Property for sale in Alanya

Property for sale in Alanya starts at €60,000 for a resale studio or 1+1 in Demirtas, Payallar or Mahmutlar. A 1+1 in a new complex with a pool in Oba or Tosmur costs €90,000–150,000, a 2+1 with a sea view in Kargicak or Kestel €150,000–250,000, a villa on the hills from €400,000. June 2026 put the average square metre at 59,938 lira, roughly €1,070, and the title deed is transferred to a foreign buyer in a fortnight.

Alanya is chosen for a compact town where hospitals, schools and the market are within walking distance, an airport 40 km away, a season from April to October and the largest foreign community on the coast. The district follows the purpose: the centre and Kleopatra for the beach and the old town, Oba and Tosmur for year-round living with a hospital and schools, Kestel and Mahmutlar for seafront flats and letting, Kargicak, Tepe and Bektas for a house with a view, Demirtas and Payallar for the lowest prices.

On the buyer's side: a home in a guarded complex with a pool for what a city flat costs back home, a developer's schedule of 24–36 months without interest, tenants in any season — holidaymakers in summer, resident foreigners in winter — and residency once the deed shows $200,000. One local rule outweighs the rest: a number of neighbourhoods no longer take new foreign registrations, so the address is verified before money changes hands.

Real estate for sale in Alanya forms the catalogue's biggest town section: over 10,000 Alanya offers plus several thousand in the adjoining districts, placed for the most part by owners and agencies on the resale market. Flats are collected under apartments and flats for sale in Alanya, houses under villas for sale in Alanya, new builds on the page apartments in residential complexes in Alanya. The national picture is on the page property for sale in Turkey.

Types of property in Alanya

Four properties in five in Alanya are flats in complexes with a pool, security and shared grounds. Houses and villas are about a tenth of the market; the rest are penthouses, commercial premises and plots.

Layouts by room count have their own sections: one-room apartments in Alanya are studios, one-bedroom apartments in Alanya are the 1+1 format. Houses with two bedrooms are on the page two-bedroom villas in Alanya, with three on three-bedroom villas in Alanya.

Those who want to pick the floor and layout before the building is finished should look at residential complexes in Alanya. It has two lists: off-plan projects in Alanya, paid to the construction schedule, and completed residential complexes in Alanya, ready to move into once the tapu is registered.

Popular locations in Alanya for buying property

Alanya stretches 70 km along the sea, from Okurcalar in the west to Demirtas in the east, and the cost of property in Alanya changes with every district:

Districts adjoining Alanya have sections of their own: properties for sale in Mahmutlar with dense seafront development and new builds on instalments, properties for sale in Oba with new complexes near the hospital and schools, and properties for sale in Kestel on the shore between Oba and Mahmutlar.

Property prices in Alanya

Property prices in Alanya in June 2026: the average square metre cost 59,938 lira, about €1,070 at 56 lira to the euro. Over the year lira prices rose 22.1%, slower than the provincial average of 26.9%: Alanya has the most new flats on sale, and supply holds growth back. Most of the market costs between €100,000 and €300,000, and above €500,000 sit seafront flats, penthouses and villas with a view.

By format:

A seafront flat costs 20–40% more than the same layout on the second line, and a flat bought at the launch of a complex 15–20% less than finished stock. Prices are shown in euros and dollars; the contract names euros, dollars or lira.

Real estate in Alanya for investment and rental income

Investing in property in Alanya returns the money more slowly than the provincial average: the payback period here is 20 years against 16, about 5% gross a year. Long-term letting brings around 5.7%; short lets by the sea in the April–October season bring more, but need a licence and a management company. Tenants are found all year: tourists in summer, 17.1 million of them in the province in 2025, and expatriates who live in Alanya permanently in winter.

Property in Alanya for investment is chosen by distance to the sea and year of construction: a 1+1 or 2+1 flat in a complex with a pool no more than 500 m from the beach lets faster than the rest and loses less on resale.

