Authored by the expert who managed and guided the team behind the Turkey Property Pack
We update this article regularly so the data you see always reflects the latest available figures.
Alanya is one of Turkey's most active residential markets for foreign buyers, and rental yields here vary widely depending on the neighborhood and the apartment type you choose.
Below you will find a full breakdown of gross and net rental yields across the main Alanya neighborhoods, based on March 2026 data.
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 of the Alanya rental market in 2026
| Metric | Value |
|---|---|
| Alanya neighborhood with the best gross rental yield | Payallar (studio, 7.5%) |
| Alanya neighborhoods with the weakest rental yields | Güller Pinarı and Saray (3-bedroom, below 5%) |
| Average gross yield across all Alanya submarkets | Approx. 5.7% |
| Average net yield across all Alanya submarkets | Approx. 4.0% |
| Median apartment purchase price in Alanya (March 2026) | Approx. 5,100,000 TRY |
| Average monthly rent across tracked Alanya neighborhoods | Approx. 26,000 TRY |
| Average occupancy rate across Alanya rental markets | Approx. 91% |
| Fastest leasing Alanya market | Oba 1-bedroom (16 days average) |
| Slowest leasing Alanya market | Kargicak 3-bedroom (45 days average) |
| Highest occupancy Alanya market | Mahmutlar 1-bedroom (95%) |
| Best value high-yield segment in Alanya | Payallar studio or 1-bedroom apartment |
| Yield spread between best and worst Alanya options | 4.6% to 7.5% gross (nearly 3 percentage points) |
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Alanya neighborhoods and apartment types ranked by rental yield in 2026
This table ranks the main Alanya neighborhoods and apartment types by gross rental yield, from highest to lowest.
For each neighborhood and apartment type, the table shows the average purchase price, average monthly rent, gross rental yield, net rental yield, annual ownership fees, average occupancy, average time to rent, main rental demand, main risk, and overall investment profile.
Please note that much more detailed data is available in our real estate pack about Alanya.
| # | Neighborhood | Property type | Gross yield | Net yield | Avg purchase price | Avg monthly rent | Annual ownership fees | Avg occupancy | Avg time to rent | Main rental demand | Main risk | Investment profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Payallar | Studio apartment | 7.5% | 5.8% | 3,100,000 TRY | 19,500 TRY | 52,000 TRY | 94% | 21 days | Budget-conscious couples and seasonal workers | New-supply competition | Top Pick |
| 2 | Payallar | 1-bedroom apartment | 6.9% | 5.3% | 3,650,000 TRY | 21,000 TRY | 56,000 TRY | 93% | 24 days | Young expat couples | Tenant quality variability | Top Pick |
| 3 | Avsallar | Studio apartment | 6.8% | 4.8% | 3,000,000 TRY | 17,000 TRY | 50,000 TRY | 90% | 30 days | Holiday-home renters and singles | Seasonality near beach zones | Strong Potential |
| 4 | Cumhuriyet | 1-bedroom apartment | 6.6% | 5.0% | 4,100,000 TRY | 22,500 TRY | 60,000 TRY | 95% | 19 days | Local professionals and civil servants | Older-building retrofit costs | Strong Potential |
| 5 | Payallar | 2-bedroom apartment | 6.4% | 4.5% | 4,400,000 TRY | 23,500 TRY | 62,000 TRY | 91% | 28 days | Small families and remote workers | Slower winter leasing | Strong Potential |
| 6 | Mahmutlar | 1-bedroom apartment | 6.3% | 5.0% | 4,200,000 TRY | 22,000 TRY | 65,000 TRY | 95% | 18 days | Foreign couples and digital nomads | Heavy competing inventory | Top Pick |
