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 are looking to buy a property in Alanya, you probably want to know which neighborhoods offer the best value, which ones deliver strong rental yields, and which areas you should simply avoid.
This guide breaks down each area of Alanya with real data on prices, rents, and growth potential, so you can make an informed decision in 2026.
We constantly update this blog post to reflect the latest market conditions and regulatory changes.
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's the Current Real Estate Market Situation by Area in Alanya?
Which areas in Alanya have the highest property prices per square meter in 2026?
As of early 2026, the most expensive areas in Alanya for property prices per square meter are Tepe (a hillside neighborhood with panoramic sea views), Oba (a well-organized district near the city center with upscale amenities), and the historic Carsi district near the ancient castle.
In these premium Alanya neighborhoods, typical prices range from 90,000 to 122,000 Turkish lira per square meter, which translates to roughly 2,100 to 2,850 euros depending on the exchange rate.
Each of these expensive Alanya areas commands high prices for distinct reasons:
- Tepe: Limited hillside plots with unobstructed sea-to-mountain panoramas that cannot be replicated elsewhere.
- Oba: Proximity to Alanya's best international schools, private hospitals, and shopping centers like Alanyum Mall.
- Carsi: Walkable historic core with restaurants, nightlife, and Cleopatra Beach access in a supply-constrained zone.
Which areas in Alanya have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Alanya for property prices per square meter are Demirtas (an eastern edge neighborhood with newer developments), Kesefli (a hillside area further from the coast), Avsallar (a western beach town popular with families), and parts of Cikcilli (a developing zone between Oba and Mahmutlar).
In these budget-friendly Alanya neighborhoods, typical prices range from 29,000 to 50,000 Turkish lira per square meter, which translates to roughly 680 to 1,170 euros, making them accessible entry points for foreign investors.
The main trade-offs in these lower-priced Alanya areas include longer distances to the city center (Demirtas is about 15 minutes east by car), less developed nightlife and restaurant scenes compared to central areas, and in Kesefli's case, steeper terrain that makes beach access less convenient for daily use.
You can also read our latest analysis regarding housing prices in Alanya.
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.
Which Areas in Alanya Offer the Best Rental Yields?
Which neighborhoods in Alanya have the highest gross rental yields in 2026?
As of early 2026, the Alanya neighborhoods with the highest gross rental yields for long-term rentals are Avsallar (approximately 5.60% gross yield), Mahmutlar (approximately 5.11% gross yield), Demirtas (approximately 4.86% gross yield), and parts of Kestel near the university (around 5% gross yield).
Across Alanya as a whole, typical gross rental yields for investment properties range from 4% to 6% for long-term rentals, with some well-located furnished apartments reaching 7% to 9% when factoring in both long-term and short-term rental income.
Here is why these top-yielding Alanya neighborhoods deliver higher returns than other areas:
- Avsallar: Lower purchase prices combined with strong summer beach demand from families create a favorable rent-to-price ratio.
- Mahmutlar: Large year-round expat community ensures consistent tenant demand even during the winter off-season.
- Demirtas: Affordable entry prices attract budget-conscious renters while new developments keep maintenance costs low.
- Kestel: ALKU university campus drives steady demand from students and staff, reducing vacancy risk.
Finally, please note that we cover the rental yields in Alanya here.
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Which Areas in Alanya Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Alanya perform best on Airbnb in 2026?
As of early 2026, the Alanya neighborhoods that perform best on Airbnb and other short-term rental platforms are Carsi (the central district near Cleopatra Beach), Mahmutlar (with its large stock of tourist-ready apartments), Oba (attracting quality-conscious visitors), and Avsallar (popular with families seeking sandy beaches).
Top-performing Airbnb properties in these Alanya neighborhoods can generate between 25,000 and 60,000 Turkish lira per month during peak summer season (roughly 580 to 1,400 euros), though winter months typically see significantly lower occupancy rates of 30% to 40%.
Here is the main factor driving short-term rental success in each of these Alanya areas:
- Carsi: Walkable access to Cleopatra Beach, restaurants, and nightlife means tourists can enjoy a car-free holiday.
