Author: Luxury Estate Turkey
Viewed 432 times
03 August 2025
Every additional meter closer to the sea in Alanya impacts property value—the price per square meter rises the nearer you get to the beach.
For investors, understanding this trend makes it easier to objectively evaluate property value and assess long-term growth potential—especially when considering transitional zones where proximity to the sea may become more valuable due to future infrastructure or improved beach access.
Alanya isn’t a single real estate market—it's a collection of regions with different pricing levels and varying sensitivity to distance from the beach.
Cleopatra Beach is the most prominent example. Limited land availability and proximity to historic sites result in the highest price segment. Standard 2+1 apartments within walking distance of this beach often cost around €200,000—nearly double the price of similarly sized apartments in the eastern parts of the city. Central Alanya averages range from €1,500 to €2,200/m², while luxury beachfront units reach €2,360–4,750/m².
In contrast, the harbor area features a seafront dominated by a promenade and marina. While it offers views and proximity to landmarks, the price premium is less pronounced. Demand here is balanced, supported by dense infrastructure and active urban life.
Alanya regions to the east—Oba, Tosmur, Mahmutlar, and beyond—form a separate submarket. The coastline is longer, and many new developments compete for buyers. Beachfront prices are lower, typically €1,200–1,800/m². This means the premium for being near the sea is much smaller, and buyers often choose locations 200–300 meters from the beach without compromising comfort.
Official data from the Turkish Statistical Institute (TÜİK) shows that from 2019 to 2024, property prices in Alanya rose by around 139%. At the end of 2024, the market corrected downward by approximately 10%.
As of early 2025, the average price per square meter in the city stands at about €1,500. However, such averages don’t capture the significant pricing variation along the coast.
This analysis used a dataset of 1,958 active property listings in Alanya. Several filters were applied to ensure reliable data.
Only apartments with at least two bedrooms and a minimum size of 90 m² were included—typical family-size or investor-grade units.
Studio and compact apartments were excluded because their higher returns from short-term rentals would distort price-per-square-meter calculations.
Listings with unrealistically low prices were removed—these typically involved distressed or urgent sales that don’t reflect market norms.
Duplicates and outdated listings were deleted.
The resulting dataset reflects the real 2025 market conditions for family housing and investment-grade real estate.
Each of the 1,958 listings was geocoded to determine the distance from the beach, both in a straight line and by walking distance.
Every property was analyzed for its price per square meter in euros and grouped into bands: 0–100 m, 100–200 m, 200–300 m, and so on. This allowed comparisons between zones to observe how prices change with distance.
To control for quality, comparisons were made between properties of similar class, considering building age, pool availability, and view quality. This approach minimized regional bias and isolated distance as the key variable. The results confirmed that pricing follows a stepped pattern as distance to the sea decreases.
Only completed properties with title deeds (Tapu) were included—these are the only ones that can legally generate rental income. It's not viable to estimate returns on off-plan properties.
Also, for Turkish citizenship through property investment, only ready-to-transfer properties qualify. Under-construction homes are only suitable in certain cases, and only with additional guarantees.
The dataset thus consists solely of market-ready properties suitable for immediate rental or inclusion in a citizenship investment package.
Property prices in Alanya are strongly influenced by distance to the beach. Importantly, the price increase is not smooth but occurs in noticeable steps—each 100-meter approach to the sea brings a clear price jump. Apartments within 0–100 m of the beach are generally 30–40% more expensive than comparable listings farther from the shoreline.
These differences vary by location. The chart above illustrates how square meter prices (€) shift with distance from the beach across three reference areas: Cleopatra Beach (premium segment), the city center and harbor (mid-range), and the eastern districts (new development zones).
The steepest price gradient is observed near Cleopatra Beach, where the first 100 meters can reach up to €4,200–4,750/m². Every additional 100 meters results in noticeable price reductions. In the city center, the curve is more gradual. In the eastern districts, the impact of distance is even less pronounced.
We’ll now examine how prices change every 100 meters in each area—and what that means for different buyer strategies.
The beachfront (within 100 meters of the beach) is the market’s price ceiling. These properties carry a premium of around 30–40% above the average price in the area.
For example, in central Alanya where average prices range from €1,500–2,200/m², seafront listings reach €4,200–4,750/m². This is common for Cleopatra Beach, where panoramic views and a prestigious address drive demand, especially for short-term rentals.
What fuels these high prices is supply scarcity: there's little land left, almost no new construction, and steady demand. Essentially, buyers pay a "prestige tax" for guaranteed sea views, direct beach access, and strong seasonal rental potential.