Three ways to invest:

• a flat by the sea for short lets: a tourism licence and the consent of all owners in the building have been compulsory since 2024
• a flat in Oba or Tosmur for long-term letting: tenants are expatriates and local families, contracts run for a year
• a flat in a complex under construction in Demirtas or Kargicak: bought at launch with a discount of up to 20% and sold after handover

What reduces the income: the aidat (maintenance fee of the complex), DASK insurance, rental income tax, which is progressive at 15–40% with the first 58,000 lira a year untaxed, and the management fee for short lets. A sale after 5 years of ownership is exempt from capital gains tax.

Trends and price forecast for real estate in Alanya

Real estate in Alanya is rising more slowly in lira than the rest of the province, because supply here is the largest on the coast. What shapes the market in 2026:

• some neighbourhoods of the town are closed to new foreign registrations, so demand shifts to the open districts, Demirtas, Payallar and Turkler, and to neighbouring Gazipasa
• Gazipasa airport, 40 km from the centre, is being expanded to 1.5 million passengers a year, cutting the journey from 2 hours out of Antalya to 40 minutes
• foreigners are buying less, 11,203 deals nationwide in January–July, 7.3% down on the year, yet Alanya remains first among the province's towns for overseas buyers
• developers sustain sales with 24–36 month instalment plans, because a lira mortgage at 3% a month does not add up
• the supply of new flats is the largest on the coast, so lira prices rise more slowly than in Antalya and Mersin

Forecast to the end of the year. Lira prices will move up with inflation; hard-currency prices for mass-market 1+1 and 2+1 flats will stay put. Properties that are not being added to will gain: seafront flats and houses with a sea view in Kargicak and Tepe. Resale sellers are ready to give ground, so this is the time to bargain.

We will help you buy property in Alanya for relocation and living

Buy property in Alanya for foreigners: the terms are the same as for a Turkish citizen, with two exceptions, military zones and neighbourhoods closed to registration. The foreign community of Alanya is one of the largest in the country, so English-speaking schools, doctors, agencies and shops are found in Oba, Mahmutlar and the centre.

Property for sale in Alanya for permanent residence is chosen by the district's infrastructure: Oba has the state hospital, private clinics, schools and a shopping centre; the centre and Kleopatra put the beach, the market and the old town within walking distance; Tosmur and Kestel are quiet and 5–8 km out; Mahmutlar has the widest choice of flats 12 km from the centre; Kargicak means villas on the hills and a car for everything.

A property in Alanya gives the right to a residence permit when the tapu (title deed) shows $200,000 or more and the neighbourhood is open to foreigners; in Alanya every check starts with that. The threshold for citizenship is $400,000, and the spouse and children under 18 receive passports with the buyer.

To buy property in Alanya takes one trip: 1–2 weeks pass between the deposit and the land registry entry, enough to check the tapu and the iskan (occupancy permit). Gather the properties for sale in Alanya in favourites by district, budget and distance to the sea and arrange viewings for the same dates: Oba, Tosmur, Kestel and Mahmutlar can be covered in a day.

Why choose Turk.Estate to buy property in Alanya?

More than 10,000 Alanya listings from developers, agencies and owners sit in one list with shared filters by district, seafront line, layout and instalments, so a flat in Oba, a house in Kargicak and a new build in Demirtas are compared without switching sites.

How many properties for sale in Alanya are available to buy?

Within the town, more than 10,000: flats in complexes with pools, villas on the hills, penthouses, commercial premises and plots. Mahmutlar, Oba, Kestel and Avsallar are counted separately and have their own sections.

How to choose the right property in Alanya to buy?

Start with the district, because in Alanya it decides everything: the centre and Oba suit year-round living, Mahmutlar and Kestel suit letting, Kargicak and Tepe suit a house with a view. Then the layout and distance to the sea. The last step before the deposit is checking the tapu, the iskan, aidat arrears and whether the neighbourhood is open for residence permits.

Where are the best places to buy property in Alanya?

To live all year: Oba, Tosmur and the centre. To let to tourists: by the sea in Mahmutlar, Kestel and Avsallar. To fit a small budget: Demirtas, Payallar and Turkler. To buy a house with a panorama: Kargicak, Tepe and Bektas.

