Author: Luxury Estate Turkey
Viewed 62 times
18 October 2025
The Mediterranean city of Alanya continues to attract both investors and homebuyers. By 2025, the average property price here has reached around €1,500 per square meter, climbing to €2,000 per m² in premium areas.
This steady growth is fueled by strong international demand—from Europe, Russia, and the Middle East—combined with a limited supply in prime coastal areas.
But Alanya is not a single, uniform market. It’s a mosaic of very different neighborhoods, each with its own rhythm, lifestyle, and level of development. The distance from the city center or the sea, quality of infrastructure, and type of construction all influence not only comfort but also the long-term profitability of an investment.
When choosing where to buy a property in Alanya, location is everything—it determines your daily life and how much your property can earn or appreciate over time.
The first step is to understand your goal. An investor focused on rental income will prioritize completely different factors than a family planning to live here permanently. There is no one-size-fits-all “best area” in Alanya—each caters to a different type of buyer.
If your goal is investment or rental income, focus on areas with strong tourist demand. What matters most is proximity to the sea and center, an active urban environment, and reliable transport. Such neighborhoods show the highest rental yields: long-term rentals bring around 6–8% per year, and short-term holiday lets up to 10%.
If you are buying for permanent living, or for retirement, your priorities will be different: schools, kindergartens, hospitals, quiet streets, parks, and a sense of order will matter more than nightlife or hotel-style amenities.
Buyers who value peace, privacy, and open space should look at the prestigious low-density suburbs. They may not have everything within walking distance, but they offer tranquility and cleaner air.
It’s important not to judge an area by price alone. Even two neighboring blocks can differ dramatically in atmosphere and investment potential.
Let’s look at the four most popular neighborhoods—Mahmutlar, Oba, Kestel, and Kargıcak—and see which one best fits different lifestyles and investment goals.
Mahmutlar is a large coastal region located about 13 km east of Alanya’s historic center (a 20-minute drive). It borders Kestel to the west and Kargıcak to the east. The D-400 highway, running along the entire Mediterranean coast, passes directly through Mahmutlar and connects it to Gazipaşa Airport, just 35 km away.
Excellent transport access is one of the area’s main advantages. Even without a car, it’s easy to reach the city center or nearby areas—buses run frequently along both the seafront and Barbaros Street, Mahmutlar’s main avenue.
Mahmutlar is a self-contained town within Alanya. It offers everything for comfortable year-round living: supermarket chains like BIM, A101, Migros, Carrefour, Şok on every major street; open-air markets twice a week (Tuesdays and Saturdays); banks, post offices, clinics, pharmacies, and several schools.
The area is full of cafés, bakeries, and restaurants, and even a few nightspots that keep the area lively throughout the year.
More than 50,000 people live here, including about 12,000 foreigners. English is widely spoken, and new residents integrate easily. Public services are well organized: roads are maintained, streets are well lit, and parks are clean and landscaped. The promenade is ideal for cycling or walking and features sandy beaches with loungers and cafés.
Investors choose apartments in Mahmutlar for their balance of affordable prices and strong rental demand. High-rise construction is allowed here, which keeps the market dynamic and prices accessible.
In 2025, the average price per square meter is around €1,300. A 1+1 apartment (50–70 m²) starts from €100,000–110,000, while a 2+1 (90–120 m²) costs €160,000–200,000. Seafront properties are more expensive, but the area overall remains one of Alanya’s most affordable.
Rental demand is strong and steady. During the summer, Mahmutlar is filled with tourists; in winter, it’s favored by digital nomads, remote professionals, and relocated families. Average yields reach 7–9% per year, one of the highest in the city.
Mahmutlar’s modern skyline is dominated by 10–12-story residential complexes. A typical residence has 100–200 apartments and hotel-style amenities: swimming pools, gyms, saunas, Turkish baths, game rooms, and barbecue areas. Most are gated and serviced 24/7.
Closer to the mountains, you’ll find smaller boutique buildings of 3–5 floors, while the beachfront features luxury residences and hotels. Apartments range from compact studios to spacious penthouses with terraces. New properties are delivered fully finished, while resale apartments are often sold furnished, ideal for immediate rentals.
Mahmutlar suits a broad range of buyers, but is especially popular among:
Investors looking for high rental returns and quick payback.
Expats and digital nomads who want a sea-view home, established infrastructure, and multilingual services.
