
We constantly update this blog post so the numbers you see always reflect the latest market conditions, not last year's figures.
Whether you are already invested in Alanya or still weighing your options, this data gives you a clear and honest picture of what the market looks like right now.
And if you're planning to buy a property in Alanya, you may want to download our real estate pack about Alanya.
A quick summary table
| Metric | Value |
|---|---|
| Alanya neighborhood with the best rental yield | Avsallar (studio, 6.68% gross) |
| Alanya neighborhood with the weakest rental yield | Kargicak (3-bed villa, 4.80% gross) |
| Average gross yield across Alanya | ~5.75% |
| Average net yield across Alanya | ~4.30% |
| Median purchase price in Alanya | TRY 6,100,000 |
| Average monthly rent across Alanya | TRY 30,000 (approx.) |
| Average occupancy rate in Alanya | ~93% |
| Fastest leasing market in Alanya | Oba and Güller Pinarı (12 days average) |
| Slowest leasing market in Alanya | Kargicak villa (32 days average) |
| Highest occupancy in Alanya | Güller Pinarı studio and Oba 1-bed (96%) |
| Best value high-yield segment in Alanya | Studios and 1-bed apartments in the TRY 3M to TRY 5M range |
| Yield dispersion across Alanya | 4.80% to 6.68% gross (a gap of ~1.88 percentage points) |
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Alanya neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top neighborhoods and property types in the Alanya residential market by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Alanya.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Avsallar | Studio apartment | 6.68% | 5.22% | TRY 2,750,000 | TRY 15,300 | TRY 32,000 | 95% | 15 days | Resort couples and singles | Winter demand softens sharply | Top Pick |
| 2 | Güller Pinarı | Studio apartment | 6.55% | 5.25% | TRY 3,150,000 | TRY 17,200 | TRY 35,000 | 96% | 13 days | Beachside workers and singles | Summer tenant turnover spikes | Top Pick |
| 3 | Mahmutlar | Studio apartment | 6.49% | 5.10% | TRY 3,200,000 | TRY 17,300 | TRY 38,000 | 95% | 14 days | Russian-speaking long-stay singles | Heavy competing inventory nearby | Strong Potential |
| 4 | Avsallar | 1-bedroom apartment | 6.52% | 5.11% | TRY 3,350,000 | TRY 18,200 | TRY 36,000 | 95% | 15 days | Resort couples and remote workers | Winter seasonality hurts leasing | Strong Potential |
| 5 | Oba | 1-bedroom apartment | 6.39% | 5.18% | TRY 4,600,000 | TRY 24,500 | TRY 48,000 | 96% | 12 days | Hospital staff and couples | New-project competition stays high | Top Pick |
| 6 | Tosmur | 1-bedroom apartment | 6.32% | 4.99% | TRY 4,350,000 | TRY 22,900 | TRY 46,000 | 95% | 13 days | Riverside couples and remote workers | Older stock needs upkeep | Strong Potential |
| 7 | Güller Pinarı | 1-bedroom apartment | 6.29% | 5.00% | TRY 4,200,000 | TRY 22,000 | TRY 42,000 | 96% | 12 days | City-centre couples and workers | Parking is chronically tight | Strong Potential |
| 8 | Cikcilli | 1-bedroom apartment | 6.25% | 4.98% | TRY 4,950,000 | TRY 25,800 | TRY 52,000 | 95% | 14 days | Mall-area couples and young families | Site dues can rise quickly | Strong Potential |
| 9 | Mahmutlar | 1-bedroom apartment | 6.19% | 4.89% | TRY 4,850,000 | TRY 25,000 | TRY 50,000 | 95% | 14 days | Foreign long-stay couples | Rent growth capped by supply | Strong Potential |
| 10 | Oba | 2-bedroom apartment | 6.10% | 4.86% | TRY 6,300,000 | TRY 32,000 | TRY 63,000 | 95% | 14 days | Local families near schools | Renter budgets feel financing stress | Strong Potential |