| 7 | Tosmur | 1-bedroom apartment | 6.3% | 4.8% | 4,000,000 TRY | 20,900 TRY | 70,000 TRY | 95% | 20 days | Professionals wanting river-beach access | Flood-mitigation concerns | Strong Potential |
| 8 | Avsallar | 1-bedroom apartment | 6.3% | 4.3% | 3,450,000 TRY | 18,250 TRY | 54,000 TRY | 89% | 33 days | Foreign couples and retirees | Tourism-led vacancy swings | Good Potential |
| 9 | Cumhuriyet | 2-bedroom apartment | 6.2% | 5.0% | 5,000,000 TRY | 26,000 TRY | 68,000 TRY | 94% | 23 days | Local families and salaried couples | Parking and building-age issues | Strong Potential |
| 10 | Tosmur | 2-bedroom apartment | 6.1% | 4.7% | 5,050,000 TRY | 25,800 TRY | 80,000 TRY | 94% | 24 days | Small families and long-stay expats | Higher site dues in compounds | Strong Potential |
| 11 | Oba | 1-bedroom apartment | 6.0% | 4.5% | 5,000,000 TRY | 25,000 TRY | 78,000 TRY | 96% | 16 days | Hospital staff and expat couples | Premium entry pricing | Strong Potential |
| 12 | Kestel | 1-bedroom apartment | 5.9% | 4.2% | 4,700,000 TRY | 23,000 TRY | 82,000 TRY | 92% | 26 days | Students and quiet-lifestyle couples | Limited year-round demand depth | Good Potential |
| 13 | Mahmutlar | 2-bedroom apartment | 5.9% | 4.4% | 5,200,000 TRY | 25,500 TRY | 75,000 TRY | 94% | 22 days | Remote-working couples and small families | Price-sensitive tenant churn | Strong Potential |
| 14 | Tosmur | 3-bedroom apartment | 5.8% | 4.1% | 6,200,000 TRY | 30,000 TRY | 95,000 TRY | 91% | 31 days | Affluent families and retirees | Narrower tenant pool | Good Potential |
| 15 | Avsallar | 2-bedroom apartment | 5.7% | 3.8% | 4,300,000 TRY | 20,500 TRY | 60,000 TRY | 87% | 38 days | Small families and retiree couples | Older-stock maintenance surprises | Good Potential |
| 16 | Cumhuriyet | 3-bedroom apartment | 5.7% | 4.0% | 6,500,000 TRY | 31,000 TRY | 82,000 TRY | 90% | 31 days | Established local families | Slower tenant replacement | Good Potential |
| 17 | Mahmutlar | 3-bedroom apartment | 5.6% | 3.7% | 6,900,000 TRY | 32,000 TRY | 90,000 TRY | 90% | 30 days | Larger expat families | Longer rent-up for large units | Good Potential |
| 18 | Oba | 2-bedroom apartment | 5.5% | 4.0% | 6,200,000 TRY | 28,500 TRY | 90,000 TRY | 95% | 20 days | Families near schools and malls | New-build service charge creep | Strong Potential |
| 19 | Saray | 1-bedroom apartment | 5.4% | 4.0% | 5,200,000 TRY | 23,500 TRY | 70,000 TRY | 93% | 24 days | Beach-area professionals and couples | Short-stay regulation spillover | Good Potential |
| 20 | Güller Pinari | 1-bedroom apartment | 5.4% | 3.9% | 4,900,000 TRY | 22,000 TRY | 68,000 TRY | 94% | 22 days | Port-area workers and local couples | Older-stock repair bills | Good Potential |
| 21 | Kargicak | 1-bedroom apartment | 5.3% | 3.8% | 5,800,000 TRY | 25,500 TRY | 90,000 TRY | 91% | 28 days | Affluent foreign couples | Luxury demand can thin quickly | Good Potential |
| 22 | Kestel | 2-bedroom apartment | 5.2% | 3.7% | 5,900,000 TRY | 25,500 TRY | 95,000 TRY | 90% | 31 days | Small families and academics | Campus-cycle vacancy risk | Moderate Appeal |
| 23 | Oba | 3-bedroom apartment | 5.1% | 3.4% | 8,200,000 TRY | 35,000 TRY | 110,000 TRY | 92% | 27 days | Upper-middle-income families | Higher capital at risk | Moderate Appeal |
| 24 | Saray | 2-bedroom apartment | 5.1% | 3.5% | 6,400,000 TRY | 27,000 TRY | 82,000 TRY | 91% | 29 days | Central households and long-stay foreigners | Noise and parking pressure | Moderate Appeal |
| 25 | Kargicak | 2-bedroom apartment | 5.1% | 3.3% | 7,600,000 TRY | 32,500 TRY | 110,000 TRY | 89% | 35 days | High-income couples and retirees | Large exposure to foreign demand swings | Moderate Appeal |