- Mahmutlar: Large inventory of modern complexes with pools and gyms offers resort-style amenities at apartment prices.
- Oba: Proximity to shopping malls and hospitals appeals to visitors who want comfort and convenience.
- Avsallar: Shallow, safe beaches at Incekum make it the top choice for families with young children.
Important note for 2026: Turkey's short-term rental law (Law No. 7464, effective January 2024) requires a Tourism Rental Permit from the Ministry of Culture and Tourism for stays under 100 days, and apartments in multi-unit buildings need unanimous consent from all owners. Operating without a permit can result in fines up to 1,000,000 Turkish lira, so investors should budget for compliance costs and verify building eligibility before purchasing.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Alanya.
Which tourist areas in Alanya are becoming oversaturated with short-term rentals?
The three tourist areas in Alanya that show signs of oversaturation with short-term rentals are Mahmutlar's densest coastal strips (where hundreds of similar holiday apartments compete for the same guests), Avsallar's resort zone (heavily marketed to package tourists), and parts of Kestel near the waterfront.
In these oversaturated Alanya zones, you can find hundreds of active short-term rental listings within a few square kilometers, with Mahmutlar alone having one of the largest concentrations of tourist-ready apartments in the entire Antalya region.
The clearest indicator of oversaturation in these Alanya areas is the combination of longer marketing times to fill vacancies (often 90+ days in off-season), aggressive price competition during shoulder months (September through May), and increasing enforcement pressure as authorities crack down on unlicensed properties.
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 Areas in Alanya Are Best for Long-Term Rentals?
Which neighborhoods in Alanya have the strongest demand for long-term tenants?
The Alanya neighborhoods with the strongest demand for long-term tenants are Mahmutlar (home to the largest expat community), Oba (popular with families and professionals), Kestel (driven by university students and staff), and Tosmur (a quieter riverside alternative near the city center).
In these high-demand Alanya rental neighborhoods, typical vacancy periods range from 30 to 60 days for well-priced furnished apartments, with Kestel often filling within 2 to 3 weeks during the autumn university intake period.
Here is the tenant profile that predominantly drives demand in each of these Alanya neighborhoods:
- Mahmutlar: European expats and retirees (Germans, Russians, Scandinavians, British) seeking year-round coastal living.
- Oba: Turkish and international families attracted by international schools, hospitals, and shopping malls.
- Kestel: University students and faculty from ALKU campus seeking affordable furnished accommodation.
- Tosmur: Young couples and remote workers wanting nature access plus easy reach of the city center.
The key characteristic that makes these Alanya neighborhoods especially attractive to long-term tenants is the combination of year-round amenities (supermarkets, healthcare, schools) that remain open outside tourist season, unlike purely resort-focused areas that feel empty in winter.
Finally, please note that we provide a very granular rental analysis in our property pack about Alanya.
What are the average long-term monthly rents by neighborhood in Alanya in 2026?
As of early 2026, average long-term monthly rents in Alanya's main neighborhoods range from approximately 12,000 Turkish lira in Demirtas (around 280 euros) to over 25,000 Turkish lira in premium Oba locations (around 580 euros), with Mahmutlar sitting in the middle at roughly 20,700 Turkish lira (around 480 euros).
For entry-level apartments in affordable Alanya neighborhoods like Demirtas or Cikcilli, typical monthly rents for a basic 1+1 (one bedroom plus living room) range from 10,000 to 15,000 Turkish lira (roughly 230 to 350 euros).
In mid-range Alanya neighborhoods like Mahmutlar or Tosmur, a furnished 2+1 apartment in a modern complex with pool access typically rents for 18,000 to 25,000 Turkish lira monthly (roughly 420 to 580 euros).
In premium Alanya neighborhoods like Oba or sea-view properties in Kestel, high-end 2+1 or 3+1 apartments can command 28,000 to 40,000 Turkish lira per month (roughly 650 to 930 euros), particularly for units with unobstructed sea views and luxury complex amenities.
You may want to check our latest analysis about the rents in Alanya here.
