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SUMMARY
We analyzed villa rental yields in Antalya, as of 2026, for residential villa buyers, using the raw dataset provided. The work covers purchase prices, long-term rental levels, gross rental yields, net rental yields, neighborhood risk, villa operating burden, and the practical signals that matter to a foreign individual buyer.
This article is constantly updated, so the numbers should be read as a May 2026 Antalya villa yield snapshot rather than a permanent forecast.
The strongest modeled net yields are found in Kepez, Konyaaltı, Güzeloba / Lara, and Altıntaş, especially for 2-bedroom villas. Kepez reaches 5.4% net yield for 2-bedroom villas, while Konyaaltı reaches 5.3% and Güzeloba / Lara reaches 5.1%.
The main pattern is clear: smaller villas usually produce better villa rental yields in Antalya because they need less capital, attract a wider tenant base, and carry lower garden, pool, repair, utility, and management exposure.
Across the model, 2-bedroom villas average about TRY 15.8 million and 4.6% net yield. Three-bedroom villas average about TRY 23.6 million and 4.3% net yield, while 4-bedroom villas average about TRY 36.4 million and only 3.7% net yield.
Konyaaltı is the cleanest income-and-liquidity choice. It is not the cheapest area, but 2-bedroom villas combine an estimated TRY 105,000 monthly rent with a 5.3% net yield and better resale visibility than cheaper inland districts.
Güzeloba / Lara is another strong residential villa market because it combines airport access, beach lifestyle, schools, malls, restaurants, and year-round tenant demand. It offers high rent without relying as heavily on Kalkan-style holiday seasonality.
Kalkan, Kaş Centre / Çukurbağ, Fener, and some Kundu luxury villas look weaker for pure rental income. These are attractive lifestyle locations, but high purchase prices, seasonal demand, and villa operating costs compress net returns.
The biggest Antalya villa risk is the gap between headline rent and owner income. Pools, gardens, security, repairs, agency fees, insurance, vacancy, and property management can materially reduce the difference between gross yield and net yield.
For a beginner foreign buyer, the best Antalya villa rental yield strategy is to compare net yield, tenant depth, resale liquidity, villa condition, maintenance burden, location quality, and seasonality together. The safest first search is usually a 2-bedroom villa in Kepez, Konyaaltı, Güzeloba / Lara, or Altıntaş, or a 3-bedroom villa in Konyaaltı, Lara, Döşemealtı, or Belek.
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Villa rental yields in Antalya in 2026
This table compares villa rental yields in Antalya by neighborhood and villa size. It focuses on residential villas, including detached houses, semi-detached houses, townhouses, pool villas, garden homes, and gated-community houses.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas. Where the dataset supports it, the later analysis also discusses annual ownership and operating costs, occupancy pressure, time-to-rent risk, main demand, main risk, and the likely investment profile.
Finally, please note you'll find much more detailed data in our real estate pack about Antalya.
| Neighborhood | 2-bedroom villa average purchase price | 2-bedroom villa average monthly rent | 2-bedroom villa gross rental yield | 2-bedroom villa net rental yield | 3-bedroom villa average purchase price | 3-bedroom villa average monthly rent | 3-bedroom villa gross rental yield | 3-bedroom villa net rental yield | 4-bedroom villa average purchase price | 4-bedroom villa average monthly rent | 4-bedroom villa gross rental yield | 4-bedroom villa net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Altıntaş | TRY 11,000,000 | TRY 65,000 | 7.1% | 5.0% | TRY 16,000,000 | TRY 90,000 | 6.8% | 4.6% | TRY 23,000,000 | TRY 120,000 | 6.3% | 4.1% |
