Author: Luxury Estate Turkey
Viewed 238 times
23 August 2025
Alanya is one of the fastest-growing resort regions in Turkey and a key destination for real estate investors. Located on the Mediterranean coast in Antalya Province, the city consistently ranks among the leaders in terms of tourist arrivals. In 2024, Antalya welcomed a record 17.3 million foreign visitors, a significant portion of whom chose Alanya. For investors, this is a direct indicator: the rental market here is supported by steady and predictable demand.
At the same time, Alanya has long ceased to be just a holiday resort. With 300 sunny days a year and mild winters, the city has become comfortable for permanent living as well. This factor gives the market particular strength: property in Alanya is in demand not only during the season but throughout the year.
The city offers infrastructure that fully meets the expectations of both tourists and expatriates: international schools, modern healthcare, shopping centers, and restaurants with global cuisine sustain foreign interest, while the two airports — Antalya and Gazipaşa — ensure year-round accessibility.
Population growth confirms the region’s attractiveness. In 2024, Alanya had about 361,873 residents — 5.5% more than the previous year. According to TÜİK, over 10% of the city’s population is foreigners. This creates a unique demand model: rentals are sought not only by tourists but also by an international community that often prefers long-term housing.
Still, the decisive factor for success is not just the purchase of property but the strategy of its use. The choice between short-term, long-term, or hybrid rental formats determines the final return, while understanding seasonal trends allows owners to maximize profits and minimize downtime. Below, we examine the most effective rental models in Alanya and what results investors can realistically expect.
Average rental yields for residential property in Alanya range between 5–10% per year — noticeably higher than in most major cities in Europe and even within Turkey. Market reports show that in the most favorable scenarios, such as purchasing an apartment in the city center or on the seafront, yields may reach 7–12% annually. This is especially true with active short-term rentals during the peak tourist season.
Returns vary by neighborhood and property type. One of the clearest examples is the Cleopatra Beach area: summer demand is so high that daily rates reach their maximum. Apartments here typically generate 6–8% annually, with yields sometimes rising to 10%.
Mahmutlar shows similar figures. Popular among both foreign buyers and tenants, the area offers lower purchase prices compared to the center, while developed infrastructure and a large international community guarantee steady demand year-round. Apartments are rented to tourists in the summer and to expats from Europe and the CIS during the off-season. In Mahmutlar, returns often reach the upper range of 8–10% annually.
Another segment is formed by neighborhoods near Alanya University’s campus in Kestel. Demand here comes from students and professors, creating a stable flow of tenants during the academic year. In summer, owners often switch to short-term rentals for tourists. Yields in university areas are usually lower — 5–7% per year — but their strength lies in stability: properties rarely stay vacant, with new tenants arriving each September.
The rental market in Alanya shows clear seasonality. The main tourist flow comes during the warm months: the high season lasts from April to October, when the weather is perfect for beach holidays. During this period, demand for short-term rentals — apartments, villas, and holiday homes — peaks. Thousands of tourists choose platforms like Airbnb over hotels.
For property owners, the summer months become the primary source of income: seafront apartments reach 80–90% occupancy, while rental rates hit their peak. Many investors build their strategy around this period, since 4–6 months of high season can generate the bulk of the annual income.
Once the season ends, from November to March, the picture changes. Tourist numbers drop sharply, and short-term rentals often remain vacant for weeks. However, new categories of tenants emerge: foreigners spending the winter in Alanya’s mild climate, permanent expatriates, digital nomads, remote workers, and students.
Income in the off-season is lower: monthly long-term rents are well below what short-term lets earn in summer. Still, a smart strategy helps balance these fluctuations: maximizing income during the peak season and ensuring steady — though smaller — revenue in winter.
Short-term rentals involve letting apartments or villas in Alanya for periods from a few days up to a couple of months, most often through platforms such as Airbnb and Booking. This format is considered the most profitable: a seafront apartment that rents long-term for $600 per month can bring in the same amount in just one week during the tourist season. With proper management, annual yields from short-term rentals can reach 8–12% or more.
Advantages
High profitability: In peak season, daily rates in Alanya are especially strong. Apartments in central areas, near Cleopatra Beach, or directly on the seafront can generate in 4–5 months of summer what a year-long contract would otherwise bring.
Flexibility: Owners control the calendar, renting out all summer and using the property themselves in the off-season if desired.
Dynamic pricing: Rates can be raised during holidays, festivals, and events, and lowered in quieter weeks to maintain occupancy.
Target Audience for Short-Term Rentals
This strategy appeals to investors seeking maximum profit and willing to manage the property actively. It essentially turns into a small hospitality business, requiring guest communication, marketing, cleaning, and reviews.