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Which Are the Up-and-Coming Areas to Invest in Alanya?
Which neighborhoods in Alanya are gentrifying and attracting new investors in 2026?
As of early 2026, the Alanya neighborhoods that are gentrifying and attracting new investor attention are Demirtas (benefiting from its proximity to Gazipasa-Alanya Airport), Avsallar (transforming from a quiet village into a modern beach town), and Cikcilli (filling the gap between established Oba and Mahmutlar).
These gentrifying Alanya neighborhoods have experienced annual price appreciation of approximately 18% to 22% in nominal terms over the past year, though real growth (after adjusting for Turkey's roughly 30% inflation) has been more modest at around 5% to 10%.
Which areas in Alanya have major infrastructure projects planned that will boost prices?
The Alanya areas expected to benefit most from major infrastructure projects are the western neighborhoods (Avsallar, Incekum, Turkler) and eastern zones (Demirtas, Kargicak) that will gain improved access from the new Antalya-Alanya motorway.
The headline infrastructure project is the Antalya-Alanya Motorway, a 122-kilometer highway that broke ground in July 2025 and is expected to reduce travel time between Antalya city center and Alanya from 2.5 hours to just 36 minutes. The project has secured 1.7 billion euros in financing from international lenders including the Asian Infrastructure Investment Bank, and construction is planned to take approximately 3 years.
Historically in Turkey, areas that gain significantly improved road or rail connections tend to see property price increases of 15% to 30% above the regional average in the 2 to 3 years following project completion, with the biggest gains going to neighborhoods that were previously "just too far" for convenient access.
You'll find our latest property market analysis about Alanya here.
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 Areas in Alanya Should I Avoid as a Property Investor?
Which neighborhoods in Alanya with lots of problems I should avoid and why?
Rather than naming specific "bad" neighborhoods, the Alanya areas that present the most investment risk are properties in buildings where short-term rental permits cannot be obtained, units in oversupplied tourist-only zones with hundreds of identical competitors, and hillside locations with poor road access during winter months.
Here are the main problems affecting each type of risky Alanya investment:
- Buildings without rental permit eligibility: Turkey's Law 7464 requires unanimous neighbor consent for short-term rentals in apartment buildings, making many older or mixed-use blocks unsuitable.
- Tourism-only zones (parts of Mahmutlar, Avsallar): When 80% of your building sits empty from October to May, maintenance fees still apply but rental income disappears.
- Steep hillside areas without proper access: Winter rains can make unpaved or poorly maintained hillside roads difficult, reducing both tenant interest and resale appeal.
For any of these problematic Alanya property types to become viable investments, you would need either a regulatory change making short-term rental permits easier to obtain, significant infrastructure investment improving year-round accessibility, or a fundamental shift in demand patterns bringing more winter visitors to the region.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Alanya.
Which areas in Alanya have stagnant or declining property prices as of 2026?
As of early 2026, the Alanya areas showing the weakest price performance in real (inflation-adjusted) terms include older apartment blocks in central Mahmutlar (where supply is abundant), some inland hillside zones without sea views, and properties in buildings with known legal or structural issues.
While nominal prices in Turkey have generally risen due to high inflation, these underperforming Alanya areas have seen real price declines of approximately 5% to 15% over the past two years when measured against inflation, meaning your purchasing power actually decreased if you bought there.
Here is the main underlying cause of price stagnation in each type of underperforming Alanya area:
- Older Mahmutlar blocks: Competition from newer complexes with better amenities pulls demand away from 15 to 20-year-old buildings.
- Inland hillside zones: Without sea views or easy beach access, these properties cannot command the premium that justifies Alanya's general price levels.
- Buildings with permit or structural issues: Properties that cannot legally operate as short-term rentals or have deferred maintenance lose value relative to compliant alternatives.
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Which Areas in Alanya Have the Best Long-Term Appreciation Potential?
Which areas in Alanya have historically appreciated the most recently?
The Alanya areas that have historically appreciated the most over the past five to ten years are Oba (driven by infrastructure investment and international school proximity), Mahmutlar (benefiting from sustained foreign buyer demand), Kargicak (emerging as a luxury villa destination), and central Carsi (constrained supply near the historic core).
