The eastern coastline of Alanya — stretching from Oba to Kargicak — has become the most sought-after area among international property investors. Mahmutlar, Oba, and Kargicak neighborhoods line the seafront in close succession, yet they differ significantly in entry price points, building density, and target buyer profiles. Let's explore which neighborhood suits rental investment, which is better for permanent residence, and which offers the strongest resale potential in a few years' time.
This article is written for readers who have already set their budget and decided on the eastern coastline but are unsure which neighborhood aligns best with their goals. We're not making promises about returns or price appreciation here — the market is cyclical, and your decision should be based on concrete project conditions rather than market speculation.
Mahmutlar: The Most Active Neighborhood and Most Budget-Friendly Option
Mahmutlar is the largest residential neighborhood in eastern Alanya, home to a diverse international community including residents from Central Europe, Scandinavia, and the Middle East. This is where budget and mid-range new projects are most concentrated; the infrastructure is entirely geared toward permanent living: supermarkets, pharmacies, international schools and kindergartens, weekly open-air markets — everything for daily life is here. Apartment complexes are typically 5–15 minutes' walk from the sea, with beach access spanning nearly the entire neighborhood.
Due to dense construction and aging buildings, entry prices here are lower than in Oba or Kargicak. A 1+1 apartment in a pool-equipped complex starts around 55,000–70,000 EUR; a similar unit in Oba commands higher prices. The secondary market also offers studio and small apartments in non-pooled buildings — a practical option for long-term rentals to service sector workers.
Who Is Mahmutlar For?
This neighborhood appeals to first-time foreign property investors working with a limited budget or planning to spend much of the year here. Dense construction can mean parking challenges and noise during peak summer tourism — something to consider carefully when choosing a complex.
- Wide range of new projects with developer financing options, including interest-free installment plans
- Well-developed multilingual service infrastructure — from dental care to private schools
- Lower entry threshold compared to neighboring districts
- Intense competition among landlords during summer drives short-term rental prices down
If your goal is to keep the entry budget minimal while accessing solid infrastructure, Mahmutlar remains the most practical choice among eastern neighborhoods.
Oba: Balance Between Price, Status, and Central Access
Oba sits between Mahmutlar and central Alanya, and the ring road passing through it offers excellent transport connectivity — Cleopatra Beach and the old town are just 10–15 minutes by car. Building styles here are more varied: older villas owned by Turkish families, mid-rise residential complexes, and a few premium seafront projects coexist. Although Oba's beach frontage is shorter than neighboring areas, the neighborhood remains quieter during summer and draws fewer tourists.
Apartment prices in Oba run approximately 10–20% higher than comparable units in Mahmutlar for the same size and segment. This premium reflects proximity to the city center, better transport links, and a more tranquil social environment — permanent residents outnumber tourists here. Villas on the hillsides around Oba appeal to buyers seeking privacy without straying too far from urban amenities.
Oba's Rental Potential
Long-term rentals are in strong demand here among company employees and families working year-round in Alanya, drawn by Oba's peaceful atmosphere and location. Short-term tourist rental rates are more moderate than in the center, yet proximity to beaches and nightlife ensures stable occupancy during high season.
- Easy access to the city center and the ring road toward Gazipasa
- Quieter social environment, insulated from overwhelming tourist crowds
- Choice between apartment complexes and hillside villas
- Shorter beach frontage compared to Mahmutlar or Kargicak
Oba suits those willing to pay slightly more for location and tranquility without sacrificing access to urban conveniences.
Kargicak: Premium Segment and Waterfront Villas
Kargicak is the newest and least densely built of the three neighborhoods, located east of Oba along the road toward Gazipasa. The focus here is on upper-segment new complexes and exclusive villas with private pools; building density is notably lower than Mahmutlar. Even at peak season, Kargicak's beaches remain less crowded, attracting buyers prioritizing privacy and lifestyle quality over proximity to entertainment.
Entry prices in Kargicak are higher than the other two neighborhoods: premium-segment new projects start 1+1 apartments around 90,000–110,000 EUR, while villas with private gardens are priced from several hundred thousand EUR depending on size and sea proximity. Villa purchases here are typically viewed as personal lifestyle choices — with seasonal rental options — rather than bulk rental investments.
Transport Advantage and Development Potential
Kargicak stands out for its proximity to Gazipasa Airport — the drive is well under 40 minutes, a major advantage for frequent fliers. Infrastructure is developing alongside construction: new supermarkets and cafes are opening, though service density doesn't yet match Mahmutlar levels, so many residents still commute to neighboring areas or the city center for daily needs.
- Low building density and quieter beaches
- Proximity to Gazipasa Airport compared to central and western neighborhoods
- Premium segment dominates: new pooled complexes and villas
- Less developed day-to-day infrastructure than Mahmutlar
Kargicak represents an investment in quality of life and the area's development potential, rather than a strategy for quick rental income from tourist turnover.
How to Choose a Neighborhood Based on Your Goals
Before buying, define your objective honestly: short-term summer rentals, long-term rentals to local residents, permanent residence, or a holiday villa for a few weeks annually. Your priority shifts depending on this goal — is Mahmutlar's low entry price and developed infrastructure most important, the price-location balance in Oba, or Kargicak's privacy and premium status? Also factor in Turkey's market seasonality: summer sees higher rental rates and seller activity; winter offers calmer conditions for price negotiation.
It's also worth checking the title deed (Tapu) status of your target property, monthly maintenance fees (aidat) for the complex, and payment terms from the developer if it's a new project. These details significantly affect your total cost of ownership and can vary widely even within the same neighborhood. Based on transactions we've seen, the aidat difference between a basic complex and one with pools, fitness facilities, and 24-hour security can be substantial — factor this in early.
Questions to Ask Your Agent Before Deciding
Before viewing projects, get a current listing for your target neighborhoods and compare by price per square meter, distance to sea, and complex amenities. Your agent can also update you on current residence permit (ikamet izni) conditions for foreign property buyers — regulations change periodically, so verify what's valid on your transaction date.
- The current price per square meter for the specific complex, rather than the regional average
- The amount of monthly maintenance fee (aidat) and what is included in it
- Installment terms and payment plans offered by the developer
- The TAPU status of the project — whether the title deed is ready or will be issued upon completion of construction
Comparing neighborhoods is only the first step; the final decision is usually made after personally visiting several projects in different locations.
Conclusion
Mahmutlar is suitable for permanent living with a budget-friendly entry and a well-developed international infrastructure; Oba appeals to those looking for a balance between price and proximity to the center; while Kargıcak is aimed at buyers ready to pay for privacy and premium quality. There is no one-size-fits-all answer to "which neighborhood is better" — the choice depends on your budget, goals, and lifestyle preferences. You can view current listings in all three neighborhoods in our real estate catalog; if you would like professional advice on a specific project or transaction terms, feel free to contact our experts directly at NewTime Investment or browse the frequently asked questions section on our website.