| 26 | Güller Pinari | 2-bedroom apartment | 4.9% | 3.2% | 6,200,000 TRY | 25,500 TRY | 80,000 TRY | 92% | 27 days | Central families and service workers | Mixed micro-location quality | Moderate Appeal |
| 27 | Kestel | 3-bedroom apartment | 4.8% | 2.9% | 7,600,000 TRY | 30,500 TRY | 115,000 TRY | 86% | 40 days | Families seeking low-density living | Higher maintenance in newer complexes | Limited Appeal |
| 28 | Kargicak | 3-bedroom apartment | 4.8% | 2.7% | 9,800,000 TRY | 39,000 TRY | 135,000 TRY | 84% | 45 days | Villa-alternative family renters | Very small tenant pool | Limited Appeal |
| 29 | Saray | 3-bedroom apartment | 4.7% | 2.9% | 8,200,000 TRY | 32,000 TRY | 98,000 TRY | 87% | 36 days | Families wanting central Alanya | Weaker yield for larger stock | Limited Appeal |
| 30 | Güller Pinari | 3-bedroom apartment | 4.6% | 2.8% | 7,800,000 TRY | 30,000 TRY | 98,000 TRY | 88% | 35 days | Large local households | Building-age renovation risk | Limited Appeal |
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Key insights about apartment rental yields in Alanya
Insights
- Payallar delivers Alanya's strongest gross yields in March 2026, with studios hitting 7.5% gross and 1-bedroom apartments reaching 6.9%, while purchase prices remain well below the city average at 3.1 to 3.65 million TRY.
- The gap between gross and net yield in Alanya averages around 1.7 percentage points, which means annual fees and occupancy costs matter a lot and should never be skipped when comparing neighborhoods.
- Mahmutlar 1-bedroom apartments are the single fastest-moving rental product in Alanya after Oba, averaging just 18 days to find a tenant, which is a direct result of strong demand from foreign couples and digital nomads.
- Oba achieves the highest occupancy rate across all Alanya submarkets at 96% for 1-bedroom units, meaning a well-chosen Oba apartment is rarely empty for long, even if entry prices are not the cheapest.
- Cumhuriyet consistently outperforms several beach-facing Alanya neighborhoods on practical rental math: its 1-bedroom net yield of 5.0% beats Saray and Güller Pinari by roughly one full percentage point.
- 3-bedroom apartments destroy yield efficiency across almost every Alanya neighborhood: gross yields drop to 4.6 to 5.8%, and net yields fall below 3% in Kargicak, Saray, and Güller Pinari once fees are included.
- Avsallar looks affordable on paper, but its lower occupancy rates (87 to 90%) and longer time to rent (30 to 38 days) mean actual income is more volatile than the headline prices suggest, especially in smaller units.
- Kargicak is the clearest capital-preservation market in Alanya in 2026: luxury entry prices above 5.8 million TRY produce compressed yields of 5.3% gross or less, and 3-bedroom units sit vacant for up to 45 days on average.
- In Alanya, being close to the beach does not automatically mean a better yield: Saray and Güller Pinari are more centrally located than Payallar or Mahmutlar, yet their yields are consistently lower across all apartment sizes.
- Tosmur stands out as one of the most balanced markets in Alanya, offering 6.3% gross yield on 1-bedroom units, 95% occupancy, and a fast average leasing time of 20 days, all without requiring the premium prices of Oba or Kargicak.
- Kestel's 3-bedroom segment produces Alanya's worst combination of metrics for investors: a 4.8% gross yield, 2.9% net yield, 86% occupancy, and 40 days to find a tenant, making it one of the hardest setups to justify for a first-time buyer.
