Property in Avsallar

Avsallar, Alanya: Pine Forest, Sand and Rental Income

Avsallar is the odd one out among the districts we cover. The others lie east of Alanya centre; Avsallar is about 25 km to the west, roughly halfway to Antalya. It is less town and more resort: pine forest runs almost down to the water, and neighbouring Incekum Beach is one of the best sandy beaches on this coast. Avsallar had 16,946 residents at the end of 2025 (TÜİK), and the population swells every summer with apartment owners and holidaymakers.

For investors, Avsallar has one standout number. According to Emlakjet, its long-term rental yield is the highest of all the districts on our site, at about 5.9% gross.

Avsallar at a glance (October 2026)

Emlakjet data, August to October 2026. Euro amounts use about 55.3 TL per €1.

Why people come: Incekum and the pines

Incekum Beach sits on the border of Avsallar and the neighbouring Incekum quarter. The sand is fine and the water stays shallow for a long way, which makes it popular with families with small children. Behind the beach is a pine forest with the İncekum Orman Kampı campsite. On hot days the shade under the pines is noticeably cooler than the concrete streets.

Avsallar is also a good base for trips west, to the ancient town and castle of Alara, Manavgat and Side. It is closer to Antalya Airport than any other Alanya district.

What is for sale

Avsallar was built as a holiday resort, so most apartments are small. The average apartment on sale costs about 4.1–4.2 million TL, the lowest entry price of any district on our site. A typical property is a 40–65 m² one-bedroom in a complex with a pool, sauna and gym.

Sample 2026 listings:

• a 38 m² one-bedroom: 2.85 million TL;
• a furnished 65 m² one-bedroom in a full-facility complex: 3.25 million TL, with a monthly service charge (aidat) of 2,900 TL;
• a furnished one-bedroom in Crown City: 4.85 million TL;
• a 110 m² two-bedroom in Orion Resort or Orion Garden: 7.15–7.3 million TL.

Orion Resort and Orion Garden are well known in the area as full-facility resort complexes. Complexes like these are easy to rent out, but their service charges are high and should be built into any yield calculation.

Schools

Avsallar has its own state schools:

• primary: Avsallar Halıcı Orhan İlkokulu (about 360 pupils), Avsallar İlkokulu, Alaaddin Keykubat İlkokulu and Avsallar Kadir Hacıkadiroğlu İlkokulu;
• middle: Avsallar Halıcı Orhan Ortaokulu, Avsallar Ortaokulu and Avsallar İmam Hatip Ortaokulu;
• high school: Avsallar Recep Karaca Çok Programlı Lisesi;
• the state kindergarten Avsallar Ayhan Şahenk Anaokulu.

There are no private or international schools in the district. The nearest are in Oba and Alanya centre, 30–40 minutes by car, which is a real drawback for families who need a foreign curriculum.

Everyday life

Supermarkets, pharmacies, cafés and restaurants line the D-400. On Saturdays the İncekum Cumartesi Halk Pazarı market sets up in neighbouring Incekum. Out of season, life slows down a lot: some cafés close and many apartments stand empty. The main hospital and government offices are in Alanya centre.

Property prices (October 2026)

The average asking price is 57,300 TL per m², about €1,035, up 17.8% over the year.

The neighbouring Incekum quarter, closer to the beach itself, is more expensive at about 71,700 TL per m² and rose almost 35% over the year.

Rental returns

Long-term rents in Avsallar are lower than in the east, averaging 17,500–19,500 TL a month. But apartments are smaller and cheaper, so the yield is the highest on our list: about 5.9% gross with a payback of around 17 years. Per square metre, rent here (about 280 TL) is on a par with much pricier districts.

Most demand comes in summer from European and Russian holidaymakers looking for a sandy beach and quiet. Short-term letting requires a permit from the Ministry of Culture and Tourism.

Residence permits

In July 2022 Avsallar was closed to new residence permit applications, together with Mahmutlar, Kestel and Kargıcak. In June 2026 it was reopened for applications through e-İkamet. We check the status on the date of purchase.

Who Avsallar suits

Investors with a smaller budget who want a resort apartment to rent out. Summer residents who value sand and pine forest. Buyers who want to be closer to Antalya Airport.

For year-round life with a hospital and private schools nearby, Oba is a better choice. For more choice and town amenities by the sea, look at Mahmutlar.

Frequently asked questions about Avsallar

How much does an apartment in Avsallar cost? As of October 2026, the average asking price is 57,300 TL per m² (about €1,035), and an average apartment costs about 4.1–4.2 million TL. Small one-bedrooms start from 2.85 million TL.

What rental yield can I expect in Avsallar? About 5.9% gross on a long-term let, with a payback of around 17 years. That is the highest among Alanya's popular districts.

How far is Avsallar from Alanya centre? About 25 km, 25–30 minutes by car on the D-400.

How far is Avsallar from Antalya Airport? About 100 km, around 1 hour 20 minutes.

Can I get a residence permit if I buy in Avsallar? Yes. Since June 2026, Avsallar accepts residence permit applications again through e-İkamet.

Are there private schools in Avsallar? No, only state schools. Private colleges are in Oba and Alanya centre, 30–40 minutes away.