| Belek | TRY 15,000,000 | TRY 85,000 | 6.8% | 4.6% | TRY 22,000,000 | TRY 125,000 | 6.8% | 4.5% | TRY 34,000,000 | TRY 180,000 | 6.4% | 3.9% |
| Döşemealtı | TRY 13,000,000 | TRY 70,000 | 6.5% | 4.7% | TRY 19,000,000 | TRY 100,000 | 6.3% | 4.4% | TRY 29,000,000 | TRY 140,000 | 5.8% | 3.8% |
| Fener | TRY 18,000,000 | TRY 90,000 | 6.0% | 4.3% | TRY 27,000,000 | TRY 125,000 | 5.6% | 3.9% | TRY 42,000,000 | TRY 175,000 | 5.0% | 3.3% |
| Güzeloba / Lara | TRY 16,000,000 | TRY 95,000 | 7.1% | 5.1% | TRY 24,000,000 | TRY 135,000 | 6.8% | 4.7% | TRY 38,000,000 | TRY 190,000 | 6.0% | 4.0% |
| Kalkan | TRY 23,000,000 | TRY 120,000 | 6.3% | 3.8% | TRY 35,000,000 | TRY 180,000 | 6.2% | 3.6% | TRY 55,000,000 | TRY 260,000 | 5.7% | 3.1% |
| Kaş Centre / Çukurbağ | TRY 19,000,000 | TRY 95,000 | 6.0% | 3.7% | TRY 29,000,000 | TRY 145,000 | 6.0% | 3.6% | TRY 45,000,000 | TRY 210,000 | 5.6% | 3.2% |
| Kemer | TRY 17,000,000 | TRY 90,000 | 6.4% | 4.2% | TRY 25,000,000 | TRY 130,000 | 6.2% | 4.0% | TRY 39,000,000 | TRY 185,000 | 5.7% | 3.4% |
| Kepez | TRY 8,500,000 | TRY 52,000 | 7.3% | 5.4% | TRY 12,500,000 | TRY 72,000 | 6.9% | 5.0% | TRY 18,000,000 | TRY 95,000 | 6.3% | 4.3% |
| Konyaaltı | TRY 17,500,000 | TRY 105,000 | 7.2% | 5.3% | TRY 26,000,000 | TRY 145,000 | 6.7% | 4.8% | TRY 40,000,000 | TRY 205,000 | 6.2% | 4.1% |
| Kundu | TRY 18,000,000 | TRY 100,000 | 6.7% | 4.4% | TRY 27,000,000 | TRY 145,000 | 6.4% | 4.1% | TRY 42,000,000 | TRY 205,000 | 5.9% | 3.5% |
| Side | TRY 14,000,000 | TRY 78,000 | 6.7% | 4.5% | TRY 21,000,000 | TRY 112,000 | 6.4% | 4.2% | TRY 32,000,000 | TRY 160,000 | 6.0% | 3.7% |
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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 Konyaaltı, Güzeloba / Lara, Kepez, and Altıntaş. These areas combine estimated 2-bedroom villa net yields from about 5.0% to 5.4% with enough tenant demand to make the income case credible.
Konyaaltı is the cleanest income-and-liquidity choice. In this model, a 2-bedroom villa costs about TRY 17.5 million, rents for TRY 105,000 per month, and produces a 5.3% net yield.
Güzeloba / Lara is nearly as strong for a foreign buyer who wants a residential villa rather than a pure holiday home. A 2-bedroom villa is estimated at TRY 16 million, with rent around TRY 95,000 per month and a 5.1% net yield.
Kepez gives the highest modeled net yield in the table, at 5.4% for 2-bedroom villas and 5.0% for 3-bedroom villas. The trade-off is weaker prestige and lower foreign-buyer liquidity than Konyaaltı or Lara.
Altıntaş is attractive because newer stock can rent well to airport-linked workers, relocators, and renters priced out of Lara. The practical caution is new-supply risk, because many similar properties can compete for the same tenant pool.
Where can I find villas with above-average yields and below-average entry prices in Antalya?
The clearest Antalya neighborhoods with above-average yields and below-average entry prices are Kepez, Altıntaş, and selected Döşemealtı 2-bedroom or smaller 3-bedroom villas. These areas sit below prime coastal pricing while still producing credible net rental yields.
Kepez is the standout value screen. A 2-bedroom villa costs about TRY 8.5 million, which is far below the modeled Antalya 2-bedroom villa average of about TRY 15.8 million, while its estimated net yield reaches 5.4%.
Altıntaş also fits the value profile. A 2-bedroom villa at TRY 11 million is below the Antalya average and produces a 5.0% net yield, supported by airport access, Lara proximity, and newer residential development.
Döşemealtı is not the cheapest area, but it offers larger plots and villa privacy at lower prices than prime coastal districts. Its 2-bedroom villas show 4.7% net yield, slightly above the Antalya 2-bedroom average.
The real warning is that low price is not the same as value. In Antalya, a cheap villa can mean weaker access, older construction, low foreign-buyer liquidity, poor outdoor space, or a narrower long-term tenant base.