Young families and active professionals who value having everything—shops, cafés, schools, sports clubs, and the beach—within walking distance.
Oba is one of Alanya’s most prestigious regions, located just 3–4 km east of the center (about ten minutes by car). Despite its proximity, it has a calmer, more residential character. The area stretches along the coast to the Dim Çayı River, beyond which lies Tosmur.
The D-400 highway also runs through Oba, and buses run frequently through all main streets.
Oba is exceptionally well-developed and ideal for year-round living. The western part of the area is home to Alanyum Shopping Mall, Metro hypermarket, and Koçtaş home improvement store. Chain supermarkets are found throughout the area, and a large local market takes place every Monday.
The neighborhood also has a strong social and educational infrastructure. It houses the Alanya State Hospital, private colleges like TED and Bahçeşehir, the Klassika-M International School, and several public schools and kindergartens. The city’s new municipal building and administrative offices are also located here.
Residents enjoy beautifully maintained parks, bike paths, sports areas, and a long seafront promenade lined with cafés. The beaches are Blue Flag certified, guaranteeing cleanliness and safety.
Property in Oba belongs to the upper-middle segment of the Alanya market. In 2025, the average price per square meter is about €1,550, roughly 25% higher than in Mahmutlar.
A 1+1 apartment in Oba (50–65 m²) costs around €120,000–150,000, and a 2+1 starts from €180,000–200,000. Resale prices are close to new-build levels, as free land is scarce and demand stays strong.
Most buildings are low-rise (4–5 floors). In the coastal part known as Obagöl, you’ll find boutique houses surrounded by orange gardens—one of the area’s trademarks.
In Upper Oba, closer to the mountains, developers are building new gated communities with pools, gyms, SPA zones, parking, and security. Some complexes include duplexes or villas, forming full-fledged residential clusters.
Oba is perfect for families planning permanent residence. Schools, hospitals, and parks are all nearby, and life here remains active but calm.
Both affluent locals and foreign buyers looking to settle in Turkey long-term prefer this area.
Investors appreciate Oba’s stable price growth and reliable long-term rental market. Families, professionals, and expats rent here year-round, providing consistent income. While short-term yields are lower than in Mahmutlar, properties in Oba are more liquid and less risky.
Kestel is a quiet, green neighborhood located between Tosmur and Mahmutlar, about 9 km east of Alanya’s center—a 15-minute drive. The coastline stretches for roughly 3 kilometers.
The Dim Çayı River runs through Kestel and flows into the sea, forming a shady riverside park that’s pleasant even in summer heat. The Taurus Mountains rise to the north, bringing cool air. The beaches are sandy and pebbly, and the area has little traffic.
The main feature of Kestel is its low-rise zoning—no high-rises are allowed—so the area retains a quiet, residential feel.
The architecture follows a modern Mediterranean style: white façades, large balconies, and spacious courtyards. Even new developments are small boutique buildings with landscaped gardens and swimming pools.
The region isn’t oversaturated, but it has everything essential: supermarkets, bakeries, fruit shops, cafés, and small restaurants. A local market is held every Wednesday. Kestel also hosts the Alanya Alaaddin Keykubat University (ALKEÜ), along with several public schools and private kindergartens.
The local government actively develops the area with new parks, playgrounds, and bike paths along the seafront. Buses run regularly to and from the city center.
Kestel feels like a quiet suburb—there are no large malls or nightlife spots, so residents typically go to Oba or central Alanya for entertainment and shopping.
Kestel is one of the most upscale areas outside the city center. As of 2025, the average property price is around €1,600 per m².
Because construction and available land plots are limited, the area attracts buyers seeking peace rather than density.
A 1+1 apartment of 50 m² costs from €140,000, while a 2+1 with sea view sells for €200,000–250,000 or more. The closer to the beach, the higher the price.
European buyers—especially from Germany, Scandinavia, and the UK—dominate the market, which helps maintain stability and price growth. Properties sell quickly, and resale values rarely drop.
Rental demand is moderate but solid: families and retirees from Europe prefer this area, while in winter, long-term tenants often come from CIS countries. Yields average 5–6% per year. Many owners, however, keep their apartments in Kestel as private holiday homes.
Kestel is ideal for those who value space, peace, and nature—freelancers, retirees, and families with children.