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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 in March 2026. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate rental yield before costs. That is the gross yield, calculated as annual rent divided by purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses specific to Alanya apartments.
These expenses vary significantly by Alanya neighborhood. That is why two areas with similar rents can still produce different net returns for the buyer.
For example, newer Alanya complexes in neighborhoods like Oba and Kargicak often carry higher site dues and service charges. Older buildings in Güller Pinari or Cumhuriyet may carry more maintenance and repair costs. In beach-adjacent zones like Avsallar, seasonal vacancy also affects the net income picture.
We estimated annual ownership fees by combining the main recurring costs for each asset type in each Alanya submarket. This includes items such as building service charges, property insurance, a maintenance allowance, and where applicable, accountancy or management fees.
These estimates were not applied as one flat number across Alanya. They were adjusted by neighborhood and property type to better reflect local conditions on the ground.
This table should therefore 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 did we use for this Alanya rental yield analysis?
Whether it's in our blog articles or the market analyses in our real estate pack about Alanya, we rely on verifiable sources and a transparent methodology.
We aim to be fully transparent, so below we have listed the authoritative sources we used, explained how we used them, and described the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Turkish Statistical Institute (TUIK) | Turkey's official national statistics agency, the primary reference for housing and population data. | We used it to anchor the 2026 national statistical context for the Alanya market. We also used it to ground inflation and population references rather than relying on secondary summaries. |
| Endeksa Alanya sale index | One of Turkey's most widely used property data platforms, with transparent neighborhood-level price indexing. | We used it to anchor the district-wide purchase price baseline across Alanya submarkets. We also used it to compare individual neighborhood assumptions against the broader Alanya average. |
| Endeksa Alanya rental index | Provides neighborhood rental scores and relative rentability signals specifically for Alanya. | We used it to compare rental attractiveness between neighborhoods in Alanya. We also used it to avoid overstating yields in areas with weaker rentability scores. |
| Endeksa Mahmutlar rental index | A neighborhood-specific rental dataset for one of Alanya's most active foreign-buyer markets. | We used it to anchor Mahmutlar's average rent and market depth. We also used it to benchmark the fast-moving small-unit rental segment in this neighborhood. |
| Endeksa Tosmur rental index | Includes rent, stock, and marketing-time data for Tosmur, one of Alanya's most balanced residential submarkets. | We used it to anchor Tosmur rent levels and estimate leasing speed. We also used it as one of the most reliable public sources for occupancy and time-to-rent assumptions in Alanya. |
| Endeksa Payallar sale index | A direct neighborhood page with fresh early-2026 pricing for one of Alanya's highest-yield entry-level areas. | We used it to anchor Payallar as a lower-entry-price Alanya neighborhood. We also used it to test whether its cheaper entry point could still produce competitive gross yields. |
| Sahibinden Alanya apartments | One of Turkey's largest live listing platforms, providing real-time asking price data across all Alanya neighborhoods. | We used it to cross-check live asking price bands for apartments across Alanya. We also used it to confirm which apartment types are most commonly listed in each submarket. |
| Emlakjet Mahmutlar rentals | A major Turkish listing portal with active rental inventory specifically for Alanya's Mahmutlar neighborhood. | We used it to validate Mahmutlar type-level rents for 1-bedroom and 2-bedroom apartments in March 2026. We also used it to identify which unit sizes dominate actual rental supply in this area. |
| Emlakjet Oba sales | Shows current active asking prices in one of Alanya's most in-demand mainstream residential neighborhoods. | We used it to validate Oba's 1-bedroom and 2-bedroom pricing spreads in early 2026. We also used it to confirm that smaller apartment formats remain the most traded stock in this submarket. |
| DHMI Airport Statistics | Turkey's official state airports authority, providing publicly verified air traffic data for the Antalya region. | We used it to confirm Antalya airport traffic strength as a demand support signal for the broader Alanya coastal market. We also used it as a proxy for measuring tourism-linked housing demand in the region. |
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