Author: Luxury Estate Turkey
Viewed 489 times
05 June 2026
An important development has emerged for foreign property owners in Alanya and foreign nationals who want to live in Turkey with a legal residence permit. A new step has reportedly been taken for high-demand areas such as Mahmutlar, Kestel, Avsallar, and Kargicak, which have been closed to foreign residence permit applications for a long time. With a document signed on 2 June, it has paved the way for some neighbourhoods previously subject to residence permit restrictions to be reassessed.
This development has become an important topic to follow for foreigners planning to buy a property in Alanya, existing property owners, and people considering a long-term move to Turkey. Mahmutlar, Kestel, Avsallar, and Kargıcak have long been among the notable areas in the Alanya real estate market due to their foreign resident population, social life, and steady demand in the housing market.
To understand the significance of this current development, it is necessary to look back at the regulatory framework introduced in recent years. Turkey implemented a nationwide policy restricting new residence permit applications in specific neighbourhoods where the foreign resident population exceeded 20% of the total demographic register.
Due to their sustained popularity, seaside districts like Mahmutlar, Kestel, Avsallar, and Kargıcak quickly reached this statutory threshold. These areas have historically drawn strong international attention because of their well-developed infrastructure, accessibility to the beach, and modern residential developments. The high demand from foreign nationals naturally led to a temporary freeze on new residency applications, as the local population balance shifted ahead of other regions.
The fact that these specific districts hit the 20% quota so rapidly underscores their standing as the primary hubs for international property buyers in Alanya. The recent document signed on 2 June represents the first formal step toward reviewing these limits, indicating that the local authorities are reassessing the balance between structured urban growth and the ongoing interest from international real estate investors.
Important note: As of now, official orders and ministry instructions have not yet been sent to local migration offices. The full and verified list of areas where the new rules will apply, together with the final application procedure, has not yet been officially published.
Here is what is currently known from sector-level information regarding the recent developments:
Until the migration authorities issue formal announcements and the application system is updated, we strongly advise property owners and prospective investors to adhere to the current residence permit rules and avoid premature legal steps.
Our analysis and legal teams are closely tracking these developments. Following the official government announcement, we will publish a detailed, step-by-step guide, a comprehensive analysis of the new regulations, and the confirmed list of eligible districts.
Whether you need advice on navigating residence permit procedures, finding a qualifying property for residency, or reviewing your current investments, the advisory team at Luxury Estate Turkey is always happy to help.
For instant updates and breaking news, feel free to send us a message on WhatsApp. We would be delighted to add you to our priority announcement list so you never miss an important development.
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