Alanya Real Estate
The best value beachfront market in the Mediterranean, full stop
Avg Price
1,300 $/m²
YoY Change
+4.2%
Gross Yield
7.2%
Days on Market
66
Buying Property in Alanya: What You Need to Know
If you rank every Mediterranean beachfront market by price per square meter, Alanya sits at or near the bottom of the price list while sitting near the top of the amenity list. That mismatch is the entire investment case, and it is why Alanya consistently ranks among the top three Turkish districts for foreign purchases.
A furnished one-bedroom apartment 300 meters from the beach in Mahmutlar still trades around 70,000 to 90,000 USD. Nothing comparable exists in Spain, Cyprus, or Croatia at twice that number.
The buyer base is the most international in Turkey: German, Scandinavian, Russian, Ukrainian, and increasingly Gulf buyers, which means resale listings can market to a dozen nationalities at once. The new Gazipaşa airport 40 minutes east removed Alanya's old accessibility problem, and the D400 coastal corridor keeps filling in with hospitals, malls, and universities.
Browse Alanya Property by Type
Alanya Districts and Neighborhoods
Average asking prices per square meter, updated 2026-06-15. Click any district for listings and a detailed local guide.
Mahmutlar
High-density value zone, the cheapest beachfront apartments in the region
1,150 $
per m²
Oba
Mid-market family district with hospitals, schools, and newer stock
1,400 $
per m²
Kestel
Quieter beachfront strip between Oba and Mahmutlar, strong new-build pipeline
1,250 $
per m²
Cleopatra / Center
The prime beach address with the strongest short-let demand
1,800 $
per m²
Kargıcak
Low-density villa hillside near Gazipaşa airport
1,350 $
per m²
Avsallar
Forest-and-beach suburb west of the city, popular with Scandinavian buyers
1,100 $
per m²
Properties for Sale in Alanya
View all →New Alanya listings are being prepared. Contact us for off-market opportunities.
Living in Alanya
Alanya is the easiest soft landing in Turkish coastal living. English and German are spoken in most shops, the expat community is large enough to have its own clubs and churches, and the municipality runs foreigner assemblies that actually meet. The climate delivers over 300 sunny days, the Taurus mountains sit 20 minutes from the beach for summer escapes, and the cost of living remains among the lowest of any European-standard beach town. Cleopatra Beach anchors the west end; the castle peninsula splits the city in two and gives it a skyline no concrete resort strip can match.
Alanya Property FAQs
How cheap is property in Alanya really?
Entry-level one-bedroom apartments in Mahmutlar and Avsallar start around 70,000 USD as of mid 2026. Mid-range two-bedroom units in Oba run 120,000 to 160,000 USD, and premium seafront apartments near Cleopatra Beach reach 250,000 USD. The citywide average is 1,300 USD per square meter, roughly half of Antalya city.
What are rental yields like in Alanya?
Alanya leads major Turkish coastal markets with average gross yields of 7.2 percent. Year-round demand comes from Northern European retirees and remote workers rather than pure summer tourism, which keeps occupancy above 80 percent for well-managed furnished units.
Is Alanya or Antalya better for property investment?
Alanya wins on entry price and yield: average prices are about 20 percent lower and gross yields about half a point higher. Antalya wins on liquidity, flight connectivity, and long-term appreciation depth as a city of 2.7 million. Budget under 150,000 USD favors Alanya; larger budgets get more optionality in Antalya.
Can foreigners get residency by buying in Alanya?
Yes, but note the important restriction: several Alanya neighborhoods, including parts of Mahmutlar, are closed to new foreigner residence-permit registrations due to density quotas. Property purchase there is still legal and unrestricted; only the residence permit address registration is affected. We confirm quota status on every listing before you commit.
Where in Alanya should I buy?
For lowest cost per square meter, Mahmutlar. For families and year-round living, Oba, which has the hospitals and schools. For short-let income, Cleopatra Beach and the center. For villas with sea views, Kargıcak. First-time buyers with mid-range budgets usually land in Oba or Kestel for the balance of price, quality, and resale depth.
Guides for Buying in Turkey
Buying Property in Turkey as a Foreigner: The Complete 2026 Guide
Everything foreign buyers need to purchase property in Turkey: eligibility, the step-by-step process, costs, TAPU transfer, risks to avoid, and how long it all takes.
Turkish Citizenship by Investment Through Real Estate: 2026 Rules, Costs, and Process
How to obtain Turkish citizenship by buying 400,000 USD of real estate: eligibility, the exact process, timeline, family inclusion, costs, and the mistakes that get applications rejected.
The Best Places to Buy Property in Turkey in 2026, Ranked by Data
Ten Turkish property markets ranked by price per m², rental yield, appreciation, and liquidity, with honest recommendations by buyer type: investor, lifestyle, citizenship, and budget.