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SUMMARY
We analyzed residential property rental yields in Antalya, as of 2026, for residential property buyers, using the raw dataset provided and the Antalya market evidence behind it. The work compares purchase prices, achievable monthly rents, gross rental yields, and net rental yields across the neighborhoods and property types included in the dataset.
This article is updated regularly, so the numbers should be read as a current Antalya residential property yield snapshot for May 2026 rather than as a permanent forecast.
The strongest simple income areas in the table are Kepez, Dokuma, Hurma, Altıntaş, Lara, Gürsu, and Çağlayan. These areas usually produce the best mix of rent, entry price, and realistic net rental yield in Antalya.
Kepez has the highest modeled net yields in the dataset, reaching 6.8% net for 1-bedroom properties and 6.7% net for 2-bedroom properties. The trade-off is that not every Kepez location has the same tenant depth or resale liquidity.
Dokuma is one of the cleanest value areas because its prices remain moderate while rents stay practical. A modeled 2-bedroom property at ₺4,200,000 and ₺28,000 monthly rent produces 8.0% gross yield and 6.8% net yield.
Hurma is the best beginner balance in Antalya. It offers coastal Konyaaltı access, lower entry prices than prime Gürsu or Arapsuyu, and modeled net yields of 6.5% for 1-bedroom properties and 6.2% for 2-bedroom properties.
The weakest income profile is usually found in Arapsuyu, Döşemealtı villa-style stock, Kundu large properties, and some Kaleiçi heritage units. These places can be attractive to live in, but the rental-yield case is less efficient after purchase price, maintenance, seasonality, or regulatory friction.
Smaller and mid-sized apartments usually offer the best Antalya residential property investment returns. One-bedroom and 2-bedroom apartments are easier to rent, cheaper to maintain, and more liquid than larger villas or specialist tourism-led properties.
Three-bedroom properties can produce high absolute rent, especially in Lara, Gürsu, Kundu, and Döşemealtı. But the larger purchase price, higher maintenance burden, and narrower family or seasonal tenant pool often reduce the net yield.
For a beginner foreign buyer, the practical takeaway is not to chase the highest headline gross yield. The safer strategy is to compare net yield, tenant depth, transport access, property condition, rental rules, operating costs, and resale liquidity together.
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Residential property rental yields in Antalya in 2026
This table compares residential property rental yields in Antalya by neighborhood and bedroom count. It covers the areas and property types included in the dataset, including 1-bedroom, 2-bedroom, and 3-bedroom residential properties.
For each neighborhood, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield. Gross yield compares annual rent with purchase price, while net yield gives a more realistic view after recurring ownership and operating costs.
Finally, please note you'll find much more detailed data in our real estate pack about Antalya.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Altıntaş | ₺2,700,000 | ₺18,000 | 8.0% | 6.2% | ₺4,000,000 | ₺26,000 | 7.8% | 6.0% | ₺6,200,000 | ₺42,000 | 8.1% | 6.0% |
| Arapsuyu | ₺4,800,000 | ₺25,000 | 6.2% | 4.8% | ₺7,400,000 | ₺38,000 | 6.2% | 4.8% | ₺10,600,000 | ₺52,000 | 5.9% | 4.4% |
