Property for sale in Mahmutlar
Property for sale in Mahmutlar means flats by the sea at prices below central Alanya: a resale 1+1 in a complex of the 2000s costs from €60,000, a 1+1 in a pool complex on the second line €80,000–120,000, a furnished 2+1 €100,000–160,000, a seafront flat or penthouse from €180,000. This district of Alanya, 12 km east of the centre, is the most densely built resort on the coast, and most of its flats stand within a kilometre of the beach.
Mahmutlar is chosen for the lowest entry price among the Alanya resorts, a promenade with a cycle path, buses to the centre every 10–15 minutes and the largest expatriate community on the coast. The choice is made by seafront line and year of construction: the first line for the view and holiday letting, the second for holidays and long-term tenants without a view premium, upper Mahmutlar above the D400 for new complexes priced 20–30% lower, the border with Kestel for older complexes with big flats and a low aidat.
What the buyer gets: every fourth flat furnished and ready to let from day one, tenants all year — tourists in summer, resident expatriates in winter — a pool, sauna and gym as the district standard, and interest-free instalments on the new builds above the road. One local rule decides every deal: some neighbourhoods are closed to new foreign registrations, so the address is checked before the deposit.
Real estate for sale in Mahmutlar on Turk.Estate is mostly resale, with nine listings in ten placed by owners and agencies. Flats are gathered under apartments and flats for sale in Mahmutlar, houses under villas for sale in Mahmutlar, new builds on the page apartments in residential complexes in Mahmutlar. The national catalogue opens from the page property for sale in Turkey.
Types of property in Mahmutlar
Mahmutlar is a district of high-rise complexes, so flats make up the overwhelming share of the market:
| Type | What it is | Who buys it |
| 2+1 flats | two bedrooms, a living room with kitchen, 90–120 m², two bathrooms, the district's most common format | families, long-term letting |
| 1+1 flats | a bedroom and a living room, 50–70 m², mostly in complexes with a pool | first purchase, holiday letting |
| 3+1 flats and larger | family layouts and duplexes on the upper floors | families with children, relocation |
| Studios and 1+0 | one room with a kitchen area, see one-room apartments in Mahmutlar and one-bedroom apartments in Mahmutlar | seasonal stays, tourist lets |
| Penthouses | a top floor with a terrace and a sea view | the upper segment, premium lets |
| Houses | semis and townhouses by the mountains, see two-bedroom villas in Mahmutlar and three-bedroom villas in Mahmutlar | families who want a garden near the town |
Every fourth flat is sold furnished with appliances. A pool, sauna and gym are the norm here rather than a premium, and owners pay a monthly fee, the aidat, for them.
New complexes where the floor and layout are chosen before handover are under residential complexes in Mahmutlar. Sites paid by stage are on the page off-plan projects in Mahmutlar, buildings with an iskan on the page completed residential complexes in Mahmutlar.
Popular locations in Mahmutlar for buying property
The district runs 5 km along the sea and is split by the D400 highway into a coastal and an upper part. The cost of property in Mahmutlar changes by 20–30% between them:
| Part of the district | Why people choose it | What they buy and for whom |
| The seafront and promenade | complexes across the road from the beach, a cycle path, the highest prices in the district | flats and penthouses from €180,000 for holiday letting and a sea view |
| The second line | 100–300 m to the sea, complexes of 2005–2015 with pools, no premium for the view | 1+1 flats at €80,000–120,000 for holidays, furnished 2+1 for long-term tenants |
| Upper Mahmutlar above the D400 | new complexes of the 2020s, 10–15 minutes' walk to the sea, prices 20–30% below the coast | 2+1 and 3+1 flats at €130,000–220,000 on instalments, and semis by the mountains |
| The western border with Kestel | older complexes with large flats and a low aidat | the lowest entry price into the district |
The neighbours are listed separately: properties for sale in Alanya covers the centre and the whole town, properties for sale in Oba the district near the hospital and schools, properties for sale in Kestel the stretch between Oba and Mahmutlar.
Property prices in Mahmutlar
Property prices in Mahmutlar are lower than in the centre of Alanya and in Oba for the same closeness to the sea. Alanya's average square metre in June 2026 was 59,938 lira, roughly €1,070 at 56 lira per euro, and Mahmutlar sits below that figure: most of the district's flats cost between €100,000 and €200,000, and above €500,000 there are only seafront penthouses and houses.
By format:
| Format | Where | Price |
| Resale 1+1 in a complex of the 2000s | upper Mahmutlar, the border with Kestel | from €60,000 |
| 1+1 in a complex with a pool | second line | €80,000–120,000 |
| Furnished resale 2+1 | second line, centre | €100,000–160,000 |
| 2+1 or 3+1 in a new complex | upper Mahmutlar, builds of 2024–2026 | €130,000–220,000 |
| Seafront flat or penthouse | promenade | from €180,000 |
| Semi-detached villa or townhouse | upper edge by the mountains | from €350,000 |
The year of construction matters 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. Prices are shown in euros and dollars.
