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
Looking to rent or invest in Alanya? Here's what apartments cost in 2026.
We've compiled the latest Alanya rent data covering studios, 1-bedrooms, and 2-bedrooms across neighborhoods.
This post is updated regularly to reflect current market conditions.
And if you're planning to buy, download our pack covering Alanya's real estate market.
Insights
- Alanya rents jumped 38% year-over-year in 2026, slower than the 50%+ increases during Turkey's peak inflation in 2023.
- A 2-bedroom in Alanya costs around ₺27,000 monthly in January 2026 ($770 or €710).
- Kestel is Alanya's fastest-renting neighborhood due to ALKU university's main campus there.
- Furnished apartments command a 15% to 25% premium, and most expats prefer turnkey rentals.
- Average listings stay on market about 60 days, signaling a moderately tight market.
- Mahmutlar has the largest inventory of expat-friendly apartments set up for English speakers.
- Landlords typically budget 1 to 1.5 months of rent yearly for maintenance, excluding building fees.
- Peak demand hits twice yearly: late summer before school, and spring before tourist season.
- Sea view apartments in Kızlar Pınarı rent for 30% to 40% more than units without views.
- The rental income tax exemption is estimated at ₺60,000 for 2026, up from ₺47,000 in 2025.
What are typical rents in Alanya as of 2026?
What's the average monthly rent for a studio in Alanya as of 2026?
As of early 2026, average studio rent in Alanya is around ₺14,000 ($400 or €370).
Most studios rent between ₺11,000 and ₺18,000 monthly ($315-$515 or €290-€475), depending on quality and location.
Key factors affecting Alanya studio rents include furnishing, amenities like pools and gyms, and beach proximity.
What's the average monthly rent for a 1-bedroom in Alanya as of 2026?
As of early 2026, average 1-bedroom ("1+1") rent in Alanya is around ₺19,000 ($540 or €500).
1-bedrooms rent between ₺15,000 and ₺25,000 monthly ($430-$715 or €395-€660) depending on neighborhood.
Cheapest rents are inland in Hacet or Kadıpaşa; priciest in Oba, Kestel, and beachfront Kızlar Pınarı.
What's the average monthly rent for a 2-bedroom in Alanya as of 2026?
As of early 2026, average 2-bedroom ("2+1") rent in Alanya is around ₺27,000 ($770 or €710).
The range is ₺20,000 to ₺40,000 monthly ($570-$1,140 or €525-€1,050), wider due to varying quality and size.
Affordable options in Cikcilli or Tosmur; highest rents in Bektaş, Oba, and along Cleopatra Beach.
More detailed rent ranges in our Alanya property pack.
What's the average rent per square meter in Alanya as of 2026?
As of early 2026, average rent per m² in Alanya is approximately ₺235 ($6.70 or €6.20 monthly).
Ranges from ₺180 inland to ₺300+ in coastal zones like Kızlar Pınarı and Bektaş ($5.15-$8.60 or €4.75-€7.90).
Alanya sits mid-range among Turkish coastal cities, lower than central Antalya but higher than Side or Anamur.
Above-average rents go to properties with sea views, modern construction, and full amenities.
How much have rents changed year-over-year in Alanya in 2026?
As of early 2026, Alanya rents increased approximately 38% versus January 2025 in lira terms.
Main drivers: ongoing inflation, strong demand from movers and foreign buyers, limited quality supply.
This 38% is a slowdown from 2024 and 2023, when rents rose 50%+ annually during peak inflation.
What's the outlook for rent growth in Alanya in 2026?
As of early 2026, we project Alanya rents will grow 25%-35% nominally, roughly flat after inflation.
Key factors: Turkey's cooling inflation, lower interest rates, continued inflows of relocators and expats.
Strongest growth expected in Kestel (university), Oba (families), and Mahmutlar (expats).
Main uncertainty: Turkey's inflation trajectory could slow or accelerate nominal growth.
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 neighborhoods rent best in Alanya as of 2026?
Which neighborhoods have the highest rents in Alanya as of 2026?
As of early 2026, highest-rent neighborhoods are Bektaş (villas), Kızlar Pınarı (beachfront), and Kestel (modern residences), 20%-40% above average.
They command premiums due to newer construction, views, beach proximity, and amenities like pools and security.
