Author: Luxury Estate Turkey
Viewed 57 times
10 July 2025
Alanya is more than just a beach resort. In recent years, it has evolved into a dynamic, fast-growing city that attracts foreign residents from across Europe and the CIS. Many families no longer come just for summer holidays — they choose Alanya for full-time living.
In this guide, we explore the most popular areas of Alanya — where to live, invest, or buy a holiday home — based on your needs and goals.
Before buying real estate in Alanya, it’s important to define your priorities. Each area offers a different pace of life, type of environment, and long-term potential. To make the right decision, consider three key factors: your lifestyle and infrastructure needs, investment goals, and the type of property you’re looking for.
The first step is deciding how you want to live. Do you prefer a lively, urban atmosphere with restaurants and nightlife? Or do you dream of a quieter setting surrounded by nature? Some neighborhoods have full amenities — shopping malls, hospitals, schools — while others offer only basic amenities like local markets and cafés.
If you have children, look for areas with kindergartens, schools, and parks. Also consider access to quality healthcare. Choose a region where your daily routine will be comfortable and where your surroundings match your lifestyle.
If you're buying with investment in mind, it's essential to evaluate the future value and rental potential of each area. Tourist-friendly neighborhoods near popular beaches — like Cleopatra Beach or the city center — offer high demand for short-term holiday rentals. These areas allow you to generate solid income during the season but come with higher property prices and more seasonal fluctuations.
On the other hand, developing neighborhoods such as Kargıcak or the more remote Avsallar offer long-term potential. Here, new projects are still being built, and prices may rise over time — ideal if you’re aiming for resale profit in a few years. Investors should also pay attention to urban planning and density: some areas are nearly built out, while others — like Avsallar or hillside zones — still offer room for growth and future development.
Each part of Alanya has its own real estate profile, which also influences your decision. Some areas are dominated by high-rise residential complexes with shared facilities like pools and gyms, while others are home to low-rise boutique developments or private villas.
Property age also varies. The city center and Cleopatra Beach area are older, with many resale apartments. In contrast, neighborhoods to the east — like Mahmutlar, Kestel, and Kargıcak — are filled with new developments and ongoing construction.
Location and Accessibility
Alanya’s city center is the heart of the city, built around the historic peninsula with the castle and stretching along both Keykubat and Cleopatra beaches. All major landmarks are within walking distance — the harbor, old port, and cable car to the castle. Many buildings are just steps from the sea. Public transport is excellent: central streets link all neighborhoods, and every major bus route passes through the center, offering easy access to both Gazipaşa Airport and Antalya. During the high season, drivers may face traffic and limited parking, but living here without a car is easy — everything is nearby.
Buyer Profile
The center is ideal for those who enjoy a lively urban environment and want to be close to beaches, shops, and entertainment. It suits buyers who value historic charm and daily access to Alanya’s cultural life. The area is also attractive to investors: apartments here are in demand year-round among tourists. However, it may be too busy for families with small children or those seeking a quieter setting.
Infrastructure and Lifestyle
This region brings together everything Alanya is known for — top restaurants, bars, souvenir shops, chain stores, markets, and nightlife. Schools, banks, and clinics are present, though the focus here is on tourism and leisure. The area stays active all day: from beachgoers and café crowds by day to bars and live shows by night. Historical sites like the Red Tower, castle, shipyard, and Damlataş Cave define the area’s unique character.
Real Estate and Prices
Most properties in the city center are resale apartments in buildings 10–20 years old, often compact due to high land prices. New developments are rare, typically small-scale replacements of older stock. Prices are the highest in Alanya, especially for properties near Cleopatra Beach or with sea or castle views. Still, demand remains strong, and the market is highly liquid. Buyers should carefully evaluate building age and condition. Apartments here rent well — both short-term to tourists and long-term to winter residents — and are ideal for anyone seeking a central home by the sea.
Location and Accessibility
Oba is a prestigious residential area that borders the eastern edge of Alanya’s center. It lies just 8–9 kilometers from the historic core, roughly a 10-minute drive. Stretching several kilometers along the coast, Oba blends the advantages of city living with a calmer, greener setting. The Mediterranean lies to the south with around 4 km of well-maintained beaches, while to the east it borders Tosmur, and to the north — the Taurus Mountains. The coastal highway D400 runs through the region, ensuring excellent public transport connections to the city center, Gazipaşa Airport, and beyond.
