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Alanya presents one of Turkey's most compelling property investment opportunities in 2025, with average prices around €1,145-€1,200 per square meter and rental yields reaching 7-13% annually.
The Mediterranean coastal city combines affordable property prices, strong rental demand from tourists and expats, and straightforward legal processes for foreign buyers, making it an attractive option for both investment and relocation purposes.
If you want to go deeper, you can check our pack of documents related to the real estate market in Turkey, based on reliable facts and data, not opinions or rumors.
Alanya's property market offers excellent value with prices correcting from 2023 peaks but projected to grow 5-10% annually through 2027.
Foreign buyers face minimal restrictions, need just $200,000 minimum investment for residency, and can achieve full ownership rights with 4% stamp duty on purchase.
| Investment Factor | Current Status (2025) | Investment Appeal |
|---|---|---|
| Average Price/m² | €1,145-€1,200 (resale) €1,800 (new builds) |
Highly competitive vs Mediterranean rivals |
| Rental Yield | 7-13% annually | Exceptional returns vs European markets |
| Price Forecast | 5-10% annual growth | Moderate, sustainable appreciation |
| Foreign Ownership | Full freehold rights | Complete legal security |
| Minimum Investment | $200,000 for residency | Accessible entry threshold |
| Purchase Costs | 4% stamp duty + fees | Reasonable transaction costs |
| Resale Liquidity | High in prime locations | Strong exit options |
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
What is the current real estate market like in Alanya?
The Alanya real estate market in 2025 is dynamic and highly attractive to both domestic and international investors.
As of September 2025, the market shows strong fundamentals with active buyer interest from European expats, Russians, and Middle Eastern investors. The coastal location and established tourism infrastructure create consistent demand for both residential and rental properties.
Property prices have stabilized after a correction period in 2024, following several years of rapid growth between 2015-2023 when prices increased by up to 400%. The market now demonstrates more sustainable growth patterns with improved inventory levels and realistic pricing expectations from sellers.
Foreign buyer activity remains robust, particularly in premium neighborhoods like Oba, Kestel, and Cleopatra Beach area, where modern apartment complexes and beachfront properties dominate sales. The market benefits from Turkey's favorable exchange rates and relatively straightforward legal processes for international buyers.
Construction activity continues at a steady pace, with new developments focusing on high-quality finishes and resort-style amenities to meet international buyer expectations.
What is the average price per square meter for properties in Alanya?
Average property prices in Alanya currently range from €1,145 to €1,200 per square meter for resale properties as of September 2025.
New construction projects command higher prices, typically around €1,800 per square meter, while luxury villas and premium beachfront properties can reach €2,000 per square meter or more. These prices vary significantly based on location, with central districts like Oba and Cleopatra Beach commanding premium rates.
Budget-friendly areas like Mahmutlar offer properties from €900-€1,100 per square meter, making them popular with first-time investors and those seeking higher rental yields. Emerging neighborhoods such as Demirtas and Kargicak show prices between €1,200-€1,500 per square meter.
Beachfront properties and sea-view apartments typically add 20-40% premium to base prices depending on proximity to the coastline and quality of views. Properties in gated complexes with extensive facilities often command 15-25% higher prices than standalone buildings.
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Are property prices in Alanya expected to rise or fall in the coming years?
Property prices in Alanya are projected to rise moderately by 5-10% annually through 2027 in established neighborhoods.
High-growth areas like Kestel, Demirtas, and Avsallar could see price increases of 14-19% per year due to new infrastructure developments and limited supply of quality properties. The moderate growth forecast reflects sustainable market conditions after the rapid appreciation period ended in 2023.
Several factors support continued price appreciation including ongoing tourism recovery, infrastructure investments like the new tram extension, and sustained foreign buyer interest. The Turkish government's economic policies and currency stability also contribute to market confidence.
However, construction material inflation and potential regulatory changes could create some short-term price volatility. Premium locations with established amenities show stronger price resilience compared to developing areas.
The forecast assumes continued political stability and no major economic disruptions, with tourism sector growth supporting both residential and rental market demand through 2027.
What are the key factors driving property prices in Alanya?
| Price Driver | Impact Level | 2025 Status |
|---|---|---|
| Foreign buyer demand | High | Strong from EU, Russia, Middle East |
| Exchange rate advantage | High | Turkish Lira provides value for foreign currencies |
| Tourism infrastructure | Medium-High | Airport expansion, new hotels, marinas |
| Transportation improvements | Medium | Tram line extension, road upgrades |
| Supply constraints | Medium | Limited beachfront land availability |
| Healthcare facilities | Medium | New hospitals, medical tourism growth |
| Rental yield potential | High | 7-13% returns attract investors |
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What are the legal requirements for foreigners buying property in Turkey?