At 100–200 m prices drop around 12–15% compared to the beachfront property, despite being just a 2–3 minute walk away.
However, rental returns remain nearly unchanged. Tourists see little difference between 50 m and 150 m. Daily rental rates fall by just about 5%. This means second-line apartments can yield higher net returns—annual yields of 7–8% versus 6% for seafront units.
Investors often target this segment, especially during pre-construction, as it provides excellent rental income with a lower entry price.
The 200–300 m zone offers the best cost-to-benefit ratio. Prices are 20–25% lower than properties by the sea, allowing buyers to acquire more square meters or newer units.
A €400,000 budget can secure a 150 m² penthouse within 300 meters of the beach, compared to only 110–120 m² on the seafront.
Tourists still view this distance as beach-accessible. Digital nomads and families often make no distinction between 100 and 300 meters if the district is well developed. Some mid-floor apartments in this zone still offer partial sea views.
Beyond 300 meters, the sense of living “at the beach” begins to fade. Sea views are usually blocked, and the environment becomes more urban.
This zone often contains older buildings, many priced unrealistically close to beach- or second-line levels. These properties frequently remain on the market for extended periods, opening room for negotiation—3–4% discounts are common, unlike the tight margins by the sea.
Properties beyond 500 meters are usually located in residential areas or on hills. Sea views are occasional and limited to top floors.
Rental demand from tourists declines, but long-term tenants remain interested. Prices average €1,200–1,300/m² in eastern Alanya. Here, the “seaside premium” disappears. For investors, returns drop, as short-term rental demand weakens, although these homes offer affordability for permanent living.
Seafront Alanya apartments rent at daily rates 20–25% higher in summer, especially near Cleopatra Beach, where peak-season rates can double compared to winter.
But this income must cover all annual expenses within just 5–6 months. Off-season demand drops sharply, and long-term renters often prefer quieter, more spacious second- or third-line apartments.
Some landlords combine short-term summer lets with winter rentals, but seafront properties may be priced too high for the off-season market.
When calculating net annual returns, second- and third-line apartments frequently outperform beachfront units. Although gross seasonal income is higher seafront, the purchase price is also much greater. Professionally managed properties by the sea yield around 6% annually. Second- and third-line homes often reach 7–8%, and in some cases up to 10%.
Compact apartments near the beach or those purchased at favorable prices usually perform best. Meanwhile, high-end seafront homes are often bought for personal use or prestige, with rental seen as secondary.
The IRR (Internal Rate of Return) accounts for both rental income and property appreciation.
While beachfront homes appreciate faster, high entry prices reduce relative returns. Often, buying slightly farther from the beach provides a better balance.
Instead of a €500,000 seafront unit, an investor might buy two €250,000 apartments slightly inland. Combined, they offer higher rental yield and more flexible resale options.
Prestige premiums don’t always translate at resale. A €5,000/m² penthouse may be hard to sell for the same markup in five years. More affordable homes in well-located areas are in higher demand, especially among foreign investors focused on rental income and residency.
Families aiming for Turkish citizenship through real estate benefit from these calculations: two well-placed units may be more practical than one high-priced property.
Seafront properties in Alanya are rare and highly sought after—sellers typically control the terms. Demand remains strong, especially among international buyers who are willing to pay for the dream of living by the sea. Meanwhile, there is almost no new seafront construction, as the coastline is already built out.
As a result, discounts on these properties are minimal. Standard reductions rarely exceed 1–2%, and in some cases, prices may even increase during negotiations if multiple offers are in play. If you’re looking for flexibility in negotiations, it’s better to consider properties a bit further. Exceptions might include listings with obvious flaws—such as noise, lack of view, or outdated condition—but such properties are usually priced lower to begin with.
The situation changes in the 300–500 m range, where supply is often saturated, especially with older properties. Many sellers list their homes at prices close to those of seafront apartments, expecting that proximity to the beach will justify the valuation. However, the market has cooled in this band, especially with new construction expanding beyond 500 m. As a result, real sale prices here are frequently 3–4% below asking. For example, a property listed at €150,000 might eventually sell for €140,000 or less.
Buyers have become more selective. The abundance of options even slightly further inland gives them bargaining power—many realize that for the same budget, they can buy a newer or better-located unit. This leads to price stagnation in the 300–500 m zone and opens up room for negotiation.
