Alanya Districts: Where to Buy Property in 2026

About the city

Alanya Districts: How to Choose Where to Buy

Alanya stretches along nearly 70 km of coast, and its districts differ far more than holiday photos suggest. One has high-rise complexes with pools and multilingual shop signs; the next has five-storey buildings by an empty beach; on the hill above town there are villas looking straight at the castle. Prices per square metre vary by almost a factor of two between them. This page compares the ten districts where most buyers end up, with figures as of October 2026, and answers the main question: which district suits which buyer.

Alanya at a glance (October 2026)

Indicator	Value
Population	371,547 (TÜİK, end of 2025), up 9,674 in a year
Average asking price per m²	58,717 TL (about €1,060), +23.2% year on year
Average apartment price	6.4 million TL (about €116,000)
Average long-term rent	25,374 TL a month (about €460), +29.1% year on year
Long-term rental yield	about 5% gross, payback about 20 years
Gazipaşa-Alanya Airport (GZP)	about 40 km from the centre
Antalya Airport (AYT)	about 120 km from the centre

Prices from Emlakjet, population from TÜİK. Euro amounts use about 55.3 TL per €1.

Districts compared

District	Best for	To the centre	Price per m², TL	12-month change
Bektaş	villas with panoramic views	2 km	114,600	+46.7%
Tepe	villas above the city	2 km	80,100	−14.9%
Kargıcak	premium homes with sea views	16 km	73,100	+29.1%
Kestel	families by the sea	8 km	70,037	+8.0%
Oba	year-round living	3–5 km	65,800	+14.2%
Cikcilli	sea and castle views	3–5 km	65,400	+22.1%
Alanya centre	car-free living	0 km	52,100–114,500	varies by area
Tosmur	families with children	6 km	60,600	+6.5%
Mahmutlar	living and renting out	12 km	59,485	+17.8%
Avsallar	holiday rentals	25 km west	57,300	+17.8%

Five questions to narrow it down

1. Will you live here or rent it out? For year-round living you need a hospital, schools and shops that stay open in winter: Oba, Tosmur and the centre. For holiday rentals, a beach and a complex with a pool matter more: Mahmutlar, Avsallar and the streets around Cleopatra Beach.

2. Will you have a car? Car-free living really works only in the centre, Oba and Mahmutlar. In Tepe, Bektaş and the upper part of Kargıcak a car is essential.

3. Beach on the doorstep or a view from above? For a short walk to the beach, look at Mahmutlar, Kestel, Obagöl and the centre. For a panoramic view, Cikcilli, Tepe and Bektaş.

4. Apartment or villa? Villas are mostly bought in Bektaş, Tepe and Kargıcak. Apartments are everywhere, but Mahmutlar has the widest choice, with nearly 650 listings.

5. What is your budget? The lowest entry point is in Avsallar, where the average apartment costs about 4.1 million TL, and in Mahmutlar. The highest is Bektaş, where villas start at around 13–14 million TL.

Where rental yields are highest

District	Long-term gross yield
Avsallar	about 5.9%
Tosmur	5.4–5.6%
Mahmutlar	about 5.3%
Oba	about 5.2%
Kestel	about 5.0%
Kargıcak	about 4.8%
Centre (Saray)	about 4.8%

These are Emlakjet's average gross figures for long-term lets, before tax and service charges. Holiday letting can earn more but needs a permit from the Ministry of Culture and Tourism and active management.

Who buys in Alanya

Alanya is still the leading destination for foreign buyers on the Turkish coast. According to TÜİK, Russian citizens bought 26,834 homes here between January 2013 and July 2026, more than in any other district in Turkey. In 2025 Antalya province ranked second nationally for sales to foreigners, with 7,118 transactions, behind only Istanbul, and it holds that position in 2026. Ukrainian, Iranian and German buyers also make up a noticeable share.

At the same time, Turkey's overall market for sales to foreigners is shrinking: it fell 15.1% year on year in January–May 2026. For buyers, that means more resale choice and more room to negotiate.

Residence permits and citizenship

Residence permits. From July 2022, Mahmutlar, Kestel, Kargıcak and Avsallar were closed to new residence permit applications because of the high share of foreign residents. They were reopened in June 2026. The other districts on our list were never closed. We check the status on the date of every purchase.

Citizenship. To qualify for Turkish citizenship through property, you must buy real estate worth at least $400,000, have the value confirmed by a licensed appraiser, and keep the property for three years. In Alanya, citizenship buyers mostly look at villas in Bektaş, Tepe and Kargıcak.

Frequently asked questions

Which district of Alanya is best for buying an apartment? It depends on your goal. For year-round living, buyers usually choose Oba and Tosmur; for holiday rentals, Mahmutlar and Avsallar; for car-free living, the centre.

How much does an apartment in Alanya cost in 2026? As of October 2026, the average asking price across Alanya is 58,717 TL per m², and the average apartment costs about 6.4 million TL (about €116,000).

What is the most expensive district in Alanya? Bektaş, at about 114,600 TL per m², up 46.7% in a year.

Where are rental yields highest in Alanya? In Avsallar (about 5.9%) and Tosmur (5.4–5.6%) for long-term lets.

Can foreigners get a residence permit in any Alanya district? As of October 2026, yes: the districts closed in 2022 were reopened in June 2026.

How much do I need to invest in property for Turkish citizenship? At least $400,000, confirmed by a licensed valuation, with a commitment not to sell for three years.