Buyer Profile
Oba is one of the top choices for permanent living among expats and families. It’s a classic “family neighborhood,” offering a quiet, residential feel while still being close to the city. Schools, including private colleges, kindergartens, and green parks make it especially attractive for those relocating with children. For investors, Oba offers stable property values and high demand for quality housing.
Infrastructure and Lifestyle
Oba is known for its well-developed, resident-focused infrastructure. The region is home to the Metro hypermarket and major supermarket chains like Migros and Carrefour. The Alanyum shopping and entertainment mall sits near the border with Cikcilli. A weekly farmers’ market takes place every Monday. The area is also one of Alanya’s greenest: in addition to the palm-lined promenade, many parks, playgrounds, and even orange groves remain intact within the residential zones.
Real Estate and Prices
Oba offers a mix of modern apartment complexes and low-rise residential buildings. Height restrictions are in place, so most buildings are no taller than five stories. The lower (coastal) part of Oba is already quite densely developed, with a mix of hotels and vacation homes. In contrast, Upper Oba — closer to the mountains — is still growing, with new projects offering in-house amenities. Prices in Oba are above the city average, reflecting the area’s prestige. Spacious layouts, high-quality finishes, and new developments attract affluent buyers and contribute to a consistently strong market.
Location and Accessibility
Mahmutlar is Alanya’s largest suburban region, located about 13 kilometers east of the city center. It borders Kestel to the west and Kargıcak to the east, stretching for several kilometers along the coast. You can reach Mahmutlar from the center in 15–20 minutes by car or public bus, with routes running frequently along the main highway. Within the area, transport is also well-organized, with the main streets — Atatürk, Barbaros, and the coastal boulevard — forming parallel routes served by buses and taxis.
Buyer Profile
Mahmutlar is one of the most international and active neighborhoods in Alanya. Roughly a third of its residents are foreigners, making it especially comfortable for expats in terms of language and services. It’s a strong choice for those planning permanent relocation and wanting to join an established, multicultural community.
Infrastructure and Lifestyle
Mahmutlar is a fully self-sufficient area with year-round amenities. It offers large supermarkets (Migros, Şok, BIM), local grocers, bakeries, and weekly markets on Tuesdays and Saturdays. Residents also benefit from local banks, a post office, private medical clinics, and a public health center. Families will find several schools and kindergartens, including Russian-speaking groups. The area has a wide variety of cafés, restaurants (Turkish and international), pastry shops, bars, and even nightclubs. A landscaped promenade with palm trees, benches, and outdoor fitness areas runs along the coast.
Real Estate and Prices
Over the past 10–15 years, Mahmutlar has seen a boom in new construction, with many large residential complexes offering pools, spas, gyms, and on-site services — made possible by available land and favorable zoning for high-rises. Housing options range from affordable studios and 1+1 apartments to spacious penthouses with sea views. Prices are lower here than in the city center or Oba for comparable space, which drives strong demand. Real estate in Mahmutlar is known for its liquidity: properties are easy to rent or sell. However, the region’s popularity has led to high density, making it crowded and lively during the tourist season.
Location and Accessibility
Kestel is a quiet, low-rise coastal area located about 9 kilometers east of Alanya’s center, just beyond Tosmur. To the north, it is framed by the green slopes of the Taurus Mountains; to the south, it borders the Mediterranean, with roughly 2 kilometers of coastline. The D400 highway runs directly through Kestel, offering easy access by car or bus — it takes just 10–15 minutes to reach the city center. The region itself is compact and walkable, with many residents using bicycles.
Buyer Profile
Kestel appeals to those seeking a peaceful lifestyle close to nature. It is intentionally developing as an upscale, low-density residential area, free of large hotels and noisy nightlife. It’s well suited for families with children as well as buyers looking for tranquility. Investors see it as a premium neighborhood with long-term value: prices are above average, and buyers tend to be affluent Europeans and established expats.
Infrastructure and Lifestyle
Although a relatively new neighborhood, Kestel has a steadily growing infrastructure. Residents have access to supermarkets, pharmacies, ATMs, cafés, restaurants, and a weekly farmers’ market on Wednesdays. The municipality has invested in quality public spaces — including a waterfront park, open-air fitness areas, and playgrounds. Kestel is also a center for education: it hosts the Alanya campus of Alaaddin Keykubat University, with students from over 40 countries, as well as a branch of Akdeniz University and several schools and kindergartens.
