Investing in real estate in Alanya in 2025 : worth it?

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

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Alanya. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Turkish real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Alanya, Antalya, and Istanbul. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of properties in Alanya offer the best investment potential for different strategies?

Small apartments dominate Alanya's investment landscape, with studios and 1+1 units delivering the strongest returns for investors.

Studios and 1+1 apartments generate gross rental yields of 9-11%, offering quick payback periods of 6-8 years. These compact units attract both tourists seeking Airbnb-style accommodations and expats looking for long-term rentals. Current prices range from £38,000-£41,000 for studios and £48,000-£57,000 for 1+1 apartments, making them accessible to entry-level investors.

Larger 2+1 and 3+1 apartments appeal to families and long-stay residents but command lower yields of 7-9%. These properties, priced between £72,000-£89,000, suit investors with higher budgets seeking steady rental income rather than maximum returns. Penthouses and luxury sea-view units can exceed £160,000 but target a narrower tenant pool.

Gated community apartments with shared amenities like pools, gyms, and security systems perform exceptionally well in neighborhoods like Oba, Mahmutlar, and Tosmur. These developments attract quality tenants willing to pay premium rents for lifestyle amenities and security.

It's something we develop in our Turkey property pack.

How have property prices evolved in Alanya, and what are current market rates in 2025?

Alanya experienced record price increases in 2022-2023, followed by stabilization and slight decreases in 2024-2025, creating favorable buying conditions for investors.

As of March 2025, the average price per square meter across Alanya stands at €1,145. However, significant variations exist between neighborhoods, with Demirtaş offering the most affordable options at €967/m² while Kestel commands premium prices at €1,379/m². Saray in the city center averages €1,362/m², reflecting its prime location and amenities.

Neighborhood	Price per m² (2025)	Typical 1+1 Price
Demirtaş	€967	£48,000-52,000
Mahmutlar	€1,056	£50,000-55,000
Oba	€1,226	£52,000-58,000
Tosmur	€1,264	£54,000-60,000
Saray (Central)	€1,362	£56,000-62,000
Kestel	€1,379	£57,000-63,000

The current price stabilization represents what experts call a "buying zone" - a temporary window before demand drives prices higher again. This correction from peak 2023 levels creates attractive entry points for investors who missed earlier opportunities.

What do property market experts predict for Alanya's price growth through 2030?

Industry experts forecast annual price appreciation of 5-10% for mainstream Alanya properties, with prime coastal and developing areas potentially achieving 14-19% growth through 2030.

The stabilized pricing environment of 2024-2025 is expected to end by late 2025 as foreign demand rebounds and infrastructure projects increase area desirability. Neighborhoods like Kestel, Konaklı, and Demirtaş show particular promise due to ongoing transport improvements and tourism facility developments.

Rental yields are projected to remain robust at 7-11% gross returns, supported by continued tourism growth and expatriate community expansion. The combination of capital appreciation and strong rental income positions Alanya among Turkey's most attractive real estate markets for total returns.

Currency exchange advantages for foreign buyers, particularly from Europe and the UK, add another layer of potential returns when sterling or euro strengthen against the Turkish lira. This forex component has historically contributed 15-25% additional gains for international investors over multi-year holding periods.

What major trends are shaping Alanya's real estate market in 2025?

Strong foreign demand, government infrastructure investments, and new short-term rental regulations define Alanya's current market dynamics.

European, Russian, and Middle Eastern buyers continue driving demand for sea-view apartments, modern furnished units, and properties near beaches and amenities. This international interest maintains price support and rental demand across multiple market segments. Turkish residency pathways through property investment further motivate foreign purchases.

Government infrastructure spending on transport links, healthcare facilities, and tourism amenities enhances long-term area attractiveness. New airport connections, improved coastal roads, and expanded medical facilities increase both resident appeal and tourist accessibility.

The 2024 short-term rental law introduces strict licensing requirements, including building consent from 75% of residents and official signage display. While adding compliance costs, these regulations professionalize the market and reduce oversupply concerns. Licensed operators benefit from reduced competition and higher occupancy rates.

Mixed-use and gated developments gain popularity as buyers seek comprehensive amenities and security. Modern complexes with pools, gyms, and concierge services command premium rents and faster sales compared to basic apartment buildings.

How straightforward is the property purchase process for foreign investors in Alanya?