Foreign nationals need a valid passport, Turkish tax identification number, and certified documentation to purchase property in Turkey.
The essential requirements include obtaining a tax number from the local tax office, which can be done with passport and proof of address. All documents must be officially translated into Turkish and notarized. Buyers must also provide proof of funds source for the purchase amount.
Military clearance is required for coastal properties, which takes 2-4 weeks on average, though 95% of applications in Alanya receive approval. This security check ensures the property isn't in a restricted military or strategic zone.
Since 2023, a minimum property investment of $200,000 qualifies foreign buyers for Turkish residence permits. The entire purchase process typically takes 30-45 days from agreement to title deed transfer. Legal representation is highly recommended to navigate the bureaucratic process and ensure proper documentation.
Bank account opening is mandatory for the transaction, requiring passport, tax number, and address verification. The property purchase must be completed through official banking channels with documented fund transfers.
Are there any restrictions on foreigners owning property in Alanya?
Foreign property ownership in Alanya faces minimal restrictions, with most residential areas fully accessible to international buyers.
The main limitations apply to military zones, border areas, and strategic security locations, but these rarely affect residential property purchases in Alanya's main districts. Foreigners cannot purchase properties within 5km of military bases or in designated security zones.
Nationality-based restrictions exist for citizens of Syria, Armenia, North Korea, Nigeria, and Cuba who cannot purchase Turkish property. All other nationalities can buy freely with proper documentation and legal procedures.
Foreign individuals can own up to 30 hectares of land throughout Turkey and cannot exceed 10% of total land in any single district. These limits rarely impact typical residential property purchases in Alanya's urban areas.
Full freehold ownership rights are granted, including rights to rent, sell, inherit, or mortgage the property. No restrictions exist on rental income generation or property management for foreign owners.
What type of property is most in demand in Alanya?
Modern apartments in gated complexes with resort-style amenities represent the highest demand category in Alanya's property market.
1. **Beachfront apartments** - Properties within 500 meters of the sea command premium prices and rental rates 2. **New construction projects** - Buildings completed within the last 5 years with modern finishes and facilities 3. **Gated complex properties** - Developments with pools, gyms, security, and maintenance services 4. **One and two-bedroom units** - Optimal for rental investment and holiday home use 5. **Furnished turnkey properties** - Ready-to-move units popular with international buyers 6. **Sea-view apartments** - Properties offering Mediterranean views from balconies or terraces 7. **Properties with parking** - Underground or covered parking spaces add significant valuePopular neighborhood preferences include Mahmutlar for budget-conscious investors, Oba for central location and amenities, Cleopatra Beach for luxury buyers, Avsallar for family-oriented properties, and Kestel for elite developments. Properties in these areas typically sell within 3-6 months compared to 6-12 months in less popular districts.
Studio apartments show lower demand except in prime beachfront locations, while three-bedroom units appeal mainly to permanent residents rather than investors.
What are the annual property taxes and other ongoing costs in Alanya?
Annual property tax in Alanya ranges from 0.1% to 0.6% of the assessed property value, depending on location and property type.
Residential properties typically pay 0.1-0.2% annually, while commercial properties face higher rates up to 0.6%. The assessed value is usually 50-70% of market value, making actual tax burden relatively low compared to European standards.
Additional ongoing costs include building management fees ranging from €20-€80 monthly for apartment complexes, depending on facilities and services provided. Utilities average €30-€60 monthly for electricity, water, and gas in typical one-bedroom apartments.
Mandatory earthquake insurance costs approximately €50-€150 annually based on property size and location. Internet and cable services add €15-€25 monthly, while property maintenance and repairs typically require €200-€500 annually.
Rental income taxation applies at 15-35% depending on total income levels, with various deductions available for property-related expenses. Professional property management services charge 8-12% of rental income if using external management companies.
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.
What is the rental yield potential for properties in Alanya?
Rental yields in Alanya typically range from 7% to 13% annually, significantly higher than most European destinations.
Short-term vacation rentals generally achieve higher yields of 10-13% during peak tourism seasons, while long-term residential rentals provide more stable returns of 7-9% annually. Beachfront properties and those in central locations command the highest rental rates and occupancy levels.