Real Estate and Prices
Kestel was designed as a low-rise premium area, and that character remains. Most buildings are no taller than five floors, often just four. Residential complexes are modern, with well-planned amenities, landscaped grounds, and generous spacing between buildings. Budget options are rare — entry-level prices are relatively high, and the majority of listings fall into the mid-to-upper segment. With limited development and strong buyer demand, Kestel offers excellent investment potential and high liquidity.
Location and Accessibility
Kargıcak is the easternmost region of Alanya, located about 14–15 kilometers from the city center and roughly 30 kilometers from Gazipaşa Airport — slightly closer than from downtown. The D400 highway passes through the area, making it easy to reach the center by car in about 20 minutes.
Buyer Profile
Kargıcak is known for its exclusivity and serene atmosphere. It's an ideal location for buyers who value privacy and nature, away from the busy city. With its quiet hillsides, pine forests, and banana plantations, the area offers a peaceful, green setting. Many choose Kargıcak to purchase private villas. While short-term rentals are less common here, the neighborhood holds strong appeal for long-term living or premium investment. It’s especially popular among affluent buyers looking for space, views, and quiet surroundings.
Infrastructure and Lifestyle
Compared to neighboring Mahmutlar, Kargıcak has a more limited infrastructure — though it covers all the essentials. There are supermarkets, pharmacies, small cafés, and restaurants, as well as a weekly market with fresh local produce. For major shopping and entertainment, residents typically go to Mahmutlar. Life in Kargıcak is slow-paced and residential, though new hotel and resort-style complexes are gradually introducing more on-site amenities and activity.
Real Estate and Prices
Kargıcak is best known for its luxury villas and hillside estates, though in recent years it has also seen the rise of large-scale residential complexes positioned in the high-end market. These developments often feature expansive layouts, resort-style facilities, and landscaped grounds. Property prices here are among the highest in the region — driven by land scarcity, sea views, and the premium segment. Most listings include completed villas or modern apartments in full-service complexes, aimed at buyers seeking quality, privacy, and long-term value.
Location and Accessibility
Konaklı is the first major coastal town west of Alanya, located about 12 kilometers from the city center. Though administratively part of the Alanya district, Konaklı functions as a self-contained resort town. The highway to Antalya runs through the area, with frequent minibuses and buses (every 10–15 minutes in season). Travel to Alanya takes around 15 minutes, making it easily accessible while still retaining a sense of separation from the city.
Buyer Profile
Konaklı is often considered a good option for affordable coastal property. While the area is home to many hotels, it also offers residential complexes at prices lower than those found in central Alanya. Families and retirees looking for a quieter environment with basic infrastructure often choose Konaklı for full-time living. Investors may find opportunities for seasonal rental income, as many summer visitors prefer to stay here near the sea.
Infrastructure and Lifestyle
Although primarily a resort area, Konaklı is equipped for year-round living. The town has several schools, banks, clinics, and a post office. Daily shopping is easy thanks to supermarkets, local markets, and a wide selection of tourist-oriented stores. In the center of Konaklı, a public square with a clock tower and cultural park offers a popular setting for evening strolls and community life.
Real Estate and Prices
Property in Konaklı includes both apartment complexes and villas. The upper parts of town — farther from the sea and above the highway — feature Turkish-style residential buildings with more budget-friendly apartments. Closer to the coast, modern complexes built for international buyers are more common. Real estate prices are moderate: for the price of a small unit in central Alanya, buyers can often find a larger apartment with sea views in Konaklı.
Location and Accessibility
Tosmur is a small coastal region located just east of Alanya’s center, between Oba and Kestel. It’s only about 5 kilometers from downtown — around 5 to 10 minutes by car or public transport. The Dimçay River, which flows into the sea, roughly marks the boundary between Tosmur and Oba. The D400 highway runs through the neighborhood, and the nearby bypass road ensures convenient access to all parts of the city.
Buyer Profile
Tosmur offers a quieter alternative to the city center — a peaceful residential area by the sea, without nightclubs or large hotels. It’s especially appealing to families, retirees, and those who appreciate proximity to nature while still staying close to urban amenities.