Real estate in Mahmutlar for investment and rental income
Investing in property in Mahmutlar rests on rent: the district is chosen for its low entry price and constant tenant demand. Across Alanya the payback period is about 20 years, around 5% gross a year, and in Mahmutlar the lower purchase prices make it shorter. Tenants are there all year: tourists in summer, and in winter the foreign families and Northern European pensioners who live in the district permanently.
Property in Mahmutlar for investment is bought under three schemes:
| Scheme | How it works | What to bear in mind |
| 1+1 or 2+1 near the beach let by the night | April–October season, run by a management company | the tourism licence requires every owner in the building to agree, and in a high-rise that agreement is harder to collect than in a low-rise |
| Furnished 2+1 with a long-term tenant | one-year contract with a family settled in the district | no empty months in winter, lower income than short lets |
| Flat in a complex still being built | launch price up to 20% below the finished one, sold after handover | a wait of 12–24 months, completion guarantee by law |
The owner pays the aidat (the complex's maintenance fee), DASK insurance and rental income tax at 15–40% on income above 58,000 lira a year, plus the management company's commission on short lets. Once the property has been held for 5 years, resale profit is untaxed.
Trends and price forecast for real estate in Mahmutlar
Real estate in Mahmutlar holds its euro price while the resale supply keeps bargaining alive. What shapes the district in 2026:
| Factor | What is happening | Effect on Mahmutlar |
| Prices across Alanya | up 22.1% in lira over the year, unchanged in euros | Mahmutlar has the largest resale supply, and haggling succeeds more often than in the centre |
| Closed neighbourhoods | some neighbourhoods of Alanya are closed to new foreign registrations, and the lists change | the status of the specific Mahmutlar neighbourhood is checked before the deposit; it is the main question of any deal here |
| Foreign demand | 11,203 purchases by foreigners nationwide in January–July, 7.3% below last year | Mahmutlar remains the most international district of Alanya, and expatriate rental demand holds |
| New builds | construction has moved to the upper part of the district | no plots are left by the sea, so seafront stock is fixed while the upper district grows |
| Gazipasa airport | capacity being raised to 1.5 million passengers a year, 30 km from Mahmutlar | the way to the plane is shorter than from the centre of Alanya |
Forecast to the end of 2026: lira prices will keep rising with inflation, ordinary 1+1 and 2+1 flats will hold their euro level, while seafront flats and new complexes with an iskan will gain.
We will help you buy property in Mahmutlar for relocation and living
Buy property in Mahmutlar for foreigners: the purchase is registered in the buyer's own name, without permits or local partners. There are two restrictions, military zones and neighbourhoods closed to new foreign registrations, and Mahmutlar has such neighbourhoods, so the address is checked with the migration office before the deposit.
Property for sale in Mahmutlar for permanent residence is chosen more often than in any other district of Alanya: the expatriate community here is the largest on the coast, with residents from Northern Europe, Germany and the former Soviet states, and everyday matters are handled in English.
| What living needs | How it is in Mahmutlar |
| Shops and market | chain supermarkets in every block, a Tuesday market |
| Healthcare | private clinics with English-speaking doctors, a state hospital in Oba 15 minutes away |
| Schools | international and Turkish state schools and nurseries in the district and in Alanya |
| Transport | buses to the centre of Alanya every 10–15 minutes, a 20–25 minute ride, Gazipasa airport 30 km away |
A property in Mahmutlar with a tapu (title deed) price from $200,000 gives grounds for a residence permit when the neighbourhood is open to foreigners. From $400,000 the citizenship programme applies, and passports also go to the spouse and children under 18.
To buy property in Mahmutlar you need one trip: deposit and tapu registration are 1–2 weeks apart, during which the iskan (occupancy permit), aidat arrears and the neighbourhood's status are checked. The whole district is covered in half a day, so shortlist the properties for sale in Mahmutlar by seafront line, budget and furniture, save them to favourites and set the viewings for a single date.
Why choose Turk.Estate to buy property in Mahmutlar?
This is the fullest section on the district: more than 3,000 listings from owners, agencies and developers in one list, with filters by seafront line, furniture, layout and year of construction.
How many properties for sale in Mahmutlar are available to buy?
More than 3,000 in the district: mostly flats in complexes with pools, plus penthouses, a few semis and townhouses, residential complexes, commercial premises and plots. Almost all are resale, the rest come from developers.
How to choose the right property in Mahmutlar to buy?