Popular areas like Cleopatra Beach and Oba achieve premium rental rates due to proximity to amenities, beaches, and transportation. Budget areas like Mahmutlar offer higher percentage yields but lower absolute rental income amounts.
Seasonal variations significantly impact short-term rental income, with May through October generating 70-80% of annual revenue. Properties with pools, sea views, and modern furnishings achieve 20-30% higher rental rates than basic apartments.
It's something we develop in our Turkey property pack.
How easy is it to resell a property in Alanya if needed?
Property resale in Alanya is generally straightforward, with high liquidity in prime locations and popular property types.
Properties in established neighborhoods like Oba, Cleopatra Beach, and Kestel typically sell within 3-6 months when priced competitively. Modern apartments in gated complexes with amenities show fastest turnover due to consistent buyer demand.
Beachfront properties and sea-view apartments maintain strong resale appeal regardless of market conditions, while budget properties in areas like Mahmutlar may require 6-9 months for sale completion. Properties priced above market rates can take 12+ months to sell.
The resale process involves property valuation, marketing through local agents, buyer qualification, and legal transfer procedures. International buyer interest provides consistent demand pool, though timing can vary based on global economic conditions and currency fluctuations.
Professional real estate agents typically charge 3-6% commission, while legal and administrative costs add approximately 1-2% of sale value. Properties with clear title deeds and proper documentation sell much faster than those with legal complications.
What is the general quality of life in Alanya in terms of infrastructure, healthcare, and amenities?
Alanya offers excellent quality of life with modern infrastructure, high-standard healthcare, and comprehensive amenities suitable for international residents.
**Infrastructure and Transportation:** - Modern tram system connecting major districts with city center and beach areas - Well-maintained road network with regular bus service to neighboring cities - Reliable electricity, water, and internet services throughout urban areas - Antalya Airport 120km away with direct international flight connections - Marina facilities for boat owners and water sports enthusiasts **Healthcare Services:** - State-of-the-art private hospitals with English-speaking medical staff - Comprehensive public healthcare system accessible to residents - Specialized medical tourism facilities offering cost-effective treatments - Dental clinics and cosmetic surgery centers with international certification - Emergency services and ambulance coverage across the city **Lifestyle Amenities:** - Year-round Mediterranean climate with 300+ sunny days annually - Beautiful beaches and crystal-clear waters for swimming and water sports - International restaurants, cafes, and shopping centers - Active expat community with social clubs and activity groups - Low crime rates and safe environment for families and retireesThe cost of living remains significantly lower than Western European cities while maintaining high service standards and modern conveniences throughout the area.
What are the long-term investment prospects for property in Alanya?
Long-term investment prospects for Alanya property remain highly positive through 2030, supported by sustainable tourism growth and infrastructure development.
The Mediterranean location, affordable pricing compared to European coastal destinations, and strong rental demand create favorable conditions for continued appreciation. Tourism infrastructure investments including airport expansion, marina development, and hospitality projects support long-term demand fundamentals.
Demographic trends favor Alanya with increasing numbers of European retirees and remote workers choosing Turkey for lifestyle and cost advantages. The established expat community and English-speaking services infrastructure make the city increasingly attractive for permanent relocation.
Potential challenges include construction material inflation, regulatory changes affecting foreign ownership, and global economic volatility impacting tourism flows. However, Turkey's strategic location and growing economy provide underlying support for the real estate sector.
Properties in prime locations with established rental track records show strongest long-term potential, while emerging neighborhoods offer higher risk but potentially greater returns. The key is selecting properties in areas with confirmed infrastructure development and sustained buyer interest.
It's something we develop in our Turkey property pack.
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.
Alanya represents an exceptional opportunity for property investment in 2025, combining affordable prices, strong rental yields, and excellent quality of life in a Mediterranean setting.
With minimal foreign ownership restrictions, straightforward legal processes, and projected price growth of 5-10% annually, the city offers compelling investment fundamentals for both newcomers and experienced property investors.
Sources
- Alanya Property Investment Guide - InvestRopa
- Turkey Real Estate Market News - Yekta Homes
- Alanya Real Estate Market Analysis - Basic Apartment
- Foreign Property Purchase Legal Guide - New Home in Turkey
- Foreigner Property Purchase Process - New Home in Turkey
- Turkey Residence Permit Requirements - Turkish Council
- Turkey Property Investment Residency - Global Law Experts
- Turkey Real Estate for Foreigners - InvestRopa
- Turkey Rental Yields Analysis - Global Property Guide
- Living in Alanya Guide - Antalya Estate