Foreign investors can legally purchase property in Alanya through a straightforward 3-6 week process, with most areas fully accessible to international buyers.

The purchase process involves five key steps: military clearance verification (if required, taking approximately 18 days), title deed verification to ensure no outstanding debts or legal issues, signing the purchase contract with deposit payment, final payment and title deed transfer at the Land Registry office, and obtaining mandatory earthquake insurance plus utility registrations.

Purchase costs include 4% stamp duty, 2% title deed transfer fee, and ongoing annual property taxes of 0.1-0.6% of assessed value. Rental income faces taxation at 15-35% depending on total earnings, with various deductions available for maintenance and management expenses.

Professional guidance significantly streamlines the process, with experienced agents handling documentation, translation, and legal requirements. Most reputable agencies provide comprehensive support from property search through final registration without additional fees to buyers, as seller commissions cover agency costs.

Where should investors focus their search for the best property deals in Alanya?

Local real estate agencies offer the widest access to quality deals, including off-market opportunities and developer pre-sales not available through other channels.

Established local agencies maintain relationships with developers, providing early access to new project launches with pre-sale pricing and flexible payment terms. These pre-construction opportunities often offer 10-15% discounts compared to completed unit prices, along with staged payment schedules spanning 12-24 months.

Direct developer relationships also provide access to bulk purchase discounts for investors seeking multiple units in single complexes. This approach enables better rental management efficiency and potentially higher yields through economies of scale.

While property auctions exist for distressed or bank-owned properties, they remain relatively rare in Alanya's stable market. Direct owner purchases sometimes offer savings but require extensive local knowledge and legal expertise to navigate safely.

It's something we develop in our Turkey property pack.

What investment budgets and returns can different types of investors expect in Alanya?

Investment opportunities in Alanya accommodate budgets from £35,000 to £150,000+, with returns varying by property type and investment strategy.

Investor Profile	Typical Budget	Property Focus	Expected Gross ROI
Entry-level Individual	£35,000-£65,000	Studio/1+1 apartments	9-11%
Mid-tier Investor	£70,000-£120,000	2+1 units, penthouses	7-10%
Portfolio Builder	£150,000+	Multiple units/buildings	8-12%
Short-term Rental Focus	£40,000-£80,000	Furnished 1+1/2+1	Up to 11%
Long-term Rental Focus	£35,000-£90,000	Any well-located unit	7-9%

Short-term rentals through Airbnb and similar platforms can achieve yields up to 11% but require proper licensing, active management, and furnished setups. Long-term rentals offer steadier 7-9% returns with lower management requirements and vacancy risks.

Portfolio investors targeting multiple properties benefit from management efficiencies and diversified income streams, often achieving superior risk-adjusted returns despite potentially lower per-unit yields.

Which neighborhoods deliver the strongest long-term rental yields and what do tenants prioritize?

Mahmutlar, Oba, and Tosmur consistently deliver the highest long-term rental yields while offering different tenant demographics and investment characteristics.

1. **Mahmutlar** provides affordable entry points with strong expatriate demand, generating reliable yields from budget-conscious long-term residents2. **Oba** attracts families and professionals seeking proximity to schools, hospitals, and business centers, supporting premium rental rates3. **Tosmur** offers emerging area potential with community atmosphere appealing to both locals and international residents4. **Kestel and Demirtaş** present lower purchase prices with growing demand, though slightly higher vacancy risks require consideration

Tenants consistently prioritize proximity to beaches, public transport, supermarkets, and modern amenities when selecting properties. Furnished units rent faster and command 15-20% higher rates than unfurnished alternatives. Buildings with elevators, parking, and security features attract quality tenants willing to pay premium rents.

Current average monthly rents as of mid-2025 range from £320-£350 for studios, £420-£480 for 1+1 apartments, and £610-£700 for 2+1 units. Vacancy risk remains low in coastal and central areas but increases for inland or older properties lacking modern amenities.

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 do short-term rentals compare to long-term rentals in terms of profitability and regulations?

Short-term rentals can outperform long-term rentals by 20-40% annually but require compliance with strict 2024 licensing regulations and active management.

Tourist hotspots like Cleopatra Beach, city center, Mahmutlar, and Oba achieve 85-89% occupancy during peak season, with properties earning significantly higher nightly rates than monthly long-term equivalents. However, off-season periods and management requirements offset some advantages.

