Alanya Housing Market Report 2026
Alanya averaged 1,300 USD per m² in mid 2026, up 4.2 percent year over year after the post-2022 surge cooled. Gross yields lead the Turkish coast at 7.2 percent, driven by 12-month rental demand from remote workers and retirees. Mahmutlar carries elevated supply, so buyers there hold negotiating leverage; Cleopatra and Oba remain sellers' markets.
Data updated 2026-06-15 · Source: Hoshna Realty transaction and listing data
1,300 USD
Average price per m²
+4.2%
Price change, year over year
7.2%
Average gross rental yield
66 days
Average days on market
Alanya Prices by District
| District | Avg USD/m² | vs city average | Profile |
|---|---|---|---|
| Mahmutlar | 1,150 | -12% | High-density value zone, the cheapest beachfront apartments in the region |
| Oba | 1,400 | +8% | Mid-market family district with hospitals, schools, and newer stock |
| Kestel | 1,250 | -4% | Quieter beachfront strip between Oba and Mahmutlar, strong new-build pipeline |
| Cleopatra / Center | 1,800 | +38% | The prime beach address with the strongest short-let demand |
| Kargıcak | 1,350 | +4% | Low-density villa hillside near Gazipaşa airport |
| Avsallar | 1,100 | -15% | Forest-and-beach suburb west of the city, popular with Scandinavian buyers |
Alanya Market FAQs
Are Alanya property prices rising or falling?
Rising. Alanya prices increased 4.2 percent year over year in USD terms as of 2026-06-15, reaching an average of 1,300 USD per square meter. Mahmutlar carries elevated supply, so buyers there hold negotiating leverage; Cleopatra and Oba remain sellers' markets.
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.