| Çağlayan | ₺4,500,000 | ₺27,000 | 7.2% | 5.9% | ₺7,000,000 | ₺42,000 | 7.2% | 5.8% | ₺10,000,000 | ₺58,000 | 7.0% | 5.5% |
| Dokuma | ₺2,900,000 | ₺18,500 | 7.7% | 6.5% | ₺4,200,000 | ₺28,000 | 8.0% | 6.8% | ₺5,800,000 | ₺38,000 | 7.9% | 6.6% |
| Döşemealtı | ₺3,200,000 | ₺17,000 | 6.4% | 4.9% | ₺5,400,000 | ₺27,000 | 6.0% | 4.3% | ₺9,500,000 | ₺48,000 | 6.1% | 3.8% |
| Gürsu | ₺4,600,000 | ₺28,000 | 7.3% | 5.9% | ₺7,200,000 | ₺45,000 | 7.5% | 6.0% | ₺10,500,000 | ₺65,000 | 7.4% | 5.8% |
| Hurma | ₺3,400,000 | ₺22,000 | 7.8% | 6.5% | ₺5,200,000 | ₺33,000 | 7.6% | 6.2% | ₺7,400,000 | ₺45,000 | 7.3% | 5.8% |
| Kaleiçi | ₺4,200,000 | ₺24,000 | 6.9% | 5.1% | ₺6,400,000 | ₺36,000 | 6.8% | 4.8% | ₺8,200,000 | ₺50,000 | 7.3% | 5.1% |
| Kepez | ₺2,400,000 | ₺16,000 | 8.0% | 6.8% | ₺3,500,000 | ₺23,000 | 7.9% | 6.7% | ₺4,800,000 | ₺30,000 | 7.5% | 6.2% |
| Kundu | ₺4,800,000 | ₺25,000 | 6.2% | 4.5% | ₺7,500,000 | ₺41,000 | 6.6% | 4.8% | ₺13,500,000 | ₺75,000 | 6.7% | 4.0% |
| Lara | ₺5,200,000 | ₺32,000 | 7.4% | 6.0% | ₺8,200,000 | ₺52,000 | 7.6% | 6.1% | ₺12,500,000 | ₺78,000 | 7.5% | 5.7% |
| Liman | ₺4,000,000 | ₺25,000 | 7.5% | 6.1% | ₺6,400,000 | ₺38,000 | 7.1% | 5.6% | ₺9,200,000 | ₺52,000 | 6.8% | 5.2% |
| Sarısu | ₺3,600,000 | ₺23,000 | 7.7% | 6.4% | ₺5,800,000 | ₺35,000 | 7.2% | 5.8% | ₺8,600,000 | ₺50,000 | 7.0% | 5.4% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Antalya?
The best net-yield neighborhoods among areas people actually want to live in Antalya are Hurma, Dokuma, Lara, Gürsu, and the better-connected parts of Kepez. These areas combine strong modeled net yields with enough tenant depth to make the income realistic.
Kepez has the highest modeled net yields in the table, with 6.8% for 1-bedroom properties, 6.7% for 2-bedroom properties, and 6.2% for 3-bedroom properties. The numbers are strong because purchase prices remain low compared with achievable rents.
But Kepez is not automatically the safest beginner choice. The better Kepez logic is near tram access, hospitals, schools, shopping, and employment demand, not remote low-price stock where vacancy and resale risk can rise.
Hurma and Dokuma are more balanced for a foreign individual buyer. Hurma offers 6.5% net yield on 1-bedroom properties and 6.2% on 2-bedroom properties, while Dokuma reaches 6.5% to 6.8% net across the main apartment formats.
Lara and Gürsu are stronger lifestyle choices. Their net yields are slightly below Kepez or Dokuma in some segments, but rents are supported by expats, professionals, beach access, cafes, clinics, schools, and better resale psychology.
Where can I find residential properties with above-average yields and below-average entry prices in Antalya?
The clearest Antalya areas with above-average yields and below-average entry prices are Kepez, Dokuma, Hurma, and Altıntaş. These areas sit below the most expensive coastal addresses while still producing gross yields around 7.6% to 8.1% in several property segments.
Kepez is the cheapest mainstream option in the table, with modeled purchase prices of ₺2,400,000 for 1-bedroom properties and ₺3,500,000 for 2-bedroom properties. Those prices still support net yields of 6.8% and 6.7% respectively.
Dokuma is the better cheap-but-not-too-risky option. A modeled 2-bedroom property at ₺4,200,000 and ₺28,000 monthly rent gives 8.0% gross yield and 6.8% net yield, which is one of the strongest combinations in the dataset.