The first question is the seafront line: the first gives the view and the rental demand, the second and the upper district a price 20–30% lower. The second is the year of construction: complexes of the 2000s cost less, but the aidat and the state of the building need looking at. The third is the neighbourhood's status for foreign registration. Then the tapu, the iskan and arrears.
Where are the best places to buy property in Mahmutlar?
For letting to tourists, the first and second lines by the promenade. For year-round living, the centre by the market and Barbaros street, where everything is on foot. For the smallest budget, upper Mahmutlar above the highway. For quiet and a view, the eastern edge on the border with Kargicak.
Can foreigners buy property in Mahmutlar?
Yes, in their own name, with a passport, a Turkish tax number and a local bank account. Before the deal it is checked whether the specific neighbourhood is open to new foreign registrations; in Mahmutlar this is no formality.
How much does property in Mahmutlar cost?
Resale 1+1 flats start at €60,000, furnished 2+1 flats cost €100,000–160,000, flats in new complexes €130,000–220,000 and the seafront from €180,000, with most of the district between €100,000 and €200,000.
How have property prices in Mahmutlar changed over the past year?
Across Alanya as a whole the rise in lira was 22.1%, and in euros prices did not change. In Mahmutlar, because of the large resale supply, hard-currency prices for flats built in the 2000s even slipped a little, while new complexes by the sea got dearer.
Is investing in property in Mahmutlar worthwhile?
Yes, with the bet on rent and a horizon of 5 years or more. Entry costs less than in the centre of Alanya, tenant demand runs all year, and after 5 years of ownership the sale is tax-free. Large supply in the district rules out quick price growth in euros.
What rental yield does property in Mahmutlar deliver?
Long-term letting gives about 5–6% gross a year, slightly above the Alanya average thanks to the low purchase price. Licensed night-by-night letting near the beach brings more in season. The net figure is 1.5–2 points lower.
Can you get a residence permit by buying property in Mahmutlar?
Yes, if the tapu states $200,000 or more in lira at the exchange rate on the day of the deal and the neighbourhood admits foreigners. In Mahmutlar the second condition is checked first: some of the district's neighbourhoods have been closed, and the lists are updated.
Can you buy property in Mahmutlar remotely and sign the TAPU by power of attorney?
Yes. With an apostilled notarial power of attorney your representative opens the account, signs the contract and receives the tapu at the land registry in Alanya. You come only for biometrics if you apply for citizenship.
How long does it take to buy property in Mahmutlar?
A finished flat: 1–2 weeks covering tax number, account, valuation, payment and tapu. A flat in a complex still being built: until handover, usually 12–24 months, never more than the legal 48.
What taxes and fees apply when buying property in Mahmutlar?
Registering the tapu costs 4% of the price, with about $1,000 more for the valuation, cadastral fee and DASK policy. A non-resident's first purchase in foreign currency is free of VAT. Property tax runs at 0.2% of cadastral value a year, the large-city rate, since Mahmutlar belongs to Alanya and Antalya.
How much do aidat and utility bills cost for property in Mahmutlar?
A pool-and-security complex charges an aidat of €80–210 a month, an older building without facilities €20–60. Electricity, water and internet are billed by meter, and air conditioning pushes the summer bills up.
Is it better to buy a new build or a resale property in Mahmutlar?
The resale market here is the largest on the coast, a quarter of the flats furnished, with haggling and an immediate tapu. New builds go up in the upper part of the district: instalments, a modern complex and a completion guarantee, but a move-in date 1–2 years away and a longer walk to the sea.
Can you buy property in Mahmutlar in installments from the developer?
Yes, in complexes under construction: a deposit of 30–50% and the balance in equal interest-free payments until handover, with the tapu after the final payment.
How is Mahmutlar different from the centre of Alanya?
In price, density and community. Flats here cost less than in the centre for the same closeness to the sea, the buildings stand taller and closer together, and foreign residents are more numerous than anywhere else in Alanya. The centre has the castle, the harbour, the old town and the tourist bustle; Mahmutlar is a residential resort district with a promenade, a market and its own infrastructure, 20–25 minutes away by bus.
Can you buy property in Mahmutlar directly from the owner?
Yes, some listings on Turk.Estate come from private owners, who can be contacted from the property page. The deal follows the same rules: valuation, a check of the tapu and iskan, registration at the land registry.
Which developer should you choose to buy property in Mahmutlar?
One with completed complexes in the district that have an iskan and the completion guarantee required by law. Mahmutlar is home ground for Yekta Homes: its finished and ongoing projects are open in the catalogue, and they show how the company hands over its buildings.
What are the risks of buying property in Mahmutlar?
The main one is a neighbourhood closed to foreign registration: without a check with the migration office no residence permit will be issued at that address. Then a building lacking an iskan, unpaid aidat left by the previous owner, a complex that forbids short lets and a late developer. The land registry and the site management answer all of these before the deposit.