The 2024 short-term rental law mandates specific compliance requirements: obtaining licenses through the e-Devlet system, securing written consent from 75% of building residents or bylaw approval, displaying official signage on the property, and maintaining proper guest registration records. Violations face substantial fines of ₺100,000-₺500,000 per offense.

Only property owners can operate short-term rentals - tenants cannot sublease for this purpose. This regulation protects investor interests while limiting market oversupply from speculative operators.

Licensed short-term rental operators benefit from reduced competition as unlicensed properties face removal from platforms and legal penalties. Professional management companies charge 15-25% of gross revenue but handle compliance, guest services, and maintenance requirements.

Which areas offer the strongest rental demand regardless of neighborhood desirability?

Mahmutlar, Tosmur, Avsallar, and Demirtaş generate strong rental demand despite being less prestigious than beachfront locations, offering excellent value for yield-focused investors.

These neighborhoods attract budget-conscious tourists, seasonal workers, and long-term expatriate residents seeking affordable accommodation with reasonable beach and amenity access. Lower property prices in these areas enable higher percentage yields even with modest rental rates.

Mahmutlar particularly excels with its established expatriate community creating consistent demand for both short and long-term rentals. The area's infrastructure, including supermarkets, restaurants, and transport links, supports year-round occupancy rather than purely seasonal tourism.

Oba and Kestel, while more upscale, maintain strong demand from families and professionals seeking quality residential environments. These areas command higher rents but require larger initial investments, balancing yield percentages against absolute returns.

It's something we develop in our Turkey property pack.

How quickly can investors sell properties in different Alanya areas and what affects resale values?

Central and beachfront properties in areas like Cleopatra Beach, city center, and Oba sell fastest with strongest value retention, while emerging neighborhoods offer higher appreciation potential but longer sale periods.

Prime coastal locations typically sell within 3-6 months due to consistent buyer demand from both investors and end-users. These properties maintain value during market downturns and appreciate steadily during growth periods, making them ideal for investors prioritizing liquidity and capital preservation.

Emerging areas like Demirtaş, Kargicak, and Konaklı may require 6-12 months for resale but offer higher upside potential as infrastructure develops and area recognition increases. Early investors in these neighborhoods often achieve superior returns but must accept longer holding periods and higher market risk.

Property condition significantly impacts resale speed and value. Well-maintained modern apartments with quality finishes sell faster and command premium prices compared to dated or poorly maintained units. Recent renovations, modern appliances, and attractive furnishing can reduce sale time by 30-50%.

Market timing affects all areas, with spring and early summer offering optimal selling conditions due to increased buyer activity and favorable viewing weather.

Based on current market conditions, is Alanya real estate investment financially sound in 2025?

Alanya represents one of Turkey's most compelling real estate investment opportunities in 2025, offering strong fundamentals across income generation, capital appreciation, and market accessibility.

Income-focused investors benefit from robust 7-11% gross rental yields, among the highest available in European markets. Small apartments in well-located buildings generate consistent cash flow through both short-term tourist rentals and long-term expatriate demand. The established tourism infrastructure and growing international resident community support sustained rental demand.

Capital appreciation potential remains strong with expert forecasts predicting 5-10% annual price growth through 2030. Current stabilized pricing provides attractive entry points before the next growth cycle begins. Infrastructure investments and continued foreign interest support long-term value creation.

The property purchase process for foreigners is straightforward and well-established, with professional support readily available. Legal frameworks protect investor rights while reasonable transaction costs preserve investment returns.

Key risks include short-term rental regulation compliance requirements and potential currency fluctuations affecting international investors. However, the diversified tenant base, strong tourism fundamentals, and favorable government policies toward foreign investment mitigate most concerns.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Terra Real Estate - Alanya Investment Properties
2. Easy Apart Alanya - Housing Price Index
3. InvestRopa - Alanya Price Forecasts
4. InvestRopa - Alanya Real Estate Market Analysis
5. Antalya Estate - Prime Investment Time
6. Yekta Homes - Current Market Conditions
7. New Home in Turkey - Foreign Buyer Legal Guide
8. AirROI - Alanya Rental Analysis
9. New Home in Turkey - Apartment Price Trends
10. Ataberk Homes - Rental Income Analysis
11. Legal Partner - Short-term Rental Permits
12. Antalya Estate - Best Areas in Alanya