Rental Regulations for Tourist Properties
Rentals under 100 days in Turkey are strictly regulated. Owners must obtain a license from the Ministry of Culture and Tourism and secure consent from all co-owners in the building. The property must meet safety requirements, and the owner must pay a state fee and install a special plaque.
Fines for illegal rentals are severe: the first violation costs 100,000 TL (about $3,500) per apartment, while repeat offenses reach up to 500,000 TL and later 1,000,000 TL. Owners must also register guests with the police system, and no more than 25% of apartments in a building can be used for tourist rentals at the same time.
Agency Support for Short-Term Rentals
Licensed real estate agencies such as Luxury Estate Turkey assist with choosing properties in residences where neighbor consent is feasible, handling the licensing process, and managing operations: listings, guest communication, check-ins and cleaning, as well as tax compliance.
Long-term rentals mean letting property to a single tenant for half a year or longer under a standard contract. It is the simplest and most traditional model, valued for stability and predictability.
Advantages
Stable income: Owners receive a fixed monthly rent throughout the year, regardless of season.
Minimal involvement: Unlike short-term rentals, there is no constant need to find new clients. One reliable tenant ensures income with less wear and tear on the property.
Simple paperwork: No tourist license or neighbor consent is required. A standard one-year contract is usually enough.
Target Audience for Long-Term Rentals
This option is ideal for owners who want steady returns with minimal effort. It is often chosen by those not planning to use the property personally for several years.
Income and Rates
Returns depend on location, size, and condition. On average, long-term rentals in Alanya bring 5–8% annually, reaching up to 9% in prime locations. For example, a furnished 2+1 apartment in Oba or near the beach may rent for $1,000 per month, delivering about 8% per year on a $150–170,000 property. In more distant areas like Avsallar or Mahmutlar, rates are lower ($500–700), but so are purchase prices, keeping yields comparable.
Rental Regulations for Long-Term Contracts
No separate license is needed for long-term rentals, though income must be declared and taxed.
Agency Support for Long-Term Rentals
A reliable agency screens tenants, prepares contracts, and, if needed, manages the property: tracking payments, liaising with tenants, and handling issues.
For those seeking both high summer profits and stable winter income, hybrid strategies combine short-term rentals in high season with long-term leases in off-season. The owner effectively becomes a hotelier in summer and a traditional landlord in winter.
Advantages
Maximized returns: Combining both formats can boost annual income significantly. For example, short-term summer rentals may generate $8–10,000, while a six-month winter lease adds $4–5,000. Total income of $12–15,000 on a $120–130,000 property equals 10–12% annually.
High occupancy: Properties rarely sit empty, moving directly from tourists to winter tenants.
Risk balance: Summer provides maximum profit but carries seasonal risks, while winter contracts ensure reliable income.
Target Audience for Hybrid Rentals
Hybrid rentals are ideal for owners able to adapt quickly, switch formats, and prepare properties for new tenants. This model works best with a trusted local partner or management company.
Rental Regulations for Hybrid Models
Each stage must be correctly documented: a tourist license and guest registration for summer, followed by a standard fixed-term lease in winter.
Agency Support for Hybrid Rentals
Agencies help plan rental schedules, deciding whether to rent for the full summer or only peak months, and secure winter tenants such as students or professionals. They also ensure smooth contract changes and property upkeep between lets.
An investor purchased a 2+1 Alanya apartment near Cleopatra Beach in a complex with a pool for $150,000. His goal was to maximize rental income while keeping a couple of weeks free each year for personal use.
Following agency advice, the year was split into two phases: from May to September, the property was rented short-term via Airbnb and Booking. From October to April, it was leased long-term to a remote worker from Europe. Two weeks in the off-season were reserved for the owner’s stay.
Summer proved highly successful: with an average nightly rate of $80 (rising to $100+ in July–August), there were 55 bookings over about 150 nights. Gross revenue was $12,000; after 15% platform fees and cleaning, net summer income was ~$10,000.
From October to March, the apartment was rented long-term for $700 per month, generating $4,200. Total annual income reached ~$14,200, or about 9.5% net yield. Considering the owner’s chosen downtime, effective yield exceeded 10%.
The property operated almost without vacancy: after summer tourists left, the winter tenant moved in within weeks. Tenants were reliable — verified tourists in summer and a professional expat in winter. For the following year, the investor plans to raise summer rates by 10%, expecting $16–17,000 annual income. Even without considering property value growth, the investment will pay for itself in roughly 10 years purely from rental income.
Planning to invest in Alanya real estate, or already own an apartment by the sea? The Luxury Estate Turkey team helps you unlock maximum returns: we select the right property, calculate expected yields, handle all paperwork, and manage the entire rental process.
Your property will work for you year-round, generating steady and high income. Contact us today!
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