Here is the approximate appreciation these top-performing Alanya areas have achieved:
- Oba: Approximately 250% to 300% nominal appreciation over 5 years, or roughly 15% to 20% real growth annually after inflation.
- Mahmutlar: Approximately 21% nominal appreciation in the past year alone, with strong multi-year performance driven by expat demand.
- Kargicak: Premium villa prices have roughly tripled in 5 years as the area established itself as Alanya's luxury hillside destination.
- Carsi: Limited supply in the historic center has pushed prices up approximately 200% over 5 years for well-located properties.
The main driver of above-average appreciation in these Alanya areas has been the combination of limited new supply (either due to geography or zoning), sustained foreign demand particularly from Northern Europe and Russia, and improving infrastructure that makes the areas more accessible without increasing competition from new construction.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Alanya.
Which neighborhoods in Alanya are expected to see price growth in coming years?
The Alanya neighborhoods expected to see the strongest price growth in coming years are Demirtas (poised to benefit from motorway access), Avsallar (transforming into a modern beach town), Cikcilli (filling the gap between established areas), and western Alanya zones near future motorway connections.
Here is the projected growth trajectory for these high-potential Alanya neighborhoods:
- Demirtas: Expected 8% to 12% annual nominal appreciation as motorway construction progress becomes visible and airport proximity gains value.
- Avsallar: Projected 7% to 10% annual growth as new residential complexes attract families and the Incekum beach area develops further.
- Cikcilli: Anticipated 6% to 9% annual appreciation as the area fills in with mid-range developments between Oba and Mahmutlar.
- Western Alanya (Turkler, Konak): Potential 10% to 15% growth once motorway completion (expected around 2028) reduces travel time to Antalya.
The single most important catalyst expected to drive future price growth in these Alanya neighborhoods is the completion of the Antalya-Alanya motorway, which will fundamentally change accessibility calculations and bring areas that currently feel "too far" into practical commuting and weekend-trip range.
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 Do Locals and Expats Really Think About Different Areas in Alanya?
Which areas in Alanya do local residents consider the most desirable to live?
The Alanya areas that local Turkish residents consider most desirable to live are Oba (for its family-friendly infrastructure), Tosmur (for its riverside tranquility near the center), central Carsi (for walkability and urban conveniences), and parts of Kestel (for its newer buildings and university-area energy).
Here is what makes each of these areas most desirable to local Alanya residents:
- Oba: Wide, flat streets, proximity to Alanyum Mall, good public schools, and private hospitals create ideal family living conditions.
- Tosmur: The Dim River setting offers green space and cooler air while remaining just 5 to 7 minutes from the city center.
- Carsi: Daily errands can be done on foot, with markets, cafes, and the beach all within walking distance.
- Kestel: Newer 5 to 7 story buildings with modern amenities attract young Turkish professionals and academics.
The demographic that typically lives in these locally-preferred Alanya areas includes Turkish middle-class and upper-middle-class families, local business owners, and professionals working in healthcare, education, or tourism management who prioritize year-round livability over seasonal rental income.
Local preferences in Alanya do not always align with what foreign investors typically target: while foreigners often prioritize sea views and short-term rental potential, locals tend to value flat terrain, good schools, healthcare access, and protection from summer tourist crowds.
Which neighborhoods in Alanya have the best reputation among expat communities?
The Alanya neighborhoods with the best reputation among expat communities are Mahmutlar (the established hub for Northern European retirees), Oba (attracting families seeking quality of life), and Tosmur (popular with those wanting a quieter alternative to tourist areas).
Here is why expats prefer these Alanya neighborhoods over others:
- Mahmutlar: Extensive foreign-friendly infrastructure including English-speaking shops, international restaurants, and expat social clubs.
- Oba: Access to international schools, private hospitals with multilingual staff, and high-quality residential complexes.
- Tosmur: Peaceful atmosphere with easy city center access, attracting expats who want community without tourist crowds.