An investor with a budget of around $400,000 (the minimum for citizenship eligibility) faces a decision: should they prioritize square footage or proximity to the water? In Alanya, that amount can purchase either a spacious 155 m² apartment about 300 meters from the sea or a more compact 118 m² unit directly on the beach with a panoramic view.
The first option—a larger property set slightly inland—is well-suited for families intending to live in the unit while also renting it seasonally. Larger units are attractive to tenants with children who value beach access but don’t mind a slightly longer walk. The property is still in a coastal zone, maintaining its rental and resale potential.
The second option—a smaller but premium property—is ideal for buyers focused on exclusivity. A 118 m² seafront unit might be a penthouse with a terrace view. Buyers of such homes often prioritize resale potential or personal use over rental income.
From a yield perspective, the first option often delivers better returns—more square meters for the same money means higher rental income. Also, citizenship does not require one single property—you can combine multiple investments to meet the $400,000 threshold while balancing liquidity and lifestyle.
A combined strategy is often the most efficient. Instead of one large purchase, a buyer can split their budget across properties of different classes and locations. For instance:
€250,000 into a business-class 2+1 apartment 200 m from the beach (Tier 2)
€150,000 into a larger 3+1 apartment in a developing neighborhood over 500 m away (Tier 4)
The first property targets seasonal short-term rentals, positioned as a beachside option. The second suits long-term leases or personal use. For citizenship purposes, the total investment counts, so it’s possible to create a diversified portfolio of two or three apartments instead of a single high-end lot.
To get maximum space and a guaranteed sea view without overpaying for the beachfront, look for non-obvious locations. In Alanya, some hillside neighborhoods like Tepe and Bektaş offer panoramic sea and city views, even though they’re further from the beach. Prices here are lower, but views are often more impressive, and protected from future development.
Another strategy is to enter early-stage construction. Developers increasingly design buildings to maximize sea exposure, so even second- or third-line units can offer excellent views if located on high floors with the right orientation. Pre-construction prices are often 15–25% below completion prices, and buyers have first pick of the best layouts.
A third approach is to reduce unnecessary square meters. Sometimes, choosing a slightly smaller unit in the same building—but investing in top-tier renovation and furnishing—can significantly increase rental appeal. Well-furnished homes often outperform larger but outdated units in the same complex.
In the luxury segment, proximity to the sea is not always the top priority. What matters more is the view—and the certainty that it will remain unobstructed. In Turkey, zoning rules can indirectly protect a view: if the land in front of your building is a public park or zoned for low-rise construction, your sea view is safe.
High-end buildings are often designed to enhance the view: panoramic windows, wide terraces, and angled layouts offering 180–270° perspectives. Market data suggests that a direct sea view can add 35–40% to a property’s price. In effect, luxury buyers are purchasing the view, not just the apartment.
The most valuable transactions in the luxury market often happen quietly, off-market. These so-called Tier 2 listings never make it to public platforms. Owners of exclusive villas or seafront residences usually value privacy and prefer to deal through private channels. Many of these deals occur even before the official sales launch.
Access to such opportunities requires connections with agencies embedded in the private network. At Luxury Estate Turkey, we work with reputable developers and asset managers. When a rare opportunity arises—a villa with private beach access or a seafront apartment offered at investor discount—our clients get first priority.
In luxury transactions, precision is everything. The higher the price, the lower the margin for error. That’s why we conduct bilingual due diligence—each legal step is reviewed both in Turkish (the language of the original documents) and in the buyer’s language to ensure complete understanding.
Our verification process includes:
Title deed check for encumbrances; if any exist, we arrange their removal or reflect them in a secure payment structure.
Compliance with construction regulations; if a rooftop terrace or pool was added, we verify its legality with the municipality and explain it in plain terms.
Seller verification: we confirm seller’s identity and corporate documents in both languages.
Zoning review; we analyze local land-use plans to ensure your view won't be blocked by future construction.
Financial audit; we check for outstanding taxes or unpaid utilities and advise on citizenship procedures.
This bilingual legal process gives our clients full confidence in every transaction.
Clients of Luxury Estate Turkey don’t just want an apartment—they want to know what they’re paying for and how the property fits into their broader investment strategy. We calculate rental yields, forecast returns, and tailor our guidance to your goal—whether it is lifestyle, income, or citizenship.
We get early access to new developments, maintain connections with sellers who avoid public listings, and partner with reputable developers. Our clients gain access to opportunities not found online. We verify listings, manage negotiations, handle legal work and utilities, guide you through the citizenship process, and stay with you long after the keys are handed over. This end-to-end support is what sets Luxury Estate Turkey apart.
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