Hurma costs more than Kepez or Dokuma, but it remains cheaper than prime Konyaaltı pockets such as Gürsu and Arapsuyu. Its 1-bedroom price of ₺3,400,000 and ₺22,000 monthly rent produce 7.8% gross yield and 6.5% net yield.
Altıntaş looks attractive on paper, with modeled net yields of 6.0% to 6.2% across the three bedroom counts. The reason it is cheaper is also the risk: new supply can create landlord competition if many similar apartments come to market at once.
Where does the rent level justify the purchase price most clearly in Antalya?
The rent level most clearly justifies the purchase price in Dokuma, Hurma, Lara, Çağlayan, and Kepez. These neighborhoods show rents that are high enough to support the purchase price, rather than simply looking cheap.
Dokuma is the cleanest example. A modeled 2-bedroom property at ₺4,200,000 with ₺28,000 monthly rent gives 8.0% gross yield and 6.8% net yield, which means the rent-to-price relationship is strong even after normal costs.
Lara is expensive, but the rent premium is real. A modeled 2-bedroom property at ₺8,200,000 rents for ₺52,000 per month, giving 7.6% gross yield and 6.1% net yield.
Hurma is rational because it prices below prime Konyaaltı while still capturing Konyaaltı rental demand. Its 1-bedroom and 2-bedroom properties show ₺22,000 to ₺33,000 in monthly rent with modeled net yields above 6.0%.
Kepez also looks rational, but for a different reason. The rents are lower, but the purchase prices are much lower, so the rent-to-price ratio remains strong when the property is in a connected micro-location.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Antalya?
The best places to buy for stable rental income in Antalya are Hurma, Lara, Gürsu, Liman, and selected Çağlayan apartments. These are not always the highest-yielding locations, but they have deeper tenant pools and better resale liquidity.
Hurma is the most balanced stability choice. It shows 6.5% net yield for 1-bedroom properties, 6.2% for 2-bedroom properties, and 5.8% for 3-bedroom properties, while benefiting from Konyaaltı demand and a lower entry price than Gürsu or Arapsuyu.
Lara is stronger for higher-income tenants. The table estimates ₺32,000 monthly rent for 1-bedroom properties, ₺52,000 for 2-bedroom properties, and ₺78,000 for 3-bedroom properties, supported by professionals, expats, families, and lifestyle renters.
Gürsu and Liman work because they sit inside the Konyaaltı rental ecosystem. Beach access, cafes, transport routes, expat familiarity, and modern apartment stock all help reduce vacancy risk.
Çağlayan is attractive because it is an established Lara-side residential area. It is less speculative than Altıntaş and less seasonal than Kundu, which makes the income case easier for a beginner buyer to understand.
What type of residential property should a beginner investor buy to maximize rental profitability in Antalya?
A beginner investor in Antalya should usually buy a well-located 1-bedroom or 2-bedroom apartment, not a villa. The strongest profitability comes from small and mid-sized apartments with broad tenant demand and manageable recurring costs.
The data supports this. In the table, 1-bedroom and 2-bedroom apartments in Kepez, Dokuma, Hurma, Lara, Gürsu, Çağlayan, and Sarısu commonly produce modeled net yields around 5.8% to 6.8%.
A 2-bedroom apartment is often the best middle ground. It can serve couples, small families, remote workers, sharers, and long-term expats, while still keeping the purchase price and operating cost burden reasonable.
Villas and larger 3-bedroom homes are more complicated. Döşemealtı and Kundu can show high monthly rents, but their net yields fall after garden, pool, security, repairs, vacancy, and management costs.
In Döşemealtı, the modeled 3-bedroom property has a ₺9,500,000 purchase price and ₺48,000 monthly rent, but only 3.8% net yield. That is a clear warning that high rent is not the same as high return.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Antalya?
