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
If you're thinking about buying an apartment in Alanya to rent it out, this guide breaks down the real numbers you need: gross and net yields, monthly rents by apartment size, neighborhood comparisons, short-term versus long-term strategies, and all the costs that eat into your returns.
We constantly update this blog post with the freshest data we can find, so you're always looking at early 2026 figures, not outdated estimates from years ago.
Everything here is written for individual buyers, not real estate professionals, so we keep the language simple and the math easy to follow.
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.
What rental yields can I realistically get from an apartment in Alanya?
What's the average gross rental yield for apartments in Alanya as of 2026?
As of early 2026, the average gross rental yield for apartments in Alanya is around 4.6% per year, based on a typical monthly rent of about 23,000 TL for a 100 m² apartment and a typical sale price near 6,000,000 TL for a similar-sized unit.
That said, the realistic range for most apartment investments in Alanya falls between 4.0% and 6.0% gross, depending heavily on the size, location, and condition of the unit you buy.
The main factor that causes gross yields to vary in Alanya is the gap between "site complex" pricing and actual rental demand: apartments in high-amenity complexes with pools, gyms, and sea views often carry inflated purchase prices that outpace what tenants are willing to pay in rent, especially in neighborhoods like Kargicak, while simpler units closer to daily amenities in areas like Cikcilli or Avsallar tend to rent "richer" relative to their cost.
Compared to major Turkish cities, Alanya's gross yields tend to sit slightly above Istanbul's compressed ratios (where prices have climbed faster than rents) but below what you might find in emerging inland cities like Adana or Ankara, making Alanya a solid middle ground for coastal property investment in Turkey.
What's the average net rental yield for apartments in Alanya as of 2026?
As of early 2026, the average net rental yield for apartments in Alanya is approximately 3.1% per year for a long-term rental, once you subtract the main recurring ownership costs but before income tax.
Most apartment investors in Alanya can realistically expect a net yield somewhere between 2.6% and 3.8%, with the wide range depending on how high your building's service charges are and whether you use a property manager.
The single biggest expense that reduces gross yield to net yield in Alanya is the monthly "aidat" (building service charge), because most apartments here sit inside gated complexes with shared pools, gardens, security, and elevators, and those fees can easily eat 8% to 15% of your annual rent, sometimes more in luxury sites where monthly aidat runs 3,000 to 5,000 TL ($70 to $115 or 55 to 95 EUR).
By the way, you will find much more detailed data in our property pack covering the real estate market in Alanya.
What's the typical rent-to-price ratio for apartments in Alanya in 2026?
As of early 2026, the typical monthly rent-to-price ratio for apartments in Alanya is about 0.38%, meaning that if you buy an apartment, its monthly rent represents roughly 0.38% of the purchase price (or about 4.6% on an annual basis).
The realistic range for most apartment transactions in Alanya sits between 0.33% and 0.50% monthly, with the lower end reflecting newer premium complexes in sea-view locations and the higher end covering smaller, well-located units in high-demand rental zones.
In terms of neighborhoods, Avsallar and Cikcilli tend to have the highest rent-to-price ratios in the Alanya area because purchase prices there haven't climbed as fast as in the most premium coastal pockets, while rental demand remains strong from holidaymakers and medium-stay tenants.
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How much rent can I charge for an apartment in Alanya?
What's the typical tenant budget range for apartments in Alanya right now?
In early 2026, the typical monthly tenant budget for renting an apartment in Alanya ranges from about 10,000 TL to 35,000 TL ($230 to $800 or 195 to 680 EUR), depending on the size, location, and whether the unit is furnished.
For tenants targeting mid-range apartments in Alanya, which usually means a furnished 1-bed or 2-bed in a decent complex a short walk from the coast, the budget typically falls between 18,000 TL and 28,000 TL ($410 to $640 or 350 to 545 EUR) per month.
For those seeking high-end or luxury apartments in Alanya, such as large furnished units with direct sea views in premium complexes in areas like Kizlar Pinari or Bektas, monthly rents can reach 40,000 TL to 60,000 TL or more ($915 to $1,370 or 775 to 1,165 EUR), though this segment represents a small share of the market.
We have a blog article where we update the latest data about rents in Alanya here.
What's the average monthly rent for a 1-bed apartment in Alanya as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Alanya is approximately 14,000 TL ($320 or 270 EUR) for a basic unfurnished unit, rising to around 18,000 TL ($410 or 350 EUR) for a furnished apartment aimed at foreign tenants.