Can foreigners buy property in Alanya?

Yes, and register it in their own name: no permits or local partners are needed. The documents are a passport, a Turkish tax number and the bank account from which the payment will go.

How much does property in Alanya cost?

About €1,070 per square metre on average. The most affordable flats start at €60,000, a new 1+1 in a complex costs €90,000–150,000 and houses on the hills from €400,000, with most of the market between €100,000 and €300,000.

How have property prices in Alanya changed over the past year?

Plus 22.1% in lira, while the province as a whole added 26.9%: the large supply of new flats holds Alanya back. In euros the level is unchanged, as lira growth and the lira's fall over the year roughly cancelled each other out.

Is investing in property in Alanya worthwhile?

Yes, over 5 years or more. Rent brings about 5% gross a year, and a property held for more than 5 years is sold without capital gains tax. Quick growth in euros is not to be expected: supply in the town is the largest on the coast.

What rental yield does property in Alanya deliver?

Long-term letting: about 5.7% gross a year with a 20-year payback. Licensed short lets by the sea bring more in season, but from November to March demand almost disappears. Net yield is 1.5–2 percentage points below gross.

Can you get a residence permit by buying property in Alanya?

Yes, when the tapu shows at least $200,000 in lira equivalent at the rate on the day of the deal and the neighbourhood is open to foreigners. Alanya has several closed neighbourhoods, so the status of the specific address is established before the deposit.

Can you buy property in Alanya remotely and sign the TAPU by power of attorney?

Yes. A notarised power of attorney with an apostille entitles the representative to open an account, sign the contract and collect the tapu at the Alanya land registry. Coming in person is needed only for biometrics when citizenship is being processed.

How long does it take to buy property in Alanya?

A finished property: 1–2 weeks for the tax number, account, valuation report, payment and tapu registration. A flat in a complex under construction: until handover, usually 12–24 months, with the law limiting the developer to 48.

What taxes and fees apply when buying property in Alanya?

The main one is the tapu registration fee, 4% of the price, with the valuation report, cadastral fee and DASK earthquake insurance adding about $1,000 between them. A non-resident buying for the first time in foreign currency pays no VAT. Annual tax is 0.2% of cadastral value: Alanya belongs to Antalya, where the large-city rate applies.

How much do aidat and utility bills cost for property in Alanya?

The aidat is set by the facilities: a complex with a pool and security charges €80–210 a month, a building without shared grounds €20–60. Electricity, water and internet are metered; the biggest bills come in summer for air conditioning, and the same units heat the flat in winter.

Is it better to buy a new build or a resale property in Alanya?

The resale market is the bulk of the town's supply, often furnished, with room to haggle and the tapu on the day of the deal. A new build brings instalments, a modern complex and a completion guarantee, but moving in comes 1–2 years later. For letting from the first season finished housing makes more sense; for price growth, a property under construction.

Can you buy property in Alanya in installments from the developer?

Yes, this is the usual way to buy in a complex under construction. The developer takes a deposit of 30–50% and splits the balance into equal interest-free payments until handover, usually over 1–3 years, issuing the tapu after the last payment.

Is it safe to live in Alanya?

Yes. Alanya is a resort town with police, tourist gendarmerie and security in the residential complexes. The streets and the promenade are lit and busy late into the night. The main everyday risks come not from people but from the climate: summer heat and rare but heavy winter downpours.

Who manages your property in Alanya if you rent it out?

Management companies and agencies: they find tenants, check them in, clean and sort out everyday matters. For short lets the company obtains the licence and takes a commission on income; for long-term lets it usually charges a fee for finding the tenant. The aidat and the shared areas of the complex are handled by the building's management company, chosen by the owners' meeting.

What are the risks of buying property in Alanya?

A neighbourhood closed for residence permits, a building without an iskan, the previous owner's aidat arrears, a ban on short lets in the complex, construction delays. Each is removed by a check before the deposit: the neighbourhood with the migration office, the iskan and arrears with the land registry and the management company.