The Antalya neighborhoods that offer strong rental income with lower vacancy risk are Lara, Hurma, Gürsu, Liman, and Çağlayan. These areas combine high monthly rents with broad, repeatable tenant demand.
Lara is the strongest high-rent market in the table. A modeled 2-bedroom property rents for ₺52,000 per month and a 3-bedroom property rents for ₺78,000 per month, while net yields remain around 5.7% to 6.1%.
Hurma has lower rents than Lara but better entry pricing. A modeled 1-bedroom property rents for ₺22,000 and a 2-bedroom property rents for ₺33,000, keeping net yields strong without relying only on tourists.
Gürsu and Liman benefit from Konyaaltı lifestyle demand. Renters pay for beach access, modern buildings, cafes, access routes, and a district name that foreign tenants already understand.
Çağlayan is less holiday-led and more urban-residential. That helps rental stability because demand is supported by professionals, families, clinics, shopping, and Lara-side amenities.
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Which areas look overpriced relative to their rental income in Antalya?
The Antalya areas that look overpriced relative to rental income are Arapsuyu, Döşemealtı villa-style stock, Kundu large properties, and some Kaleiçi heritage properties. These can be desirable places to live, but the pure rental-yield case is weaker.
Arapsuyu has modeled net yields of 4.4% to 4.8%, lower than Hurma, Dokuma, Kepez, Lara, Gürsu, Liman, and Sarısu. Buyers are paying for beach proximity, central Konyaaltı, walkability, and lifestyle prestige.
Döşemealtı’s 3-bedroom stock looks expensive for income investors. A modeled ₺9,500,000 purchase price and ₺48,000 monthly rent produces only 3.8% net yield after higher villa-style costs.
Kundu has high rents, especially for larger properties, but tourism exposure and maintenance costs reduce net yield. A modeled 3-bedroom property at ₺13,500,000 and ₺75,000 monthly rent still nets only about 4.0%.
Kaleiçi can rent well because of tourism and character, but older buildings, renovation risk, heritage constraints, and short-term-rental compliance reduce predictability. Its modeled 2-bedroom net yield is 4.8%, weaker than ordinary apartment areas such as Dokuma, Hurma, and Kepez.
Which neighborhoods should I avoid even if the rental yield looks attractive in Antalya?
Beginner investors should be careful with Altıntaş, weaker Kepez pockets, lower-quality Kaleiçi buildings, and tourism-dependent Kundu units, even when the rental yield looks attractive. The issue is whether the yield is durable after vacancy, competition, costs, and rental rules.
Altıntaş has strong modeled yields of around 6.0% to 6.2% net across the bedroom counts. But the risk is new-supply competition, because many similar new-build apartments can weaken rents if delivered at the same time.
Kepez offers the highest net yields in the table, but not every Kepez property is equal. The right asset is near tram, hospitals, schools, shopping, and employment nodes, while the wrong asset is cheap because tenant demand and resale demand are thin.
Kaleiçi can show attractive rent because of tourism, but building quality, renovation cost, heritage restrictions, and short-term-rental permissions matter. A charming old unit can become expensive to maintain if the purchase analysis is too optimistic.
Kundu can work for holiday-style income, but a beginner may underestimate furnishing, pool care, cleaning, seasonality, and management costs. Those costs explain why modeled net yield is much lower than gross yield in larger Kundu properties.
Which neighborhoods look risky even though the rental yield is high in Antalya?
The highest-risk high-yield areas in Antalya are Altıntaş, some Kepez submarkets, and parts of Kaleiçi or Kundu that depend on short-term rentals. The headline yield can be real, but the risk-adjusted return may be weaker.
Altıntaş looks strong because entry prices are still below prime Lara and Konyaaltı. But it is a developing area, so the investor must check delivery pipeline, building management, road access, and whether tenants want that exact micro-location.
Kepez looks strong because prices are low. The risk is not the district name itself, but buying in a weak pocket with poor access, older stock, low tenant appeal, or weak resale psychology.