At the entry level, a decent 1-bed in Alanya renting for 12,000 to 15,000 TL ($275 to $345 or 235 to 290 EUR) per month typically looks like a 55 to 65 m² apartment in a standard complex in Mahmutlar or Avsallar, with basic furnishing, a shared pool, and a 10- to 15-minute walk to the sea.
A mid-range 1-bed in Alanya at 16,000 to 22,000 TL ($365 to $505 or 310 to 425 EUR) per month would usually be a well-furnished unit in a newer complex in Oba or Kestel, with reliable internet, air conditioning, a pool, and easier access to shops and transport.
A high-end 1-bed in Alanya at 23,000 to 30,000 TL ($525 to $690 or 445 to 585 EUR) per month typically means a fully equipped apartment with sea views in a premium complex near Cleopatra Beach or Kizlar Pinari, often with concierge service and modern interior finishes.
What's the average monthly rent for a 2-bed apartment in Alanya as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Alanya is approximately 21,000 TL ($480 or 410 EUR) for a standard unit, and around 26,000 TL ($595 or 505 EUR) for a well-furnished apartment near the coast.
An entry-level 2-bed in Alanya at 17,000 to 22,000 TL ($390 to $505 or 330 to 425 EUR) per month typically means an 85 to 95 m² apartment in a residential complex in Tosmur or Cikcilli, with basic furnishing and shared amenities, suited to families or couples on a tighter budget.
A mid-range 2-bed in Alanya at 23,000 to 30,000 TL ($525 to $690 or 445 to 585 EUR) per month generally gets you a nicely furnished apartment in Oba or central Alanya, with good-quality kitchens, air conditioning in every room, and walkable access to supermarkets and the beach.
A high-end 2-bed in Alanya at 32,000 to 45,000 TL ($730 to $1,030 or 620 to 875 EUR) per month would be a spacious, fully fitted apartment in a premium seaside complex in areas like Saray or the neighborhoods behind Cleopatra Beach, with panoramic views and resort-style facilities.
What's the average monthly rent for a 3-bed apartment in Alanya as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Alanya is approximately 28,000 TL ($640 or 545 EUR) for a standard unit, rising to around 35,000 TL ($800 or 680 EUR) for a well-furnished apartment in a strong complex near the coast.
An entry-level 3-bed in Alanya at 24,000 to 30,000 TL ($550 to $690 or 465 to 585 EUR) per month is usually a 115 to 130 m² apartment in a standard residential complex in areas like Tosmur, Cikcilli, or further along the Mahmutlar strip, often with basic furnishing and a shared pool.
A mid-range 3-bed in Alanya at 30,000 to 40,000 TL ($690 to $915 or 585 to 775 EUR) per month typically means a well-furnished apartment in Oba or near the center, with a modern kitchen, balcony, reliable internet, and good transport links for families or groups.
A high-end 3-bed in Alanya at 42,000 to 60,000 TL ($960 to $1,370 or 815 to 1,165 EUR) per month gets you a large, beautifully finished apartment or penthouse in a premium complex with direct sea views, in neighborhoods like Kizlar Pinari, Guller Pinari, or the Bektas hillside.
How fast do well-priced apartments get rented in Alanya?
A well-priced, furnished apartment in Alanya in a good location typically gets rented within 1 to 3 weeks in peak demand periods (spring and late summer), while a more average listing can take 3 to 6 weeks.
The typical vacancy rate for apartments in Alanya is roughly 5% to 8% per year for well-managed long-term rentals, though this can spike during the winter off-season when the city's population drops significantly as seasonal residents leave.
The main factors that make some Alanya apartments rent much faster than others are whether the unit is fully furnished and ready to move in (foreign tenants rarely want to buy furniture), whether the complex has a controlled and reasonable aidat, and crucially whether the apartment has a working elevator and is not on a top floor exposed to extreme summer heat, both of which are deal-breakers in Alanya's hilly, hot Mediterranean climate.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Alanya.
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.
Which apartment type gives the best yield in Alanya?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Alanya as of 2026?
As of early 2026, studios and 1-bed apartments in Alanya tend to offer the best gross rental yields, typically outperforming 2-bed and 3-bed units by 1 to 2 percentage points.
Here is how the typical gross rental yield breaks down by apartment type in Alanya in 2026: studios (1+0) generally achieve 5.5% to 6.2%, 1-beds (1+1) sit around 4.8% to 5.8%, 2-beds (2+1) come in at 4.3% to 5.2%, and 3-beds (3+1) land between 3.8% and 4.6%.