Infrastructure and Lifestyle
Though smaller than Oba, Tosmur has everything needed for comfortable daily living. It offers several chain supermarkets, bakeries, grocery stores, pharmacies, and salons. On Thursdays, the local market sets up with fresh produce, clothing, and household items. The beaches here are generally quieter, as there are fewer hotels nearby, making it an attractive place for those seeking a relaxed seaside lifestyle.
Real Estate and Prices
Tosmur features a mix of older apartments (built 10–15 years ago) and new residential complexes offering modern amenities, often comparable to 5-star resorts. Property prices are moderate — higher than in Mahmutlar but slightly more accessible than in Oba or the city center. The region appeals to both homebuyers and investors looking for well-located, livable properties near the sea.
Location and Accessibility
The Cleopatra Beach area is not a separate region, but a distinct part of central Alanya that borders the city’s most famous beach. On one side lies a two-kilometer stretch of golden sand; on the other, Atatürk Boulevard, lined with cafés, shops, and green spaces. Its central location means excellent accessibility — historical sites, local markets, and the harbor street are all within walking distance. Buses from across the city stop here, and the cable car to the castle departs directly from the beach area.
Buyer Profile
This area is ideal for investors looking to rent out property to tourists or for buyers who want a second home next to one of the best beaches in Turkey. Rental demand is nearly guaranteed during the summer, as Cleopatra Beach is one of Alanya’s main attractions. That said, the area may feel too crowded or busy for families with young children or anyone seeking a quieter environment.
Infrastructure and Lifestyle
The entire infrastructure here revolves around leisure and tourism. Along the beachfront, there are parks with playgrounds, tennis courts, and open-air gyms. The area also houses Damlataş Cave, the archaeological museum, and Alanya’s water park. The area is filled with restaurants, bars, and cafés, many of which stay open late. While winter is quieter, the year-round mild climate keeps it pleasant for off-season living. Supermarkets, clinics, and everyday services are all within easy reach.
Real Estate and Prices
Properties near Cleopatra Beach are some of the most expensive and limited in Alanya. With little land available for new construction, most listings are resale apartments — either in older buildings or in boutique complexes. Many come fully renovated and furnished for rental. Prices are high: even a small studio a few blocks from the beach commands a premium. Apartments directly across from the beach are especially sought after and maintain their value well.
Location and Accessibility
Avsallar is a resort town located about 24 kilometers west of Alanya’s center. Though farther out, it remains within comfortable reach — roughly 20–25 minutes by car, slightly longer by bus. It is bordered by the smaller towns of Türkler and İncekum, and offers direct transportation not only to Alanya but also toward Side and Antalya via the D400 highway.
Buyer Profile
Avsallar is especially appealing to families, retirees, and those looking for a relaxed, eco-friendly coastal lifestyle. Its biggest draw is its natural setting — the area is home to some of the region’s best beaches, including the famous İncekum Beach with its soft sand and shallow waters. The environment is clean, peaceful, and well suited for vacation use or seasonal living.
Infrastructure and Lifestyle
Despite its resort character, Avsallar has all the essentials for day-to-day living. There are municipal and private clinics, dental offices, pharmacies, schools, kindergartens, and children’s playgrounds. Shopping is mostly done in local stores and weekly markets. While the number of visitors increases in summer, Avsallar retains a calmer and more private feel than Alanya, thanks to its low-rise development and abundant green spaces.
Real Estate and Prices
The real estate market here is dominated by newly built and under-construction residential complexes. Avsallar is one of the most affordable areas in the region — it’s still possible to buy a modern apartment at prices well below those in Alanya. This makes it attractive for first-time buyers, investors seeking capital growth, and anyone looking for a seaside property on a budget.
There’s no one-size-fits-all neighborhood in Alanya — only the one that fits your lifestyle and priorities. Some buyers want to be steps from the sea and everyday amenities, while others prefer seclusion in the hills. Some are drawn to the energy of Mahmutlar, others to the quiet charm of Kargıcak.
At Luxury Estate Turkey, we listen carefully to your goals and recommend locations that truly match them. From guided tours and property viewings to closing the deal and settling in, our team supports you every step of the way. We also advise on residence permits, insurance, and adapting to life in Turkey — so you can feel confident in your new home.
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