Apartments for sale in Mahmutlar
Apartments and flats for sale in Mahmutlar start at €60,000 for a resale 1+1 in a building of the 2000s and €80,000–120,000 for a 1+1 in a pool complex on the second line. A furnished 2+1 costs €100,000–160,000, a 2+1 or 3+1 in a new complex above the highway €130,000–220,000, a seafront flat or penthouse from €180,000. This single district offers more flats than the whole city of Antalya, most of them inside a kilometre of the water, and the deed is transferred to a foreign buyer in a fortnight.
Buyers come here because the same distance from the water costs less than in central Alanya, and because of the seafront path for walking and cycling, a bus to the centre every quarter of an hour and the biggest foreign community on the coast. Two things decide the choice: how far the building stands from the beach and when it was built. The front row is for the view and holiday letting; the second row drops the view premium and suits long tenancies; the upper half of the district, above the road, is 20–30% lower in new complexes; and towards Kestel the older blocks offer roomy flats with a modest service charge.
On the buyer's side: one flat in four already furnished and lettable from the first week, tenants in any season, a pool, sauna and gym as standard rather than a luxury, a developer's interest-free schedule on the hillside sites, and residency once the deed shows $200,000. A number of neighbourhoods no longer take new foreign registrations, so the address is verified before money changes hands.
Apartments for sale in Mahmutlar on Turk.Estate are mostly resale, with nine listings in ten from agencies and owners. New-build flats are on the page apartments in residential complexes in Mahmutlar. Everything in the district, penthouses and houses included, is under properties for sale in Mahmutlar; flats across the country are under apartments and flats for sale in Turkey, and the catalogue's front page is property for sale in Turkey.
Types of apartments and flats in Mahmutlar
An apartment in Mahmutlar differs from the Alanya norm in one respect: 2+1 layouts outnumber 1+1, because the district was built for families who live here all year.
| Layout | Floor area | Who it suits | Section |
| Studio and 1+0 | 30–45 m² | seasonal stays, tourist lets | one-room apartments in Mahmutlar |
| 1+1 | 50–70 m² | tourist lets, a couple without children | one-bedroom apartments in Mahmutlar |
| 2+1 | 90–120 m² | a family, long-term letting | the district's most common format |
| 3+1 | 120–160 m² | a family with children, relocation | often in buildings of the 2000s |
| 4+1 and larger | from 160 m² | a large family | duplexes and penthouses |
How a flat here differs from what a British buyer expects:
| Feature | How it is here |
| Kitchen and finish | open-plan kitchen; new flats come with a fitted kitchen, sanitary ware and wardrobes |
| Floor area | quoted gross; living space 15–20% smaller |
| Heating | no central heating, air conditioning in winter |
| Facilities | pool, sauna, gym and security in most complexes, paid through the aidat |
| Furniture | a quarter of the flats are sold furnished and equipped |
Flats in complexes with a pool have their own page, apartments with a pool in Mahmutlar. Those wanting to pick the floor and layout before completion should look at residential complexes in Mahmutlar, and projects paid to the building schedule are on the page off-plan projects in Mahmutlar.
Popular locations in Mahmutlar for buying an apartment
The D400 highway cuts Mahmutlar in two, a seaside half and a hillside half, and the cost of an apartment in Mahmutlar differs by 20–30% between them:
| Part of the district | What draws buyers | Typical purchase and its purpose |
| Seafront by the promenade | complexes just over the road from the sand, sea views from the upper floors, the highest prices in the district | flats and penthouses from €180,000 for holiday letting |
| Second line | 100–300 m from the water, pool complexes of 2005–2015, no view premium | 1+1 at €80,000–120,000 for holidays, furnished 2+1 for long-term tenants |
| Centre by the market and Barbaros street | everyday shopping, cafes and buses within a short walk, buildings of the 2000s | flats for living all year without a car |
| Upper Mahmutlar above the highway | 2020s complexes, a quarter of an hour on foot to the beach, prices 20–30% below the coast | 2+1 and 3+1 at €130,000–220,000 on instalments |
| Border with Kestel | older complexes with roomy flats and a modest aidat | the lowest entry price into the district |
The neighbours are listed separately: apartments for sale in Alanya across the town, apartments for sale in Oba near the hospital and schools, apartments for sale in Kestel between Oba and Mahmutlar.
Apartment prices in Mahmutlar
Apartment prices in Mahmutlar trail the Alanya average. The town's benchmark for June 2026 is 59,938 lira per square metre, or close to €1,070, and Mahmutlar sits below it: more than half the flats are priced from €100,000 to €200,000, and above €500,000 there are only seafront penthouses.