| 11 | Saray | Studio apartment | 6.09% | 4.80% | TRY 3,900,000 | TRY 19,800 | TRY 39,000 | 94% | 14 days | Kleopatra-area singles | Noise and parking complaints | Good Potential |
| 12 | Avsallar | 2-bedroom apartment | 6.00% | 4.56% | TRY 4,800,000 | TRY 24,000 | TRY 55,000 | 94% | 18 days | Value-seeking holiday-home families | Too many similar complexes nearby | Good Potential |
| 13 | Tosmur | 2-bedroom apartment | 5.95% | 4.70% | TRY 6,150,000 | TRY 30,500 | TRY 60,000 | 94% | 16 days | Beach-and-river families | Humidity raises maintenance needs | Good Potential |
| 14 | Oba | 3-bedroom apartment | 5.93% | 4.67% | TRY 8,200,000 | TRY 40,500 | TRY 82,000 | 94% | 16 days | Upper-middle local families | Narrower renter pool | Good Potential |
| 15 | Mahmutlar | 2-bedroom apartment | 5.86% | 4.49% | TRY 6,450,000 | TRY 31,500 | TRY 68,000 | 94% | 17 days | Foreign retirees and couples | Discounting during slow months | Good Potential |
| 16 | Cikcilli | 2-bedroom apartment | 5.76% | 4.48% | TRY 7,400,000 | TRY 35,500 | TRY 74,000 | 94% | 17 days | Families near Alanyum mall | Large-site maintenance fees eat into margin | Good Potential |
| 17 | Kestel | 1-bedroom apartment | 5.72% | 4.37% | TRY 5,100,000 | TRY 24,300 | TRY 58,000 | 93% | 17 days | University staff and couples | Stricter low-rise stock limits choice | Good Potential |
| 18 | Güller Pinarı | 2-bedroom apartment | 5.70% | 4.43% | TRY 6,100,000 | TRY 29,000 | TRY 63,000 | 94% | 16 days | Central households without cars | Traffic and parking friction | Good Potential |
| 19 | Konaklı | 1-bedroom apartment | 5.63% | 4.28% | TRY 4,900,000 | TRY 23,000 | TRY 54,000 | 93% | 19 days | Resort employees and couples | Off-season depth is thinner | Moderate Appeal |
| 20 | Tosmur | 3-bedroom apartment | 5.63% | 4.27% | TRY 8,100,000 | TRY 38,000 | TRY 82,000 | 93% | 18 days | Larger local families | Slower replacement demand | Moderate Appeal |
| 21 | Saray | 1-bedroom apartment | 5.61% | 4.27% | TRY 5,350,000 | TRY 25,000 | TRY 56,000 | 94% | 15 days | Beach-adjacent couples | High summer turnover | Good Potential |
| 22 | Kargicak | 2-bedroom apartment | 5.56% | 4.17% | TRY 6,800,000 | TRY 31,500 | TRY 70,000 | 92% | 20 days | Upscale couples and retirees | Luxury competition is heavy | Moderate Appeal |
| 23 | Kestel | 2-bedroom apartment | 5.50% | 4.07% | TRY 7,200,000 | TRY 33,000 | TRY 75,000 | 92% | 20 days | University-linked families | Weaker winter depth | Moderate Appeal |
| 24 | Cikcilli | 3-bedroom apartment | 5.42% | 4.04% | TRY 9,300,000 | TRY 42,000 | TRY 96,000 | 92% | 20 days | Upper-middle family households | Bigger-ticket vacancy risk | Moderate Appeal |
| 25 | Konaklı | 2-bedroom apartment | 5.34% | 3.98% | TRY 6,400,000 | TRY 28,500 | TRY 70,000 | 92% | 21 days | Family holiday-home renters | Seasonal demand fallback | Moderate Appeal |
| 26 | Saray | 2-bedroom apartment | 5.24% | 3.87% | TRY 7,100,000 | TRY 31,000 | TRY 76,000 | 92% | 18 days | Beachside families and sharers | Noise and parking pressure | Moderate Appeal |
| 27 | Kestel | 3-bedroom duplex | 5.17% | 3.78% | TRY 9,400,000 | TRY 40,500 | TRY 105,000 | 91% | 22 days | University-linked larger families | Narrow renter pool | Moderate Appeal |
| 28 | Kargicak | 3-bedroom apartment | 5.09% | 3.67% | TRY 9,200,000 | TRY 39,000 | TRY 98,000 | 91% | 24 days | Affluent expat families | Higher complex dues | Moderate Appeal |
| 29 | Konaklı | 3-bedroom apartment | 4.99% | 3.56% | TRY 8,300,000 | TRY 34,500 | TRY 92,000 | 91% | 24 days | Larger local families | Older-stock maintenance drag | Moderate Appeal |