Kaleiçi looks interesting because tourism demand is deep, but tourism demand does not automatically mean easy residential income. Older buildings can have higher repairs, and permit status matters for any short-term rental plan.
Kundu has a clear tourism and airport logic, but rental income can be seasonal and management-heavy. The safer alternative for many beginners is Hurma, Dokuma, Lara, or Çağlayan, where yields are still good but tenant demand is less speculative.
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What neighborhoods should I avoid when buying a rental property in Antalya?
For a beginner rental investor in Antalya, the avoid list is not whole districts. It is risky combinations such as generic Altıntaş new builds, remote Kepez apartments, expensive Döşemealtı villas, over-priced Arapsuyu units, and non-compliant Kaleiçi short-stay properties.
Generic Altıntaş new builds should be avoided unless the price is clearly discounted. The area has growth potential, but too many similar apartments can create vacancy and rent pressure.
Remote Kepez apartments should be avoided by beginners. Kepez is good when connected, but it is weaker when the tenant must compromise on transport, amenities, safety perception, or daily convenience.
Döşemealtı villas should be avoided if the goal is rental yield. The modeled 3-bedroom net yield of 3.8% is too low for the maintenance burden unless the buyer mainly wants lifestyle or capital appreciation.
Arapsuyu should not be avoided as a place to live, but yield-focused buyers should be careful not to overpay for beach prestige. Its modeled net yields below 5.0% are less efficient than Hurma, Gürsu, Liman, Lara, Dokuma, and Kepez.
Kaleiçi should be avoided if the income plan depends on unlicensed short-term rentals or under-budgeted renovation. It is a specialist market, not an easy beginner market.
Which neighborhoods are seeing rental demand weaken, and why, in Antalya?
Rental demand appears most vulnerable in Altıntaş, Kundu, expensive Arapsuyu stock, and some older Kaleiçi buildings. The issue is not always falling demand, but rising competition, pricing pressure, or a narrower tenant pool.
Altıntaş is the clearest monitor-carefully area. Demand is improving because of airport access and new buildings, but new supply can also create landlord competition if many similar units chase the same tenants.
Kundu demand is more seasonal. It benefits from tourism and airport access, but long-term residential tenant depth is narrower than Lara, Hurma, or Çağlayan.
Arapsuyu demand is not weak in lifestyle terms, but affordability is a constraint. High purchase prices mean landlords need high rents, and tenants may shift toward Hurma, Liman, or Sarısu for better value.
Kaleiçi demand depends heavily on building condition and rental model. A renovated, compliant, well-managed unit can work, while a tired building with unclear rental permissions is much riskier.
Which neighborhoods are seeing new developments that could create stronger rental demand in Antalya?
The main Antalya areas where new development could strengthen rental demand are Altıntaş, Kepez, Dokuma, and the airport-linked Lara and Kundu corridors. The effect is mixed because new infrastructure can bring tenants, but new residential supply can also cap rents.
Altıntaş benefits from airport proximity, new residential projects, and spillover from Lara and Kundu. The upside is real, but much of it can already be priced into new-build apartments.
Kepez benefits from urban renewal, transport links, and lower prices. Its investment case improves most where new housing is matched by schools, health facilities, tram access, and retail.
Dokuma is a central redevelopment-style story. It is not as glamorous as the coast, but central access and moderate prices support rental depth.
Lara and Kundu benefit from airport and tourism infrastructure, but they are not the same investment case. Lara has stronger year-round residential demand, while Kundu is more exposed to seasonal and holiday-rental logic.
The practical rule is to prefer areas where new amenities grow the tenant base faster than new apartments grow supply.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Antalya?
The Antalya areas most helped by infrastructure and transport are Altıntaş, Kepez, Dokuma, and the airport-linked Lara and Kundu corridor. Improved airport capacity and city access make these areas more practical for renters.