It’s also attractive to long-term investors: limited supply and a steady European buyer base ensure consistent price appreciation.
Over the past few years, Kargıcak has evolved into one of Alanya’s most exclusive residential areas. It lies about 14 km east of the center, bordering Mahmutlar, and just 27 km from Gazipaşa Airport (a 30-minute drive).
Kargıcak’s main advantage is its spectacular natural environment. Hills covered with pine trees offer panoramic sea and mountain views, and the air here is cooler and cleaner than near the coast. The sea is visible from most homes, giving the neighborhood a reputation for having the best views in Alanya.
The coastline alternates between beaches and rocky coves. Only a few high-end residences occupy the waterfront, while most villas and apartments are built on slopes 500–1500 meters from the sea. Local authorities see Kargıcak as a promising investment zone, with proposed future projects including golf courses and even a mountain ski route.
Kargıcak is primarily known for its luxury villas—many with private pools, gardens, and panoramic terraces. Most belong to European homeowners who live here permanently.
Recently, developers have also begun building low-rise apartment compounds (4–5 floors) with resort-level amenities.
Plots of land are still available, allowing investors to build private residences or small villa clusters—something rare on the Alanya coast.
Local infrastructure is limited but sufficient: several supermarkets, mini-markets, pharmacies, cafés, and a weekly bazaar operate along the main road. For larger shopping or healthcare, residents drive to Mahmutlar (5–10 minutes). A public school and several kindergartens serve the area, though most families send children to schools in Oba or central Alanya.
The municipality continues to improve the region: adding parks, walking paths, and new sections of the promenade. The area is best for car owners: public transport exists but runs infrequently, and the hilly terrain makes driving more convenient.
Real estate in Kargıcak belongs to the premium market. Apartments in boutique-style residences start around €120,000 for a 1+1, though such options are rare; realistic prices are €150,000–200,000 and up. Furnished apartments near the sea sell for €130,000–150,000.
Villas range from €300,000–400,000 to €2 million, depending on location, plot size, and sea view. On the resale market, the entry level is around €450,000, and cheaper options are nearly gone.
High prices reflect both the neighborhood’s elite status and limited new supply. Projects are released in small numbers, keeping demand high. As the area’s infrastructure develops, property values are expected to rise further. Investors consider Kargıcak one of the most secure long-term markets on the coast.
The rental market here is niche and high-end. It attracts affluent tenants who prefer privacy over crowded resorts. Yields average 4–6% annually, but many owners use their homes for personal holidays rather than renting them out.
Kargıcak is ideal for wealthy buyers who value lifestyle and privacy over short-term returns.
European and Russian retirees, families relocating for permanent residence, and long-term investors focused on capital preservation often buy villas here. Apartments in Kargıcak are suitable for remote professionals who value quiet and panoramic views.
If your main goal is profit, Mahmutlar remains the most favorable option. Its low entry price and constant demand ensure quick payback. The large number of new developments also allows investors to buy early—at the construction stage—and benefit from capital growth upon completion.
For premium rentals, Kestel is also attractive: properties are more expensive, but the tenants are wealthier and more stable, especially European clients.
Overall, combining price per m², occupancy, and liquidity, Mahmutlar offers the best balance of return and risk.
Oba is the best choice for families. It offers the most developed infrastructure, such as schools, kindergartens, clinics, a hospital, parks, and shopping centers. Children can study close to home, and parents can reach the center in minutes.
A quieter family alternative is Kestel, which also has schools and a university nearby, plus a peaceful, green environment.
If your priority is quality of life rather than income, Kargıcak is the top choice. It’s ideal for those seeking privacy, panoramic views, and nature, without compromising on comfort.
Sometimes photos can’t replace the feeling of seeing a neighborhood in person. Luxury Estate Turkey, a licensed real estate agency, offers clients free viewing tours around Alanya’s key regions.
If you’re abroad, you can arrange an online viewing. At the scheduled time, our agent will connect live, walk you through the property, show the surroundings, the courtyard, the apartment interior, and the sea view, answering any questions in real time.
Luxury Estate Turkey provides professional assistance at every stage—from the initial consultation and market analysis to relocation and guidance on obtaining Turkish citizenship by investment. Most of our clients come through personal referrals, which is the strongest sign of trust.
Contact us via WhatsApp, phone, or email—and explore Alanya together with our team.
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