Typical tenants: expats, affluent Turkish families, and professionals prioritizing modern living.
See our article on best areas to invest in Alanya.
Where do young professionals prefer to rent in Alanya right now?
Top areas: Oba (modern apartments), Saray/Çarşı (central, nightlife), and Kadıpaşa (quieter, accessible).
They typically pay ₺15,000-₺22,000 monthly ($430-$630 or €395-€580), furnished units higher.
These areas offer walkability, cafes, reasonable commutes, and mid-range modern buildings.
Detailed tenant analysis in our Alanya property pack.
Where do families prefer to rent in Alanya right now?
Top areas: Oba (newer buildings), Cikcilli (good value), and Tosmur (larger apartments, calmer).
Families pay ₺25,000-₺35,000 monthly for 2-3 bedrooms ($715-$1,000 or €660-€920).
These areas offer larger units, quieter streets, school proximity, and outdoor play areas.
Oba and Cikcilli are near schools; Tosmur and Kestel offer ALKU university access.
Which areas near transit or universities rent faster in Alanya in 2026?
As of early 2026, fastest-renting areas: Kestel (ALKU campus), Cikcilli (near campus), Oba (well-connected).
Properties here list 30-45 days versus the citywide 60-day average due to student/commuter demand.
Rent premium near ALKU or bus routes: ₺2,000-₺4,000 extra monthly ($60-$115 or €55-€105).
Which neighborhoods are most popular with expats in Alanya right now?
Top expat areas: Mahmutlar (huge inventory), Oba (quality living), Kestel (newer, calmer).
Expats pay ₺17,000-₺30,000 monthly for 1-2 bedrooms ($485-$860 or €450-€790).
These offer English-speaking managers, buildings for international residents, and expat communities.
Main nationalities: Germans, Russians, Scandinavians, British.
Read our expat guide for Alanya.
Get fresh and reliable information about the market in Alanya
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Who rents, and what do tenants want in Alanya right now?
What tenant profiles dominate rentals in Alanya?
Dominant profiles: local Turkish families/workers, domestic movers to the coast, and international expats.
Breakdown: locals ~45%, domestic movers ~25%, expats ~20%, seasonal renters ~10%.
Locals seek unfurnished 2+1/3+1; movers want furnished modern 1+1/2+1; expats prefer furnished with amenities.
Read our guide on buying and renting out in Alanya.
Do tenants prefer furnished or unfurnished in Alanya?
In Alanya, ~55% prefer furnished and ~45% unfurnished, higher than typical Turkish cities due to relocator demand.
Furnished premium: ₺3,000-₺5,000 monthly ($85-$145 or €80-€130), a 15%-25% markup.
Furnished preference strongest among expats, domestic movers, and young professionals.
Which amenities increase rent the most in Alanya?
Top rent-boosters: sea view, pool/fitness, modern AC, secure parking, quality balcony.
Premiums: sea view ₺4,000-₺8,000 ($115-$230); site amenities ₺2,500-₺5,000 ($70-$145); AC ₺1,500-₺2,500 ($45-$70); parking/balcony ₺1,000-₺2,000 each ($30-$60).
Best landlord investments covered in our Alanya property pack.
What renovations get the best ROI for rentals in Alanya?
Top ROI renovations: AC upgrade, kitchen/bathroom refresh, turnkey furnishing, balcony improvements, insulation.
Costs and returns: AC ₺15,000-₺30,000 adds ₺1,500-₺2,500/month; kitchen/bath ₺40,000-₺80,000 adds ₺3,000-₺5,000; furnishing ₺50,000-₺100,000 gets 15%-25% premium.
Poor ROI: over-luxury upgrades, individual pools (buildings already have them), overly personalized designs.
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 strong is rental demand in Alanya as of 2026?
What's the vacancy rate for rentals in Alanya as of 2026?
As of early 2026, Alanya's vacancy rate is around 4%, indicating a moderately tight market.
Ranges from 2%-3% in Kestel and Oba to 6%-8% in older stock areas.
Current 4% is in line with historical average, tighter than 5%-6% when construction outpaced demand.
All indicators in our Alanya property pack.
How many days do rentals stay listed in Alanya as of 2026?
As of early 2026, average listings stay on market about 60 days.