Altıntaş benefits most directly from the airport-growth story. Renters who work in tourism, aviation, hospitality, or airport-linked services may value the location, but investors should avoid paying a premium for generic supply.
Kepez and Dokuma benefit more from urban transport and central access. These areas are practical for long-term local tenants, which matters more for stable income than tourist appeal.
Lara benefits from infrastructure because it already has strong residential demand. Airport access, beach access, clinics, shopping, and everyday amenities help justify higher rents.
Kundu also benefits from airport and tourism flows, but the investment impact is more seasonal. A Kundu property needs a clear rental model, cost budget, and tenant strategy before the numbers can be trusted.
Which neighborhoods have become less attractive for property investors over the last 12 months in Antalya?
The areas that look less attractive for yield-focused Antalya investors are Arapsuyu, Döşemealtı villas, Kundu large properties, and over-supplied Altıntaş new-build stock. These areas may still be desirable, but the income case is less forgiving.
Arapsuyu remains a strong lifestyle address, but its modeled net yields of 4.4% to 4.8% are lower than the strongest areas in the Antalya table. Price prestige has run ahead of ordinary long-term rental income.
Döşemealtı villas are less attractive because maintenance costs matter more when service costs and repairs are high. A high monthly rent does not help enough if the purchase price and upkeep are also high.
Kundu large properties are more exposed to tourism seasonality and short-term rental regulation. The modeled 3-bedroom gross yield is 6.7%, but the net yield falls to 4.0% after the heavier cost burden.
Altıntaş has not become bad, but investors should be more selective. New supply can compress rents if too many similar units chase the same tenant base.
The trade-off is that these areas can still make sense for lifestyle or capital appreciation. They are weaker specifically for a beginner whose main goal is predictable rental yield.
Which property types are becoming harder to rent in Antalya, and in which neighborhoods?
The property types becoming harder to rent in Antalya are generic new-build 1-bedroom apartments in Altıntaş, expensive 3-bedroom or villa-style homes in Döşemealtı and Kundu, and older unrenovated units in Kaleiçi or central Muratpaşa pockets.
Generic Altıntaş 1-bedroom apartments face competition from similar new projects. The format can still work, but only if the property is clearly better located, better managed, or priced below comparable supply.
Döşemealtı villas are harder for pure rental investors because the tenant pool is narrower. Families may want space and privacy, but they also care about total monthly cost, utilities, garden care, pool care, and commuting.
Kundu larger units depend more on tourism, seasonal stays, and higher-income tenants. That can work in strong seasons, but long-term residential depth is weaker than Lara or Hurma.
Older Kaleiçi units can be difficult if they require renovation or if the owner expects tourism-level rent without proper permissions. A charming location does not cancel repair risk, management work, or compliance friction.
The safer property types are 1-bedroom and 2-bedroom apartments in Hurma, Dokuma, Lara, Çağlayan, and connected Kepez. They match the widest renter budgets and avoid the highest maintenance burden.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Antalya?
The best balance in Antalya is usually the 2-bedroom property, followed closely by the 1-bedroom property. Three-bedroom properties work only in the right family or lifestyle submarket.
The 2-bedroom format is the most flexible. In the table, 2-bedroom units produce strong net yields in Dokuma at 6.8%, Kepez at 6.7%, Hurma at 6.2%, Lara at 6.1%, and Gürsu at 6.0%.
One-bedroom properties are excellent for entry price and yield. Kepez, Dokuma, Hurma, Lara, Sarısu, Liman, and Altıntaş all show modeled 1-bedroom net yields above 6.0%.
The downside of 1-bedroom properties is higher tenant turnover and more competition from similar small units. This is especially important in new-build-heavy locations such as Altıntaş.
Three-bedroom properties generate higher absolute rent, but they are less efficient in several locations. Döşemealtı’s 3-bedroom property nets only 3.8%, while Kundu’s 3-bedroom property nets 4.0% despite a high ₺75,000 monthly rent.