The main reason smaller apartments outperform on yield in Alanya is that the city's tenant base is heavily skewed toward single expats, seasonal workers, remote workers, and couples on medium-term stays who want compact, affordable, furnished units, meaning the demand-per-square-meter is highest at the small end while larger apartments carry higher purchase prices without proportionally higher rents.
Which features are best if you want a good yield for your apartment in Alanya?
The features that most positively impact rental yield for apartments in Alanya are walkability to the sea and daily essentials (supermarket, pharmacy, bus stops), durable and tasteful furnishing for the foreign tenant market, strong internet for remote workers, and being in a complex with a reasonable aidat rather than a luxury mega-resort site where service charges eat your profits.
In Alanya, mid-floor apartments (2nd to 4th floor) are the easiest to rent because they avoid the brutal summer rooftop heat that plagues top-floor units and the humidity and noise that can affect ground-floor apartments, which matters a lot in a Mediterranean coastal city where tenants are often choosing between very similar-looking complexes.
Balconies and outdoor space do help apartments rent faster in Alanya and can add 5% to 10% to the asking rent, mostly because foreign tenants strongly associate "life in Turkey" with sitting outdoors in the evening, and a south- or west-facing balcony with even a partial sea view makes a listing stand out in a market with thousands of similar units.
Building features like elevators, on-site security, and parking can justify somewhat higher rents in Alanya, but the key trade-off is aidat: a building with a pool, gym, sauna, tennis court, and full-time staff might charge 4,000 to 6,000 TL per month in service fees, which can easily wipe out the rental premium those features create, so the best yield play is usually "good basics without luxury bloat."
Don't buy the wrong property, in the wrong area of Alanya
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Which neighborhoods give the best rental demand for apartments in Alanya?
Which neighborhoods have the highest rental demand for apartments in Alanya as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Alanya are Mahmutlar (the largest expat rental market), Oba (strong family and long-term demand near hospitals and malls), Tosmur and Cikcilli (close-in residential zones with steady year-round tenants), central Alanya districts like Saray, Sekerhane, Guller Pinari, and Kizlar Pinari, as well as Kestel (popular for university-related and mid-term furnished stays).
What makes these Alanya neighborhoods particularly attractive to tenants is not just "being near the beach" but the clustering of practical infrastructure: Oba has Alanya's main hospitals and Alanyum Mall, Mahmutlar has an extensive network of Russian- and English-speaking services that make life easy for foreign renters, and Kestel benefits from proximity to Alanya Alaaddin Keykubat University (ALKU), which creates a reliable tenant pool that many other Turkish coastal towns lack.
In the highest-demand neighborhoods like Mahmutlar and Oba, well-priced furnished apartments in Alanya typically rent within 1 to 3 weeks during spring and late summer, and average listing durations across the city hover around 60 days, meaning the market is moderately tight but not frantic.
One emerging neighborhood that is gaining rental demand momentum in Alanya is Avsallar, located on the western side of the city, where a growing number of holiday and medium-term renters are being drawn by lower rents, proximity to beach clubs, and improving local infrastructure.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Alanya.
Which neighborhoods have the highest yields for apartments in Alanya as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Alanya are Avsallar (implied gross yield of about 6.4%), Cikcilli (around 5.2%), and Mahmutlar (about 4.4%), while more premium areas like Kestel (about 4.0%) and Kargicak (about 3.8%) sit lower.
In the top-yielding neighborhoods like Avsallar and Cikcilli, gross rental yields in Alanya range from roughly 5% to 6.5%, which is noticeably above the citywide average of about 4.6% and well above the 3.5% to 4% you would see in the most expensive pockets of the coastal strip.
The main reason these Alanya neighborhoods offer higher yields is that they sit slightly outside the most sought-after "walk-to-Cleopatra-Beach" zone, which keeps purchase prices more grounded, while rental demand from budget-conscious expats, seasonal workers, and holidaymakers remains solid because these areas still have beach access, public transport, and daily amenities within easy reach.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Should I do long-term rental or short-term rental in Alanya?
Is short-term rental legal for apartments in Alanya as of 2026?
As of early 2026, short-term rental of apartments in Alanya is legal but regulated under Turkey's Law No. 7464 on "tourism-purpose rentals," which means you can do it, but you need to follow specific rules and obtain approvals.
The main restrictions are that rentals shorter than 100 days fall under the "tourism purpose" regime, which requires a permit from the Ministry of Culture and Tourism, approval from a majority of other apartment owners in your building, and compliance with signage and record-keeping obligations laid out in the Ministry's implementation circular (2024/2).