Ranges from 30-45 days in Kestel/Oba to 90+ days for overpriced or less popular properties.
Current average similar to last year, suggesting demand matches supply.
Which months have peak tenant demand in Alanya?
Peak demand: August-October (school moves) and March-May (pre-tourist season).
Drivers: school calendar, ALKU fall semester in late September, relocators settling before summer.
Lowest demand: December-February, though winter-escape expats provide some activity.
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.
What will my monthly costs be in Alanya as of 2026?
What property taxes should landlords expect in Alanya as of 2026?
As of early 2026, annual property tax is ~0.2% of municipal value; for ₺3,000,000 assessed, that's ~₺6,000/year ($170 or €160).
Range: ₺2,000 for modest apartments to ₺15,000+ for villas ($60-$430 or €55-€395).
Rate is 0.2% (doubled from 0.1% as Antalya is a metropolitan municipality) applied to municipal valuations below market.
Exemptions covered in our Alanya property pack.
What maintenance budget per year is realistic in Alanya right now?
Realistic annual budget: ₺14,000-₺30,000 ($400-$860 or €370-€790), about 1-1.5 months rent.
Range: ₺10,000 for newer to ₺50,000+ for older properties ($285-$1,430), excluding building fees.
Landlords typically set aside 8%-12% of annual rental income.
What utilities do landlords often pay in Alanya right now?
Landlords most commonly cover "aidat" (building fee) for pool, security, and common areas.
Monthly aidat: ₺1,500-₺4,000 ($45-$115 or €40-€105), higher for full-service residences.
Tenants typically pay electricity, water, internet; aidat may be split as a negotiation point.
How is rental income taxed in Alanya as of 2026?
As of early 2026, rental income follows national rules with exemption estimated at ₺60,000 for 2026 ($1,715 or €1,580).
Deductions: documented expenses or standard 15% without tracking.
Common Alanya mistake: not declaring expat rentals paid in foreign currency; all income must be declared.
More mistakes in our Alanya risks and pitfalls guide.
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?
In our articles and Alanya property pack, we rely on strong methodology and don't throw out random numbers.
Below are the authoritative sources we used and how we applied them.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Endeksa | Turkish property analytics platform with model-based rent metrics. | We used it for Alanya rents, rent/m², marketing time, and rankings, cross-checked with portals. |
| Hepsiemlak | Major Turkish property portal with updated inventory. | We checked asking rents by unit type. We treated listings as asking prices for realistic ranges. |
| sahibinden.com | Turkey's largest classifieds and housing source. | We used it as second market check, comparing with Hepsiemlak to avoid single-source bias. |
| sahibinden Emlak Endeksi | Property index with academic methodology. | We used it to support triangulation as transparent private-sector indicator. |
| Turkish Revenue Administration | Official tax authority on rental income. | We used it for exemption thresholds, anchoring 2025 figures and adjusting for 2026. |
| GİB Antalya Office | Official property tax framework page. | We used it to explain tax and payment patterns with statutory rates. |
| Emlak Vergisi Kanunu | Government site with property tax law text. | We used it for legal rates and metropolitan uplift rule applied to Alanya. |
| Mevzuat | Official Turkish legislation system. | We used it to verify property tax law exists publicly for auditability. |
| Alanya Municipality | Official local administration website. | We used it to ground tax payment locations and local references. |
| CBRT Exchange Rates | Official central bank exchange rates. | We used it for TRY/EUR/USD conversions, labeled as approximate. |
| CBRT Inflation Data | Official CPI data page. | We used it to frame inflation driving rent growth, not for local levels. |
| Reuters | Reputable wire service with official data. | We used it for 2026 outlook on cooling inflation as macro context. |
| Study in Türkiye | Government portal with university details. | We used it to anchor ALKU's Kestel campus for neighborhood analysis. |
| Hepsiemlak TUİK Reports | Portal linking TURKSTAT housing data. | We used it as pointer to official statistics context. |
| FRED | Economic data with harmonized CPI. | We used it as cross-check for rent inflation tracking. |
| Daily Sabah | English-language Turkish news on tourism. | We used it for regional tourism affecting rental seasonality. |
| ALKU Erasmus Office | Official academic calendar. | We used it for semester timing driving August-October rental peaks. |
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