For a beginner, the simple rule is to buy a 2-bedroom apartment if you want balance, buy a 1-bedroom apartment if budget is tight, and buy a 3-bedroom property only where family demand is proven.
INSIGHTS
These insights are drawn from the Antalya residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Antalya.
- Kepez gives Antalya’s strongest net yields, but the investor must be selective. A connected Kepez apartment near transport, hospitals, schools, or shopping is very different from a remote cheap apartment with thin resale demand.
- Dokuma is one of the cleanest yield stories in the dataset. It does not rely on beach prestige, but it turns moderate purchase prices into strong rents and high net yields.
- Hurma is the strongest beginner balance. It gives access to Konyaaltı lifestyle demand without the full price premium of Gürsu or Arapsuyu.
- Lara shows that expensive areas can still work when rents are high enough. The 2-bedroom segment at 6.1% net yield is a good example of rent supporting price.
- Arapsuyu is a lifestyle market more than a yield market. Buyers pay for location prestige, but the net yields of 4.4% to 4.8% are weak compared with Hurma, Liman, Gürsu, Lara, Dokuma, and Kepez.
- Gürsu performs well because renters pay for Konyaaltı quality without the same yield compression seen in Arapsuyu. It is not the cheapest option, but tenant demand is easier to understand.
- Liman and Sarısu are useful mid-market Konyaaltı alternatives. They give access to coastal demand while avoiding the most expensive parts of the district.
- Altıntaş has strong headline yields, but new-supply risk matters. The right question is not only whether the apartment is new, but whether tenants will choose that exact building when many similar units are available.
- Kaleiçi is attractive but specialist. Character, tourism appeal, and centrality help rents, but older buildings, renovation risk, and short-term rental rules can reduce net certainty.
- Kundu needs a careful cost budget. Large rents can be offset by seasonality, furnishing, cleaning, pool care, maintenance, and management costs.
- Döşemealtı is better for lifestyle or space than pure yield. The 3-bedroom net yield of 3.8% shows how villa-style costs can absorb income.
- Two-bedroom apartments are the safest all-round format in Antalya. They serve couples, small families, remote workers, sharers, and expats without the cost burden of larger homes.
- One-bedroom apartments can produce excellent yields, especially in Kepez, Dokuma, Hurma, Lara, Sarısu, Liman, and Altıntaş. The risk is more turnover and more direct competition from similar units.
- Three-bedroom properties need proven family demand. Without that, higher purchase prices and heavier maintenance can dilute the yield even when monthly rent looks strong.
- Gross yield is useful, but net yield deserves more weight. In Antalya, the gap between gross and net yield becomes much larger for villas, holiday-style assets, older buildings, and seasonal locations.
- Tourism supports Antalya rental demand, but it does not make every property a good investment. A long-term apartment in a practical neighborhood can be safer than a more exciting tourism-led asset.
- Beginner investors should avoid buying only for sea proximity. The better test is whether the property has tenant depth, manageable costs, legal rental clarity, and a realistic resale market.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Antalya neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Turkey property platforms such as Hepsiemlak, Sahibinden, and Emlakjet. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a Turkish lira basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then applied a realistic negotiation adjustment to asking prices, depending on liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The purchase-price side and the rental side were researched separately, then matched by neighborhood and property type. This matters because a cheap property and a high rent only create a useful yield estimate when they refer to comparable real residential stock.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in building dues, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, garden or pool costs, and property-level operating costs where relevant.
In other words, a small central apartment, a site-style residence, an older Kaleiçi unit, and a villa-style property in Döşemealtı or Kundu were not treated as if they had the same operating cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, age, access, layout, maintenance burden, rental restrictions, tenant depth, seasonality, short-term rental rules, and resale liquidity.
Each estimate was assigned a confidence level. A sample of 30 to 40 comparable listings means higher confidence. A sample of 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. 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 Antalya.