Where does the rent level justify the purchase price most clearly in Antalya?
The rent level most clearly justifies the villa purchase price in Konyaaltı, Güzeloba / Lara, Kepez, and Altıntaş. These neighborhoods show the strongest rent-to-price relationship without relying only on peak-season holiday income.
Konyaaltı has one of the strongest rent-to-price profiles in the table. A 2-bedroom villa at TRY 17.5 million and TRY 105,000 monthly rent produces 7.2% gross yield and 5.3% net yield.
Güzeloba / Lara also looks rational. A 3-bedroom villa costs about TRY 24 million and rents for about TRY 135,000 per month, giving 6.8% gross yield and 4.7% net yield.
Kepez works for a different reason. The rent is lower than the coastal districts, but the price is much lower, so a 3-bedroom villa at TRY 12.5 million and TRY 72,000 rent still produces 5.0% net yield.
Kalkan and Kaş can look impressive on monthly rent, but the purchase price and operating burden are much heavier. Kalkan 4-bedroom villas rent for about TRY 260,000 per month, yet the TRY 55 million purchase price and seasonal costs reduce the modeled net yield to only 3.1%.
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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 rather than maximum yield in Antalya are Konyaaltı, Güzeloba / Lara, Fener, and Döşemealtı. These areas may not always top the yield table, but they have deeper tenant pools and stronger resale logic.
Konyaaltı is the best balance. Its 2-bedroom villa net yield is 5.3%, while its 3-bedroom villa net yield is 4.8%, both above the model averages for Antalya villas.
Güzeloba / Lara is similarly stable because it has airport access, beach lifestyle, private schools, malls, restaurants, and a broad residential tenant base. A 2-bedroom villa shows 5.1% net yield, while a 3-bedroom villa shows 4.7%.
Fener is lower-yielding, with 3-bedroom villas at 3.9% net yield, but it remains an established lifestyle address. A buyer accepts lower income efficiency in exchange for tenant quality, prestige, and resale strength.
Döşemealtı is stable for family renters who want larger plots, quieter streets, privacy, and garden space. The trade-off is commute dependence and weaker tourism demand than coastal Antalya.
Which villa type gives the best return for the lowest total investment in Antalya?
The 2-bedroom villa gives the best return for the lowest total investment in Antalya. It has the lowest average purchase price, the highest average gross yield, and the highest average net yield in this model.
Across the 12 areas, 2-bedroom villas average about TRY 15.8 million and deliver about 4.6% net yield. Three-bedroom villas average about TRY 23.6 million and deliver about 4.3% net yield.
Four-bedroom villas are much less efficient for income. They average about TRY 36.4 million and produce only about 3.7% net yield because purchase prices and operating costs rise faster than rent.
The reason is cost control. A 2-bedroom Antalya villa can attract couples, remote workers, small families, retirees, and holiday-style tenants, while pool and garden costs stay more manageable.
The 3-bedroom villa is still useful for family tenants in Lara, Konyaaltı, Döşemealtı, and Belek. It costs more, but it can be easier to rent to families relocating for schools, space, privacy, or a longer stay.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Antalya?
The neighborhoods that offer strong rental income with lower vacancy risk in Antalya are Konyaaltı, Güzeloba / Lara, Fener, and Döşemealtı. They combine high rents with durable tenant demand rather than relying only on seasonal holiday demand.
Konyaaltı 3-bedroom villas rent for about TRY 145,000 per month and produce a 4.8% net yield. The area benefits from beach access, city services, schools, Akdeniz University proximity, cafes, and strong resale visibility.
Güzeloba / Lara 3-bedroom villas rent for about TRY 135,000 per month and produce 4.7% net yield. The tenant base includes expats, families, airport-linked workers, and higher-income local renters.
Fener has lower yields, but vacancy risk can be lower for well-priced homes because it is one of Antalya’s established lifestyle districts. A 3-bedroom villa produces 3.9% net yield, which is lower than Lara but supported by address quality.
Döşemealtı has a different stability profile. It suits families wanting larger plots, cooler inland living, quiet streets, and privacy, but it is less liquid than Konyaaltı or Lara.
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Which areas look overpriced relative to their rental income in Antalya?
The Antalya areas that look most overpriced relative to rental income are Fener, Kalkan, Kaş Centre / Çukurbağ, and some Kundu luxury villas. These are not bad places, but their rental-income case is weaker.