The cost of flats in Mahmutlar by format:
| Format | Where | Price |
| Resale 1+1 in a building of the 2000s | upper Mahmutlar, the border with Kestel | from €60,000 |
| 1+1 in a pool complex | second line | €80,000–120,000 |
| Furnished resale 2+1 | second line, centre | €100,000–160,000 |
| 2+1 or 3+1 in a complex under construction | upper Mahmutlar | €130,000–220,000 |
| Seafront flat or penthouse | promenade | from €180,000 |
The year of construction counts as much as the seafront line: complexes of the 2000s cost less, but the building and the aidat are judged on site, and a flat bought at launch costs 15–20% less than finished stock. The cost of apartments in Mahmutlar is shown on every card in euros and dollars; payment under the contract goes in euros, dollars or lira.
Apartments in Mahmutlar for investment and rental income
Investing in apartments in Mahmutlar is done for rental income. If across Alanya a flat returns its cost in 20 years on average, about 5% gross a year, in Mahmutlar the period is shorter: the purchase costs less, while rents are the same. Tenants never run out: holidaymakers in summer, settled expatriate families and Scandinavian retirees in winter.
Apartments in Mahmutlar for investment are chosen by three features: no more than 300 m to the beach, furniture and appliances included so the flat is ready to let from day one, and a complex with a pool and security, without which short lets hardly move.
Three investment schemes:
- a 1+1 or 2+1 by the sea for short lets: since 2024 impossible without a tourism licence and the written consent of every owner in the building, and in a block of 100 flats the signatures take longer to gather
- a furnished 2+1 for long-term letting: a one-year contract with an expatriate family, no empty winter
- a flat on an upper-Mahmutlar building site: up to 20% off at launch, sold or let once the building is commissioned
What comes off the income: the aidat, the fee that keeps the complex running, DASK insurance, rental income tax on a progressive scale of 15–40% with 58,000 lira a year exempt, and the manager's cut on short lets. A flat owned for more than 5 years is sold without capital gains tax.
Trends and price forecast for apartments in Mahmutlar
What defines the district's flat market in 2026:
- Alanya prices added 22.1% in lira in a year and nothing in euros; Mahmutlar has the most resale flats on the coast, and sellers give ground more often than in the centre
- several Alanya neighbourhoods no longer register new foreign residents and the lists change, so a neighbourhood's status has become the main question when choosing a flat in the district
- foreigners bought 11,203 properties nationwide in January–July, 7.3% fewer than a year earlier, but expatriate rental demand in Mahmutlar holds up
- new complexes are rising on the hillside half of the district: no free plots remain by the sea
- Gazipasa airport, 30 km away, is being enlarged to handle 1.5 million passengers a year, and the drive to the plane is shorter than from central Alanya
What to expect by the end of the year: lira prices will follow inflation, euro prices for ordinary 1+1 and 2+1 flats will not move. Seafront flats and new buildings with an iskan will get dearer; unrenovated 2000s flats will remain a matter for bargaining.
We will help you buy an apartment in Mahmutlar for relocation and living
Buy apartment in Mahmutlar for foreigners: the purchase is direct, the tapu goes into the buyer's name, and no permits or local partners are involved. The ban covers only military zones and neighbourhoods that no longer register new foreign residents, and Mahmutlar has some, so the address is verified with the migration office before any deposit.
For relocation the district is picked more often than any other in Alanya: no other part of the coast has so many expatriates. What is there for daily life:
- chain supermarkets in every block and a weekly market
- private clinics with English-speaking doctors, and the state hospital in Oba a quarter of an hour away
- nurseries and schools, Turkish state and international, here and in Alanya
- 20–25 minutes by bus to central Alanya, buses every 10–15 minutes
- a promenade with a cycle path, beaches 5–10 minutes' walk from most complexes
A flat here qualifies for a residence permit when the tapu (title deed) states $200,000 or more and the neighbourhood is open to foreigners. Citizenship is processed from $400,000, and the spouse and children under 18 receive passports with the buyer.
To buy apartment in Mahmutlar in one trip is realistic: checking the iskan (occupancy permit), unpaid aidat and the neighbourhood's status takes 1–2 weeks, the same as from deposit to tapu. To buy flat in Mahmutlar is also easier than in a big city because of the district's size: the apartments for sale in Mahmutlar picked by seafront line, budget and furniture are viewed in half a day.
Why choose Turk.Estate to buy an apartment in Mahmutlar?
Because the whole district is gathered in one list: thousands of flats from agencies, owners and developers, with filters by seafront line, year of construction, furniture and layout to cut through the dense development.
How many apartments for sale in Mahmutlar are available to buy?
Several thousand across the district, from studios to 4+1 duplexes and penthouses, with 2+1 and 1+1 the most common layouts. Almost all are resale, the rest come from developers building above the highway.
How to choose the right apartment in Mahmutlar to buy?
First the seafront line: the first gives the view and letting, the second and the upper district save 20–30%. Then the age of the building: 2000s complexes cost less, but aidat and condition are judged on the spot. Then whether the neighbourhood registers foreigners. Only after that the tapu, the iskan and unpaid aidat.
