Alanya Property Prices in 2026: Market Analysis by District and Layout

In brief: as of October 2026, a typical 1+1 apartment in Alanya is listed for €85,000, a 2+1 for €130,000, and a 3+1 for €190,000. The median price for all apartments is €117,000, or €1,310 per square meter. Avsallar and Mahmutlar offer the most affordable options, while the Alanya city center and the Cleopatra Beach area command the highest prices per square meter.

The figures below represent the medians based on the New Time Investment database (Trestate service): approximately 5,400 sales listings and about 970 rental listings across Alanya, with duplicate listings for the same property removed. This data snapshot was taken on October 25, 2026, with prices converted to Euros based on the Central Bank of Turkey exchange rates. Note that these are asking prices, not final transaction prices: the actual cost depends on the specific property and negotiations.

Prices by layout: all of Alanya

• 1+1 (approx. 55 m²) — €85,000, €1,455 per m²; rental — €550 per month.
• 2+1 (approx. 110 m²) — €130,000, €1,210 per m²; rental — €800 per month.
• 3+1 (approx. 150 m²) — €190,000, €1,213 per m²; rental — approx. €890 per month.
• 4+1 (approx. 215 m²) — €235,000, €1,114 per m²; rental — approx. €1,200 per month (limited rental listings available).

Price per square meter is higher in smaller apartments: 1+1 units are popular for both personal use and rental investments, which drives demand. You can find current listings in our selections: 1+1 apartments in Alanya, 2+1 apartments, and 3+1 apartments.

Prices by Alanya districts

For each district, we provide the median apartment price, price per square meter, prices by layout, and typical monthly rent. The numbers in parentheses indicate the volume of sales listings used for the calculation: the higher the number, the more reliable the figure.

Mahmutlar

• Median — €107,000, €1,250 per m² (2,093 listings — the largest market in Alanya).
• 1+1 — €80,000, 2+1 — €120,000, 3+1 — €180,000.
• Rent: 1+1 — €550, 2+1 — €750 per month.

Mahmutlar features complexes of varying ages, from buildings dating back to the 2000s to modern new developments near the sea, which results in the widest price range. Apartments in Mahmutlar.

Oba

• Median — €130,000, €1,400 per m² (631 listings).
• 1+1 — €85,000, 2+1 — €142,000, 3+1 — €210,000.
• Rent: 1+1 — €500, 2+1 — €800 per month.

Apartments in Oba.

Kargicak

• Median — €130,000, €1,491 per m² (521 listings).
• 1+1 — €88,000, 2+1 — €155,000, 3+1 — €255,000.
• Rent: 1+1 — €600, 2+1 — €750 per month.

Apartments in Kargicak.

Alanya Center

• Median — €142,500, €1,682 per m² (380 listings).
• 1+1 — €110,000, 2+1 — €140,000, 3+1 — €217,500.
• Rent: 1+1 — €650, 2+1 — €900 per month.

This district has the most expensive price per square meter among major areas. Focusing specifically on the Cleopatra Beach area: the median price is €140,000, with a 1+1 apartment costing about €2,100 per square meter (121 listings). Apartments in Alanya Center.

Kestel

• Median — €145,000, €1,383 per m² (338 listings).
• 1+1 — €92,000, 2+1 — €149,500, 3+1 — €232,500.
• Rent: 1+1 — €550, 2+1 — €800 per month.

Apartments in Kestel.

Tosmur

• Median — €140,000, €1,318 per m² (180 listings).
• 1+1 — €95,000, 2+1 — €143,500, 3+1 — €178,000.
• Rent: 1+1 — €700, 2+1 — approx. €760 per month.

Apartments in Tosmur.

Cikcilli

• Median — €145,000, €1,329 per m² (168 listings).
• 1+1 — €113,000, 2+1 — €145,000, 3+1 — €190,000.
• Rent: 1+1 and 2+1 — approx. €600 per month.

Avsallar

• Median — €78,000, €1,200 per m² (299 listings).
• 1+1 — €65,000, 2+1 — €105,000.
• Rent: 1+1 — €450, 2+1 — €600 per month.

The most affordable among the popular districts. Apartments in Avsallar.

Why price per square meter doesn't tell the whole story

District medians aggregate a wide variety of properties. Within a single district, the price is heavily influenced by:

• Age and class of the complex — new builds with pools, spas, and security are significantly more expensive than buildings constructed twenty years ago;
• Distance to the sea — beachfront locations and proximity within 200–300 meters command the highest premium;
• Floor level and view — higher floors with sea views are more expensive than similar units facing the courtyard;
• Furniture, appliances, and renovation condition;
• Documents — whether the property has an İskan (habitation certificate) and Tapu (Title Deed) for full ownership (kat mülkiyeti).

Therefore, an apartment in a modern complex near the sea can cost 50% more than the district median and still be perfectly priced for its category. It is more accurate to compare properties with similar units in the same or neighboring complexes — this is how we evaluate properties when creating shortlists for our clients.

Rental Yield

If you divide the typical annual rent by the typical price, 1+1 apartments offer an annual return of approximately 7–9% before expenses: in Mahmutlar and Kargicak it is about 8%, in Tosmur about 9%, and in Oba, Kestel, and the Center about 7%. Yields are lower for larger layouts as rents grow more slowly than property prices. From these figures, you should subtract maintenance costs (aidat), property taxes, utility bills during vacancies, furniture updates, and periods without tenants.

Additional costs beyond the apartment price

• Tapu state fee — 4% of the value stated in the transaction. By law, this is shared equally between the buyer and seller, though in practice, it is often covered entirely by the buyer — this should be negotiated before paying the deposit.
• Appraisal report (ekspertiz raporu), which is required for foreigners to receive the Tapu, and the mandatory earthquake insurance (DASK).
• Sworn translator and notary fees, if the buyer does not speak Turkish or needs to issue a power of attorney.

For a step-by-step transaction guide, see our article on buying real estate in Turkey. What to check in the documents — Tapu and İskan. Monthly ownership expenses — aidat. If you are looking for an apartment to obtain a residence permit (ikamet izni), please view our selection of properties suitable for residency.

How to use these numbers

The median is a benchmark for checking your budget and the area, not a fixed price for a specific apartment. Current listings with exact pricing and cost per square meter can be found in our catalog of apartments for sale in Alanya. To determine if a specific apartment is priced fairly, send the details to your New Time Investment manager: we will compare it with similar listings in the same and nearby complexes.

Figures in this article are current as of October 25, 2026.