Fener is expensive because it is established, central, and prestigious. A 4-bedroom villa costs about TRY 42 million and rents for about TRY 175,000 per month, giving only 5.0% gross yield and 3.3% net yield.
Kalkan has high lifestyle value, sea-view appeal, tourism demand, and scarcity, but the yield math is demanding. A 4-bedroom villa at TRY 55 million and TRY 260,000 monthly rent falls to 3.1% net yield after heavier seasonal and villa-management costs.
Kaş Centre / Çukurbağ has similar issues. The area is beautiful and scarce, but 3-bedroom villas show only 3.6% net yield, and resale depends on a narrower buyer pool than central Antalya districts.
Kundu can also become overpriced when buyers pay resort-style prices but rent to a seasonal tenant base. Its 4-bedroom villas show 3.5% net yield, below the Antalya 4-bedroom average of 3.7%.
Which neighborhoods should I avoid even if the rental yield looks attractive in Antalya?
Beginner investors should be careful with Altıntaş, Kepez, Kundu, and some Side or Belek villas even when the rental yield looks attractive. These areas can work, but property selection matters more than the headline number.
Altıntaş shows a strong 5.0% net yield for 2-bedroom villas, but new-supply risk is higher than in mature Lara or Konyaaltı. If too many similar villas enter the rental market, vacancy can rise and rents can soften.
Kepez has the highest modeled yield, but the buyer pool is less international and resale liquidity can be weaker. The risk is not only rent, it is the exit if the owner wants to resell quickly.
Kundu can show good rent because of resort and airport access, but demand is more seasonal. A villa may earn well in strong months and sit weaker in shoulder periods.
Side and Belek can work for tourism and family rentals, but they require better management. Golf, resort, and holiday demand are real, but not as predictable as year-round Lara or Konyaaltı residential demand.
Which neighborhoods look risky even though the rental yield is high in Antalya?
The highest-risk high-yield Antalya neighborhoods are Kepez, Altıntaş, Kundu, and some Belek stock. They can produce income, but the risk-adjusted return may be lower than the headline yield suggests.
Kepez has a 5.4% net yield for 2-bedroom villas, the highest in the table. The risk is that the low entry price can reflect weaker prestige, lower foreign-buyer liquidity, and uneven villa quality.
Altıntaş has strong yields because prices are still below mature Lara and Konyaaltı levels. But the area has a large development pipeline, so rental competition can increase.
Kundu’s 2-bedroom villas show 4.4% net yield, but the area is more tourism-linked. If holiday demand weakens or long-term tenants prefer Lara, vacancy risk rises.
Belek has golf and resort demand, but 4-bedroom villas fall to 3.9% net yield in the model. Large villas need more maintenance and a narrower tenant pool, so the income case depends heavily on management quality.
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What neighborhoods should I avoid when buying a rental villa in Antalya?
When buying a rental villa in Antalya, beginner investors should avoid overpaying in Kalkan, Kaş Centre / Çukurbağ, Fener luxury villas, and poorly located Altıntaş or Kepez villas. The avoid signal is weak income relative to price, liquidity, or risk, not the neighborhood name alone.
Kalkan should be avoided by beginners who need predictable long-term rent. It is a strong lifestyle and holiday market, but a 4-bedroom villa produces only 3.1% modeled net yield.
Kaş Centre / Çukurbağ should be approached carefully for income investing. The area is attractive, but 3-bedroom villas show only 3.6% net yield, and the renter pool is more seasonal and lifestyle-led.
Fener luxury villas should be avoided by yield-focused buyers. They can be excellent homes, but a 4-bedroom villa’s 3.3% net yield is weak for a rental-income strategy.
Altıntaş and Kepez should not be avoided completely. They should be avoided when the villa has poor road access, weak construction, no parking, poor outdoor space, or too much direct competition nearby.
Which neighborhoods are seeing rental demand weaken, and why, in Antalya?
The Antalya villa areas most exposed to weakening rental demand are Altıntaş, Kundu, Kalkan, Kaş, and some oversized Belek villas. The weakness is mostly about new supply, seasonality, and affordability.
Altıntaş is vulnerable because new development can add many similar units. Demand is growing, but supply can grow faster, especially when many investor-owned properties compete for tenants.
Kundu is vulnerable because its demand is more resort-linked. Long-term tenants may prefer Lara or Konyaaltı, while short-term demand depends on tourism flows and season quality.
