Alanya is one of the Turkish coast's busiest markets for foreign buyers. In August 2026, Antalya province was the second-largest market in Turkey for home sales to foreigners after Istanbul, with 599 sales — and Alanya accounts for a large part of that demand.
Prices inside Alanya vary enormously. The same two-bedroom flat can cost twice as much in Kargıcak as in Demirtaş, and villas range from around USD 110,000 to several million. This guide pulls together the latest figures for autumn 2026: average prices, prices by district, how the market has moved, rental yields and how to avoid overpaying.
All dollar and euro amounts are converted at the 1 October 2026 rates: USD 1 = TRY 49.04 and EUR 1 = TRY 55.70.
Alanya property prices at a glance (autumn 2026)
- Average asking price for an apartment: around TRY 5.85 million — roughly USD 119,000 / EUR 105,000 (Emlakjet, October 2026).
- Average asking price per m²: TRY 63,046 — about USD 1,290 / EUR 1,130 per m².
- Market valuation per m² (Endeksa, June 2026): TRY 59,938, up 22% year on year.
- Cheapest entry point: apartments from about TRY 1.9 million (USD 38,000) — small, older units away from the sea.
- Villas: average TRY 17.4 million (about USD 354,000), ranging from TRY 5.45 million to TRY 220 million.
- Long-term rental yield: around 5% gross a year.
Where the numbers come from
We use three independent sources, and each measures something slightly different:
- Emlakjet — average asking prices in listings. Final sale prices are usually lower after negotiation.
- Endeksa — valuation-based market prices, typically a little below asking prices.
- The Central Bank of Turkey (TCMB) and TurkStat (TÜİK) — the national house price index and official transaction data. They do not publish Alanya-only prices but show the overall trend.
So if one source says TRY 60,000 per m² and another says 63,000, both are right. Work with ranges, not a single number.
Apartment prices in Alanya by district
Average asking prices for apartments in Alanya's main districts, Emlakjet data for September–October 2026:
| District | TRY per m² | USD per m² | 12-month change (m²) | Average apartment |
|---|---|---|---|---|
| Kargıcak | 73,129 | ~1,490 | +29.1% | ~USD 209,000 |
| Kestel | 70,037 | ~1,430 | +8.0% | ~USD 146,000 |
| Saray (Cleopatra) | 68,502 | ~1,400 | +8.3% | ~USD 129,000 |
| Oba | 67,132 | ~1,370 | +14.8% | ~USD 138,000 |
| Güller Pınarı | 67,122 | ~1,370 | +15.0% | ~USD 140,000 |
| Cikcilli | 65,391 | ~1,330 | +22.1% | ~USD 139,000 |
| Konaklı | 61,212 | ~1,250 | +16.2% | ~USD 137,000 |
| Tosmur | 60,579 | ~1,240 | +6.5% | ~USD 146,000 |
| Mahmutlar | 59,485 | ~1,210 | +17.8% | ~USD 126,000 |
| Avsallar | 58,389 | ~1,190 | +17.8% | ~USD 90,000 |
| Demirtaş | 48,728 | ~990 | +11.5% | ~USD 97,000 |
| Alanya average | 63,046 | ~1,290 | +18.2% | ~USD 119,000 |
What the table tells you:
Kargıcak is the most expensive district for apartments. Its hillside developments with sea views push both the price per metre and the average property price to the top, and it also posted the fastest growth: +29% in a year. More in our Kargıcak district guide.
Kestel, Cleopatra, Oba and Güller Pınarı form the established upper-middle market. These are mature neighbourhoods with schools, shops and beaches. In Kestel and Cleopatra prices rose only about 8% in lira — below inflation — a sign that the market there has matured. See Kestel and Oba.
Mahmutlar is the biggest market by volume. With around 645 apartments listed at any time, it has more choice than anywhere else, from older flats at TRY 2 million to brand-new luxury complexes. See Mahmutlar.
Avsallar and Demirtaş are the most affordable. The average apartment costs under USD 100,000 — a good fit if you value price and quiet over being close to central Alanya. See Avsallar and Demirtaş.
Tosmur and Cikcilli are quieter districts close to the centre. Cikcilli was one of the year's top performers at +22%. See Tosmur and Cikcilli.
According to Endeksa's May 2026 data, the fastest-rising neighbourhoods over 12 months were Bektaş (+60%), Şekerhane (+49%), İncekum (+49%) and Cumhuriyet (+47%). Bektaş, in the hills above town, is one of Alanya's key areas for villas and view apartments — see Bektaş.
Villa prices in Alanya
The villa market is small and very varied. On 1 October 2026 Emlakjet listed 313 villas for sale in Alanya:
- average price TRY 17.4 million (about USD 354,000 / EUR 312,000);
- average TRY 76,497 per m² (about USD 1,560), up 18% in a year;
- entry level from TRY 5.45 million (about USD 111,000) — usually townhouses or village villas further from the sea;
- top end TRY 220 million (about USD 4.5 million) for standalone villas with private plots.
The main villa areas are Bektaş, Tepe, Kargıcak and Kestel, plus the hills above Mahmutlar and Konaklı. For villas, sea views, plot size, privacy and build year move the price far more than they do for apartments.