| 30 | Kargicak | 3-bedroom villa | 4.80% | 3.20% | TRY 18,500,000 | TRY 74,000 | TRY 180,000 | 88% | 32 days | Villa-seeking expat families | Thin tenant pool at scale | Limited Appeal |
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Key insights about rental yields in Alanya
Insights
- In every Alanya neighborhood without exception, a studio or one-bedroom apartment delivers a higher gross yield than a two or three-bedroom unit in the same area. The yield gap between a studio and a three-bedroom can exceed one full percentage point.
- Oba's one-bedroom apartments combine a 6.39% gross yield with a 12-day average time to rent and 96% occupancy. That makes Oba one of the most balanced entry points in the entire Alanya residential market for a first-time investor.
- Güller Pinarı studios yield 6.55% gross and rent in just 13 days on average, yet purchase prices are lower than in Oba. That means you get close to Oba's performance at a smaller entry ticket.
- Mahmutlar is the most liquid neighborhood for foreign long-stay renters, but the sheer volume of competing inventory means rent growth here is slower than in Oba or Güller Pinarı, even at similar occupancy levels.
- Avsallar delivers the single highest gross yield in the entire Alanya dataset at 6.68% for a studio, but winter demand falls sharply. A buyer who relies on year-round income needs to plan for that seasonal gap in advance.
- Kargicak villas yield only 4.80% gross and sit empty for an average of 32 days between tenants. That is more than twice as long as the fastest Alanya markets, which directly cuts into annual income.
- The practical sweet spot for an Alanya investor in 2026 sits between TRY 3 million and TRY 6.5 million. In that price bracket, small apartments consistently generate net yields above 4.5%, which larger and more expensive units rarely reach.
- Cikcilli's one-bedroom apartments produce a solid 6.25% gross yield, but the large residential site fees in that neighborhood visibly reduce the net figure to 4.98%. Buyers there should always model fees carefully before assuming the gross yield reflects take-home income.
- Kestel is a good market for lifestyle buyers, but its yield figures lag the leading Alanya neighborhoods, particularly for larger units. A three-bedroom duplex in Kestel yields 5.17% gross, well below what a studio in Avsallar or Güller Pinarı produces.
- Across the entire Alanya table, the gap between the highest gross yield (6.68%) and the lowest (4.80%) is nearly two percentage points. On a TRY 5 million purchase, that gap translates to roughly TRY 94,000 in annual income difference. Neighborhood and property type selection matters far more than most buyers expect.
- Tosmur offers a balanced family rental market and a reasonable 5.95% gross yield on two-bedroom units, but its riverside location raises ongoing maintenance costs due to humidity. That makes the net yield slightly lower than the headline number suggests.
- Saray rents quickly in summer, especially for studios and one-bedroom units. But noise and parking complaints consistently affect larger Saray apartments, which is one reason two and three-bedroom units there take longer to lease and carry more turnover risk.
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About our methodology
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 and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary across Alanya neighborhoods. That is why two areas with similar rents can still produce different net returns. For example, large residential complexes in Cikcilli and Oba carry higher site fees, while older riverside stock in Tosmur tends to accumulate more repair and maintenance costs over time.