Kalkan and Kaş are not weak lifestyle markets, but they are more exposed to holiday-rental seasonality. High purchase prices and operating costs make rental income harder to stabilize.
Oversized Belek villas can be harder to rent when families or holiday groups resist high monthly costs. A 4-bedroom Belek villa has TRY 180,000 monthly rent in the model, but only 3.9% net yield after costs.
Which neighborhoods are seeing new developments that could create stronger rental demand in Antalya?
The Antalya neighborhoods where new developments could create stronger rental demand are Altıntaş, Kundu, Lara / Güzeloba, and airport-linked eastern Antalya. New infrastructure can support renter demand, but new housing supply can also pressure rents.
Antalya Airport expansion is the clearest macro demand driver in the dataset. Higher airport capacity supports tourism, aviation employment, short-stay demand, and eastern-corridor visibility.
Altıntaş benefits most directly because it sits near the airport and newer residential projects. That helps rents, but the same development also creates competition.
Kundu benefits from resort and airport access. It may see stronger seasonal demand, but that does not automatically create stable long-term tenants.
Lara / Güzeloba benefits because it is already mature. New demand can lift rents without the same new-supply risk found in Altıntaş.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Antalya?
The Antalya neighborhoods becoming more attractive to renters because of infrastructure and transport are Altıntaş, Güzeloba / Lara, Kundu, and Konyaaltı. Airport expansion is the clearest macro change, while local road access and mature services matter at neighborhood level.
Altıntaş gains from airport proximity. As Antalya’s airport capacity rises, the area becomes more convenient for aviation workers, frequent travelers, and renters priced out of Lara.
Güzeloba / Lara gains because it already has the lifestyle infrastructure renters want. Beaches, malls, schools, restaurants, and airport access make the area easier to rent year-round than a pure resort zone.
Kundu gains for tourism-linked rentals. Better airport throughput helps resort and holiday-villa demand, but the buyer should still separate short-term seasonal income from stable long-term rent.
Konyaaltı is less airport-dependent, but it benefits from city infrastructure, beach access, and strong residential services. Its 5.3% net yield for 2-bedroom villas is especially strong given its liquidity.
Which neighborhoods have become less attractive for villa investors over the last 12 months in Antalya?
The neighborhoods that have become less attractive for yield-focused villa investors are Fener, Kalkan, Kaş, and some Kundu or Belek luxury villas. The problem is not demand collapse, it is yield compression and higher operating burden.
Fener remains desirable, but prices are high relative to rent. A 4-bedroom villa’s 3.3% net yield is weak compared with Antalya’s 4-bedroom average of 3.7%.
Kalkan and Kaş remain attractive lifestyle markets, but rental income has to fight high acquisition prices, seasonality, management costs, pool costs, and vacancy. That makes them less suitable for a beginner buyer who needs predictable income.
Kundu has benefited from tourism and airport access, but high purchase prices in resort-style stock can push net yields down. The model shows only 3.5% net yield for 4-bedroom villas.
Belek is still useful for golf and resort demand, but large villas have a narrower tenant pool. Buyers should negotiate harder on 4-bedroom and larger villas because costs rise quickly.
Which villa types are becoming harder to rent in Antalya, and in which neighborhoods?
The villa type becoming hardest to rent in Antalya is the 4-bedroom villa, especially in Kalkan, Kaş, Fener, Kundu, and parts of Belek. The rent is high, but the tenant pool is narrower and costs are heavier.
Across Antalya, 4-bedroom villas average about TRY 36.4 million and only 3.7% net yield. That is below 2-bedroom villas at 4.6% net yield and 3-bedroom villas at 4.3% net yield.
In Kalkan, a 4-bedroom villa rents for about TRY 260,000 per month, but the purchase price is around TRY 55 million, leaving only 3.1% net yield. The problem is not rent, it is price plus seasonality plus operating cost.
In Fener, 4-bedroom villas are hard to justify for yield because prices are high and rents do not rise proportionally. The modeled net yield is only 3.3%.
The safest beginner product is usually a 2-bedroom villa in Kepez, Konyaaltı, Güzeloba / Lara, or Altıntaş. A 3-bedroom villa in Konyaaltı, Lara, Döşemealtı, or Belek can also work if the buyer wants family tenants rather than maximum yield.
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INSIGHTS
These insights are drawn from the Antalya villa rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential villa to rent out.