Price trends: lira versus dollars
In lira, Alanya prices rose 18–23% over the year, depending on the source. That headline needs context:
- according to the Central Bank index, Turkish house prices rose 25% in nominal terms in the year to July 2026 but fell 5.1% in real terms — the ninth month in a row of real-terms decline;
- the lira weakened from 41.59 to 49.04 per dollar over the same twelve months, a drop of almost 18%;
- measured in dollars, Alanya prices were roughly flat over the year, somewhere between 0% and +4%.
For buyers with dollars, euros or pounds, that is good news. After the sharp rises of 2021–2023, the market has steadied, and there is room to compare and negotiate without fearing that prices will jump next month. Endeksa also places Alanya among the slowest-growing districts in Antalya province in 2026.
Prices and the Turkish residence permit
If you plan to get a residence permit through property, keep the threshold in mind: a home bought after 16 October 2023 must be valued at USD 200,000 or more by a licensed appraiser. The average Alanya apartment, at around USD 119,000, falls short.
Properties that typically qualify:
- larger 3- and 4-bedroom apartments in Kestel, Oba, Cleopatra and Tosmur;
- new luxury complexes in Kargıcak and Mahmutlar;
- most villas.
The neighbourhood must also be open to foreigner registration. All the conditions are explained on our residence permit through property page. Citizenship by investment requires USD 400,000 or more — see Turkish citizenship by investment.
Rental income and yields
The average long-term rent for an apartment in Alanya is about TRY 26,300 a month (around USD 540), up 26% over the year. Against average prices, that is a gross yield of around 5%, or roughly 20 years to recoup the price.
By district:
- above average: Avsallar (5.8%), Demirtaş (5.5%), Oba (5.5%), Tosmur (5.4%), Mahmutlar (5.3%);
- below average: Kargıcak (4.8%), Cleopatra (4.5%), Konaklı (3.7%).
In the premium districts you are paying for location and views rather than rental income. If yield is your main goal, look at Oba, Avsallar and Mahmutlar. Holiday lets can earn more in season, but they need a short-term rental licence, and the rules have been tighter since 2024.
Costs on top of the purchase price
Budget for:
- title deed transfer tax (tapu harcı) — 4% of the value declared on the deed. By law it is split equally between buyer and seller, but in practice the split is negotiated in each deal;
- land registry service fee (döner sermaye) — about TRY 6,700 in 2026;
- an SPK-licensed valuation report, mandatory for foreign buyers;
- a sworn translator, compulsory earthquake insurance (DASK) and utility connections;
- monthly site fees (aidat) — from minimal in simple buildings to significant in complexes with pools, security and gyms.
How to avoid overpaying in Alanya
- Compare price per square metre, not total price. USD 150,000 can be a bargain in Kestel and expensive in Avsallar.
- Remember that listing prices are what sellers hope for. Negotiation is normal in Alanya, especially on resale homes and in the low season.
- Check the paperwork: the type of title (kat mülkiyeti or kat irtifakı), the occupancy permit (iskan), unpaid aidat and any encumbrances.
- Look at the build year. Buildings from after 2000 follow much stricter earthquake standards.
- Do not buy from photos alone. Noise, views, floor level and the real walking distance to the beach often differ from the advert.
We guide buyers from the first shortlist to the title deed and check every property before the deal. Browse current listings in our Alanya property catalogue.
FAQ: Alanya property prices
How much does an apartment in Alanya cost in 2026? The average asking price is around TRY 5.85 million (about USD 119,000). Small resale apartments start at about TRY 1.9 million (USD 38,000), while new apartments in premium complexes cost USD 200,000–500,000 and more.
What is the price per square metre in Alanya? On average TRY 59,000–63,000, or about USD 1,220–1,290 per m². Kargıcak is the most expensive main district (about USD 1,490 per m²) and Demirtaş the cheapest (about USD 990).
Where are the cheapest apartments in Alanya? Among the main districts, in Demirtaş and Avsallar, where the average apartment costs under USD 100,000.
Are property prices in Alanya still rising? In lira, yes — by 18–23% a year. In dollars, prices were roughly flat over the past year, and adjusted for inflation Turkish house prices are falling.
What rental yield can I expect in Alanya? Around 5% gross for long-term lets. Avsallar, Oba and Mahmutlar yield the most; premium districts such as Kargıcak and Konaklı yield less.
How much does a villa in Alanya cost? On average about TRY 17.4 million (around USD 354,000). Entry-level villas start from TRY 5.45 million (about USD 111,000) and premium villas reach USD 4.5 million.
Is an average apartment enough for a Turkish residence permit? No. Property bought after 16 October 2023 must be worth at least USD 200,000, while the average Alanya apartment costs around USD 119,000.
Sources: Emlakjet listing statistics for Alanya and its districts (September–October 2026); Endeksa Antalya housing reports (May and June 2026, via Yeni Alanya); Central Bank of the Republic of Turkey house price index (July 2026); TurkStat sales to foreigners (August 2026); exchange rates of 1 October 2026. Updated quarterly. Figures are for guidance only and do not constitute an offer.