We also factored in Turkey's compulsory earthquake insurance, known as DASK, which is a mandatory cost for all residential property owners in Alanya and across Turkey. This insurance is not optional and affects the gap between gross and net yield for every property type.
Annual ownership fees in the table combine the main recurring costs associated with each asset. This includes DASK insurance, building maintenance contributions, site dues where relevant, and a vacancy allowance. These were not applied as one flat figure. They were adjusted by neighborhood and property type to better reflect actual local ownership conditions in Alanya.
This table should be read as a structured market estimate, not as an exact guarantee of future performance. 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 reliable | How we used it |
|---|---|---|
| Central Bank of Turkey (CBRT) - Residential Property Price Index | It is the Turkish central bank's official housing price index, so it is the most authoritative macro anchor available for Turkish residential markets. | We used it to understand the national and regional housing price backdrop as of early 2026. We also used it to make sure Alanya neighborhood estimates stay consistent with the latest official direction of the Turkish housing market. |
| Turkish Revenue Administration - Rental Income Rules | It is the official government page explaining how rental income is taxed in Turkey, making it the primary reference for ownership and tax context. | We used it to frame the legal and tax backdrop that affects net yields for individual landlords in Alanya. We also used it to make sure we describe the gap between gross and net yield accurately. |
| Turkish Revenue Administration - 2026 Rental Income Guide | It is the official 2026 guide published directly by the Turkish tax authority, which makes it the most current reference for declaration rules this year. | We used it to cross-check the 2026 exemption thresholds and declaration requirements. We also used it to keep our net yield estimates realistic for individual buyers in Alanya. |
| DASK - Compulsory Earthquake Insurance | It is the official platform for Turkey's mandatory earthquake insurance program, which applies to all residential properties including those in Alanya. | We used it to include the mandatory insurance cost in our annual ownership fee estimates. We also used it as part of the calculation that creates the gap between gross and net yield in every neighborhood. |
| Endeksa - Alanya Residential Market Index | Endeksa is a recognized Turkish property analytics platform with neighborhood-level indicators, transparent index pages, and regularly updated market data. | We used it as our main source for Alanya neighborhood selection and benchmarking, including average listing prices, active stock, marketing duration, and relative yield direction. We also used it to select the ten most liquid and practically relevant neighborhoods for this analysis. |
| Endeksa - Mahmutlar Rental Index | It is the neighborhood-level rental index page for Mahmutlar from the same analytics platform, providing a granular view of long-term rent trends in one of Alanya's most active submarkets. | We used it to anchor long-term rent levels in Mahmutlar. We then scaled those rent estimates across comparable Alanya neighborhoods after cross-checking with listing portals. |
| Endeksa - Avsallar Residential Index | It provides neighborhood-level yield estimates, amortization data, average sizes, and stock profiles specifically for Avsallar. | We used it to anchor Avsallar's higher-yield profile and confirm its position at the top of the Alanya gross yield table. We also used it to calibrate entry prices for studios and one-bedroom units in that area. |
| Sahibinden - Alanya Residential Listings | Sahibinden is one of the largest real estate listing portals in Turkey and reflects what buyers and renters actually see when they search the Alanya market. | We used it to sense-check the most common property formats and asking rent bands available in Alanya today. We also used it to confirm which neighborhoods have active and liquid listing depth. |
| Hepsiemlak - Alanya For-Sale Listings | Hepsiemlak is another major Turkish listing portal widely used by both local and foreign buyers searching for property in coastal markets like Alanya. | We used it to cross-check listing mix, price bands, and common property formats across Alanya neighborhoods. We also used it to verify that the property types we modeled reflect actual buyer search behavior. |
| Antalya Provincial Tourism Directorate - Arrival Statistics | It is the official Antalya tourism authority page, which makes it the most reliable source for understanding seasonal visitor flows into the region. | We used it to understand the seasonal demand pattern that affects beach-oriented Alanya submarkets like Avsallar and Konaklı. We treated this data as a secondary input to help assess occupancy risk rather than as a direct pricing source. |
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