The expat profile most commonly found in these popular Alanya neighborhoods includes retired couples from Germany, Scandinavia, Russia, and the UK (in Mahmutlar), working-age families with children (in Oba), and digital nomads or semi-retired professionals seeking a lower cost of living (in Tosmur).
Which areas in Alanya do locals say are overhyped by foreign buyers?
The three Alanya areas that locals commonly say are overhyped by foreign buyers are beachfront Mahmutlar (where tourists pay premiums for locations locals consider noisy), some hillside "view" properties in Tepe (where access issues outweigh the panoramas), and resort-style complexes in Avsallar (which feel empty outside peak season).
Here is why locals believe these Alanya areas are overvalued:
- Beachfront Mahmutlar: Locals avoid first-line properties because summer crowds, noise, and parking problems make daily life inconvenient.
- Hillside Tepe: Spectacular views come with steep roads, limited public transport, and isolation that does not suit year-round living.
- Resort complexes in Avsallar: Impressive amenities sit underused 8 months per year while maintenance fees continue regardless of occupancy.
Foreign buyers typically see premium sea views, resort-style pools, and "investment grade" rental potential in these areas, while locals know that practical considerations like parking, winter accessibility, and year-round community activity matter more for actual quality of life.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Alanya.
Which areas in Alanya are considered boring or undesirable by residents?
The Alanya areas that residents commonly consider boring or undesirable are purely seasonal resort pockets (where winter brings empty streets and closed shops), car-dependent hillside zones (where a vehicle is required for every errand), and overbuilt new development areas (with limited character or community feel).
Here is why residents find these Alanya areas unappealing:
- Seasonal resort pockets (parts of Avsallar, Incekum): From October through May, these areas feel abandoned with most restaurants and shops shuttered until tourists return.
- Car-dependent hillside zones: Without a car, residents are isolated from daily life, making these areas impractical for retirees or those without vehicles.
- Overbuilt new development edges: Some newer construction zones lack the cafes, markets, and community spaces that make a neighborhood feel alive.
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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 It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Turkey (CBRT) | Turkey's central bank publishes the official House Price Index. | We used it to establish national market trends and distinguish nominal from real price growth. We also used it to contextualize Alanya-specific data against the broader Turkish market. |
| Turkish Statistical Institute (TURKSTAT) | Turkey's official statistics agency for housing and macroeconomic data. | We used it as the backbone for inflation context and official release verification. We also used it to cross-check private sector price growth claims. |
| Endeksa | Turkey's leading real estate index with transparent neighborhood-level data. | We used it to source price per square meter, rental yields, and payback periods for each Alanya neighborhood. We also used its methodology page to understand data limitations. |
| Asian Infrastructure Investment Bank (AIIB) | Major multilateral lender with formal project documentation. | We used it to confirm the Antalya-Alanya motorway is a real, financed project. We also used it to support infrastructure-driven price growth arguments. |
| Antalya-Alanya Motorway Project | Official project website with timeline and technical details. | We used it to date-stamp construction milestones and expected completion windows. We also used it to understand the route and which neighborhoods will benefit. |
| Turkish Official Gazette (Law 7464) | Official text of Turkey's short-term rental legislation. | We used it to ground regulatory advice in actual statute language. We also used it to explain permit requirements and compliance risks. |
| DHMİ (State Airports Authority) | Government body publishing official airport passenger statistics. | We used it to connect rental demand to real transport capacity at Gazipasa-Alanya Airport. We also used it to avoid relying on anecdotal "tourism is booming" claims. |
| Ministry of Culture and Tourism (Antalya) | Official government tourism statistics hub for the Antalya region. | We used it to understand seasonality and demand drivers for short-term rentals. We also used it to identify structurally strong versus speculative tourism demand. |
| Reuters | High-standard wire service that cites primary facts and financing details. | We used it to triangulate motorway financing scale and travel time claims. We also used it to cross-check project timelines against official sources. |
| Airbnb Help Center (Turkey) | Platform's official guidance on Turkish short-term rental regulations. | We used it to explain permit requirements and building consent rules for hosts. We also used it to clarify the 100-day rental limit and exemptions. |
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