In practice, this means that if you want to run an Airbnb-style rental in Alanya, you need to register with the local authorities, get your building's management board on board, and display the required identification plate, and non-compliance can lead to fines or suspension of your rental activity.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Alanya.
What's the gross yield difference short-term vs long-term in Alanya in 2026?
As of early 2026, short-term rentals in Alanya can generate roughly 1.5 to 2 times the gross revenue of a long-term rental on the same apartment, but the net yield advantage is much smaller and sometimes disappears entirely once you account for the heavier operating costs.
For a typical apartment in Alanya, long-term rentals deliver around 4.0% to 6.0% gross yield, while short-term rentals can reach 7% to 10% in gross revenue yield, based on third-party data showing average annual STR revenue of about $6,900 (roughly 300,000 TL) per listing at an average occupancy of around 35%.
The main additional costs that eat into the short-term rental premium in Alanya include platform commissions (Airbnb, Booking.com), professional cleaning between guests, higher utility bills, guest supplies, faster furniture wear, and management fees that typically run 15% to 25% of revenue rather than the 8% to 10% common for long-term management.
For a short-term rental to clearly outperform a long-term lease in Alanya after all costs, you generally need to sustain an occupancy rate above 40% to 45% at a competitive nightly rate, which is achievable in the May-to-October peak season but challenging to maintain year-round in a city where winter tourism is limited.
Get the full checklist for your due diligence in Alanya
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What costs will eat into my net yield for an apartment in Alanya?
What are building service charges as a % of rent in Alanya as of 2026?
As of early 2026, the typical building service charge ("aidat") for apartments in Alanya runs about 10% to 15% of the monthly rent, which in absolute terms means roughly 2,500 to 4,000 TL ($57 to $92 or 49 to 78 EUR) per month for a standard complex with a pool and security.
The realistic range of aidat in Alanya covers everything from about 1,500 TL ($34 or 29 EUR) per month in a simple building with minimal shared facilities, up to 6,000 TL or more ($137 or 117 EUR) per month in high-end resort-style complexes with multiple pools, gyms, saunas, landscaped gardens, and full-time staff.
What typically drives higher-than-average service charges in Alanya is not the pool itself (most complexes have one) but the combination of heated indoor pools, extensive landscaping with irrigation in the dry season, on-site generators for power cuts, 24/7 multi-person security teams, and centralized heating or cooling systems, which are features marketed heavily to foreign buyers but which directly reduce your net yield every single month.
What annual maintenance budget should I assume for an apartment in Alanya right now?
A reasonable annual maintenance budget for an apartment in Alanya in early 2026 is roughly 0.5% to 1.0% of the property's value, which for a typical 5,000,000 TL apartment works out to about 25,000 to 50,000 TL per year ($570 to $1,145 or 485 to 970 EUR).
The range can be wider depending on age and condition: a newer apartment (under 5 years old) in Alanya might need only 15,000 to 25,000 TL ($345 to $570 or 290 to 485 EUR) per year, while an older unit (10+ years) in a building that hasn't been well maintained could easily require 40,000 to 70,000 TL ($915 to $1,600 or 775 to 1,360 EUR) or more, especially if major systems need attention.
The most common maintenance expenses apartment owners face in Alanya are not the usual "paint and plumbing" but rather air conditioning servicing and replacement (AC units work extremely hard through Alanya's long, humid summers), water heater issues caused by hard coastal water, salt and humidity damage to balcony fixtures and window frames, and the regular turnover of furniture and appliances if you're furnishing for foreign tenants who expect everything to work perfectly on arrival.
What property taxes should I expect for an apartment in Alanya as of 2026?
As of early 2026, the annual property tax on an apartment in Alanya is quite low in practice, typically amounting to just 1,000 to 4,000 TL per year ($23 to $92 or 19 to 78 EUR) for most standard apartments, because the tax is calculated on the assessed value which is usually well below the market price.
The realistic range depends on the assessed value set by the municipality: a smaller apartment with a low assessed value might owe as little as 500 to 1,500 TL ($11 to $34 or 10 to 29 EUR) per year, while a larger or better-located apartment could see 3,000 to 6,000 TL ($69 to $137 or 58 to 117 EUR) per year, but even at the high end, property tax in Alanya is a minor cost compared to aidat or management fees.