Where are the best places to buy an apartment in Mahmutlar?
Letting to tourists is easiest from the two lines nearest the promenade. Living all year suits the centre by the market, where everything is on foot. Saving money means upper Mahmutlar beyond the highway. Looking at the sea from the window means the eastern edge by Kargicak.
Can foreigners buy an apartment in Mahmutlar?
Yes, the flat is registered to the buyer. You bring a passport, obtain a Turkish tax number and open a local bank account. Separately it is established whether the neighbourhood still registers new foreign residents; for Mahmutlar this step is compulsory.
How much does an apartment in Mahmutlar cost?
The lower limit is €60,000 for a 1+1 in a building of the 2000s, the upper mass-market limit about €180,000 for a seafront flat. More than half the district costs between €100,000 and €200,000: a furnished resale 2+1 or a 2+1 in a complex under construction.
How have apartment prices in Mahmutlar changed over the past year?
Across Alanya the square metre added 22.1% in lira and nothing in euros. Inside the district the picture varies: seaside new builds gained in euros, while unrenovated flats of the 2000s lost a little value because of the large supply.
Is investing in apartments in Mahmutlar worthwhile?
Yes, for rent and over at least 5 years. The entry ticket is lower than in central Alanya, tenants are there all year, and after 5 years of ownership the sale is tax-free. Quick growth in euros should not be expected: supply in the district is large.
What rental yield does an apartment in Mahmutlar deliver?
A long-term tenant brings about 5–6% gross a year, a little more than the Alanya average because the flat cost less. Licensed short lets by the sea bring more from April to October. After the aidat, tax and the management company's commission, 1.5–2 percentage points less remain.
Can you get a residence permit by buying an apartment in Mahmutlar?
Yes, on two conditions: the tapu shows $200,000 or more in lira at the day's exchange rate, and the neighbourhood accepts foreigners. In Mahmutlar people start with the second condition: parts of the district have been closed, and the lists are revised.
Can you buy an apartment in Mahmutlar remotely and sign the TAPU by power of attorney?
Yes. A representative holding a notarised and apostilled power of attorney handles the account, the contract and the tapu at the Alanya land registry. You travel only for biometrics if citizenship is applied for.
How long does it take to buy an apartment in Mahmutlar?
A finished flat closes in 1–2 weeks: tax number, account, valuation, payment, tapu. A flat under construction is waited for until the building is handed over, usually 12–24 months, with a legal limit of 48.
What taxes and fees apply when buying an apartment in Mahmutlar?
4% of the price goes on tapu registration and about $1,000 on the valuation report, cadastral fee and DASK insurance. A non-resident is not charged VAT on a first purchase in foreign currency if the flat is not sold for 3 years. Annual property tax is 0.2% of cadastral value.
How much do aidat and utility bills cost for an apartment in Mahmutlar?
In a complex with a pool and security the aidat is €80–210 a month, in buildings of the 2000s with no facilities €20–60. Electricity, water and internet run by meter; summer costs rise because of air conditioning, and in winter the same units replace heating.
Is it better to buy a new build or a resale apartment in Mahmutlar?
Resale is most of the district, every fourth flat furnished, the tapu at completion and room to haggle. New builds are rising on the hillside: instalments and a completion guarantee, but the sea is further and moving in comes after 1–2 years. For letting from the first season buyers take resale by the sea; for price growth, a building site.
Can you buy an apartment in Mahmutlar in installments from the developer?
Yes, on building sites. A deposit of 30–50%, the rest in equal interest-free payments until handover, the tapu after the last instalment; the exact schedule is set by the developer.
How is Mahmutlar different from the centre of Alanya?
Three things: price, density and community. For the same walk to the beach people pay less here, the buildings are taller and packed tighter, and expatriates are thicker on the ground than anywhere else in Alanya. The centre means the castle, the harbour, the old town and the tourists; Mahmutlar is a residential resort district with its own promenade, market and clinics, 20–25 minutes from the centre by bus.
Can you buy property in Mahmutlar directly from the owner?
Yes, private owners' listings are in the section, and they can be messaged from the property page. The deal runs the same way: valuation, tapu and iskan checks, land registry.
Which developer should you choose to buy an apartment in Mahmutlar?
One whose completed buildings in the district can be visited and who has the statutory completion guarantee in place. For Yekta Homes Mahmutlar is home ground: both its finished complexes and its current sites are listed in the catalogue, so its delivery record is easy to check.
What are the risks of buying an apartment in Mahmutlar?
First comes a neighbourhood closed to foreign registration: a residence permit cannot be obtained at such an address, and a check with the migration office is compulsory. Next on the list are a building without an iskan, aidat arrears left by the previous owner, a ban on short lets in the complex and construction delays. All of this is settled before the deposit with the land registry and the management company.