You’ll find even more insights in our our real estate pack about Antalya.
- Kepez 2-bedroom villas show the strongest modeled net yield in Antalya. The 5.4% net yield is attractive, but the buyer must weigh it against weaker prestige, lower foreign-buyer liquidity, and more uneven villa quality.
- Konyaaltı is the best balance between income and liquidity. The area does not have the lowest entry price, but a 5.3% net yield for 2-bedroom villas is strong for a recognizable coastal district.
- Güzeloba / Lara is one of the most practical Antalya villa markets for year-round rental income. Airport access, beach lifestyle, schools, malls, and restaurants give the area demand beyond summer tourism.
- Altıntaş has above-average yields because prices remain below mature Lara and Konyaaltı. The risk is that new supply can rise quickly, so investors should avoid generic villas with too much direct competition.
- Two-bedroom villas are the most efficient format in Antalya. They need less capital, have lower outdoor maintenance exposure, and can appeal to couples, small families, retirees, remote workers, and long-stay renters.
- Three-bedroom villas are the best family-rental compromise. They cost more than 2-bedroom villas, but they can attract families who need space, privacy, parking, and outdoor areas.
- Four-bedroom villas usually look weaker for pure yield. They earn higher rent, but purchase prices, pool care, garden care, repairs, utilities, vacancy, and management costs absorb more of the income.
- Kalkan rents can look impressive, but the net yield tells the real story. A 4-bedroom villa renting for TRY 260,000 per month still falls to 3.1% net yield because the purchase price and operating burden are high.
- Kaş Centre / Çukurbağ is better understood as a lifestyle-led market than a pure rental-yield market. Scarcity and beauty support buyer interest, but the tenant and resale pools are narrower than in central Antalya.
- Fener is a strong lifestyle address, not a high-yield address. Buyers pay for prestige and livability, while the rental income does not rise enough to match the acquisition cost.
- Döşemealtı works best for family renters who want privacy, larger plots, and quieter living. It is less about holiday-rental upside and more about residential villa demand.
- Belek is useful for golf, resort, and family demand, but larger villas need careful cost control. A 4-bedroom Belek villa shows 3.9% net yield, so management quality and seasonality matter.
- Kundu benefits from resort and airport access, but its demand is more seasonal than Konyaaltı or Lara. The area can work when the villa is well located and managed, but buyers should not treat high-season rent as stable annual income.
- Side offers balanced villa pricing, but resale depth is weaker than central Antalya districts. A buyer should negotiate harder if the villa depends mainly on tourism demand.
- Net yield matters more than gross yield for Antalya villas. A strong gross yield can shrink after pool care, garden maintenance, security, agency fees, repairs, insurance, vacancy, and remote management.
- The best villa investment returns in Antalya usually come from several signals at once. A villa needs solid net yield, manageable costs, clear tenant demand, good access, realistic occupancy, and reasonable resale liquidity.
- Foreign buyers should pay special attention to land and title rules when buying villas in Turkey. Villa ownership can involve more land exposure than apartment ownership, so legal checks matter before comparing yields.
- The most dangerous beginner mistake is buying the nicest villa instead of the most rentable villa. The villa that photographs best may not be the villa with the best net income, leasing depth, or resale exit.
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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 our own analysis manually from the ground up by neighborhood and villa type. We did not reuse a third-party yield dataset.
For each area, we researched 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas separately. We manually reviewed current residential sale and rental listings across major Turkish real estate platforms relevant to Antalya, including Emlakjet, hepsiemlak, and sahibinden.
First, we collected sale listings for each neighborhood and villa type. We then cleaned the sample by removing duplicates, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and properties that were not comparable by location, property type, size, condition, or listing quality.
After cleaning, we estimated a realistic purchase price using the median price as the main reference where possible. We used the average only when the sample was clean enough and not distorted by extreme listings.
We built the rental side of the dataset separately. For the same neighborhood and villa type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and villa type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a single flat discount to every property. The deduction was adjusted by neighborhood and villa type because a small residential villa, a family villa, a pool villa, and a large luxury villa do not have the same operating cost profile.
For Antalya villas, the net-yield adjustment pays special attention to villa operating costs when the inputs are available. These include pool care, garden maintenance, security, furnishing and replacement costs, property management, agency fees, vacancy risk, repairs, utilities, insurance, service charges, tax friction, seasonality, access, privacy, and resale liquidity.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not 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.