Property tax in Alanya is calculated by applying a rate of 0.2% (since Alanya falls within Antalya's metropolitan municipality boundaries, the base 0.1% rate for residences is doubled) to the property's tax-assessed value, which is determined by the municipality and typically updated every few years.
There are some exemptions available: retirees, disabled individuals, and low-income homeowners who own only one property in Turkey may qualify for a full property tax exemption, but these exemptions rarely apply to foreign investors purchasing a second property for rental income.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Alanya.
How much does landlord insurance cost for an apartment in Alanya in 2026?
As of early 2026, the typical annual cost for landlord insurance on an apartment in Alanya, including compulsory earthquake insurance (DASK) and a basic home contents policy, is roughly 2,500 to 7,500 TL per year ($57 to $172 or 49 to 146 EUR).
The range depends mainly on your apartment's size, construction type, and coverage level: DASK alone (which is mandatory for all registered properties in Turkey) usually costs 500 to 2,000 TL ($11 to $46 or 10 to 39 EUR) per year, while adding a comprehensive home and landlord policy that covers fire, water damage, theft, and liability brings the total to the higher end of that 2,500 to 7,500 TL band, which still represents only about 0.05% to 0.15% of a typical Alanya apartment's market value.
What's the typical property management fee for apartments in Alanya as of 2026?
As of early 2026, the typical property management fee for a long-term rental apartment in Alanya is around 8% to 10% of collected rent (plus VAT), which on a 20,000 TL monthly rent works out to roughly 1,600 to 2,000 TL ($37 to $46 or 31 to 39 EUR) per month.
The realistic range for property management fees in Alanya spans from about 8% of rent for basic long-term management (roughly 1,600 TL or $37 or 31 EUR per month on a 20,000 TL rent) up to 15% to 25% of revenue for full-service short-term rental management (which could mean 3,000 to 5,000 TL or $69 to $115 or 58 to 97 EUR per month), reflecting the extra work involved in guest communication, check-ins, cleaning coordination, and platform management.
A standard long-term management fee in Alanya typically includes tenant finding, lease preparation, rent collection, routine maintenance coordination, and basic communication with your tenant, but does not usually cover major repairs, legal disputes, or the kind of hands-on guest operations required for short-term rentals.
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 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 we trust it | How we used it |
|---|---|---|
| Endeksa (Alanya sale and rent benchmarks) | Turkey's leading housing analytics platform with model-driven pricing. | We used it as the primary source for Alanya apartment prices and long-term rents. We then computed yield and rent-to-price ratios from these benchmarks. |
| Central Bank of Turkey (TCMB) Housing Price Index | The official institution tracking Turkey's housing price trends. | We used it for the macro direction of housing prices (nominal versus real). We used it to check that our local price growth assumptions are realistic. |
| Turkish Statistical Institute (TurkStat / TUIK) | Turkey's official statistics agency and the source for legal rent indexation. | We used it to anchor inflation context and explain why rents reprice quickly. We used it to show how rent increases get benchmarked in Turkey. |
| Turkey's Mevzuat Portal (Law No. 7464) | The government's consolidated legal text portal for current law. | We used it to confirm the legal framework for short-term tourism rentals. We used it to avoid relying on hearsay from blogs and forums. |
| Property Tax Law (No. 1319) via Aile.gov.tr | Official government reproduction of property tax legislation. | We used it to state the statutory property tax rate and the metropolitan uplift. We used it to estimate the property-tax impact on net yield. |
| AirROI (Alanya STR market data) | Structured dataset with clear metrics: listings, ADR, occupancy, revenue. | We used it to estimate realistic short-term rental revenue ceilings in Alanya. We triangulated it with long-term yields so STR projections stay grounded. |
| ValutaFX (USD/TRY historical rates) | Widely used FX dataset with clearly dated rates and averages. | We used it to convert USD-denominated STR data into Turkish lira. We used it only for conversion, not for investment advice. |
| Yeni Alanya Gazetesi (local news) | Local Alanya newspaper reporting on real community issues. | We used it to ground our aidat (service charge) estimates in real reported figures. We used it to show that rising building fees are a concrete local issue. |
| Turkish Revenue Administration (GiB) | The tax authority and primary reference for tax legislation. | We used it as a secondary confirmation source for property tax law accuracy. We used it to reduce the risk of quoting outdated third-party summaries. |
| Global Property Guide (Turkey rental yields) | Independent research platform tracking rental yields across countries. | We used it to benchmark Alanya's yields against broader Turkish and regional averages. We used it as a cross-check for our Endeksa-based calculations. |
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