Author: Luxury Estate Turkey
Viewed 444 times
07 August 2025
Alanya attracts those dreaming of owning a seaside home at a reasonable price. This resort city is known for offering relatively affordable property compared to Istanbul or upscale coastal destinations like Bodrum. However, even within Alanya, property prices vary significantly depending on the area, property features, and market conditions. In this guide, we explain what is considered a cheap apartment in Alanya and how to find one, including where to search, when to buy, what you can save on, and what not to compromise.
Property prices in Alanya are shaped by numerous factors. First and foremost is the location: the closer a property is to the city center or the sea, the higher the price per square meter. Central areas and seafront properties in Alanya are traditionally more expensive than suburban or inland areas.
The amenities of the residential complex plays a major role. Modern residences with pools, security, fitness centers, and other amenities are significantly more expensive than older buildings without facilities — buyers are essentially paying not just for space but also for the level of comfort.
Sea views, higher floors, and premium-grade developments also push prices up. An apartment with a panoramic view in a luxury complex can cost twice as much as a similar-sized unit in a basic building.
The property's age and condition matter as well. A newly built apartment with modern finishes will cost more than a dated property in need of renovation. However, installment plans offered for new builds can make them more accessible.
Layout and size also affect the price: studios and 1-bedroom units are cheaper, while 3-bedroom apartments and penthouses are more expensive. Construction quality, building materials, and external factors such as exchange rates, seasonality, and foreign buyer activity all influence prices. When demand is high, prices rise; when demand slows, sellers become more flexible. In this sense, the term “cheap apartment in Alanya” is always relative — it depends heavily on the context.
As of 2025, property prices in Alanya remain highly diverse. The average price per square meter ranges from €900 to €1,500, but this figure is very general, as actual prices vary based on area, project stage, and amenities.
In central locations like Cleopatra Beach or the historical core, prices can reach €2,000 per m² and above. This premium reflects proximity to the sea, tourist landmarks, and a fully developed infrastructure.
In more remote regions like Demirtaş, prices may start from €700–800 per m², especially during early construction stages. In Oba, just east of the city center, average prices hover around €1,200 per m², more affordable than the center, but slightly higher than Mahmutlar, where property ranges from €1,000 to €1,500 per m² depending on distance to the sea and building quality.
Western areas like Avsallar, Payallar, and Türkler maintain moderate pricing, often under €1,000 per m².
The property type matters too: units in buildings with no amenities may be priced under €800 per m², while apartments in new developments with pools and gyms can exceed €1,500–1,800 per m², even in budget-friendly neighborhoods.
A €100,000 budget is considered modest for Alanya, but still sufficient to find a good apartment with the right approach. Here's what’s typically available within this price range:
New 1+1 apartments in outlying neighborhoods: In developing outskirts such as Demirtaş (east) or Avsallar (west), it’s possible to buy a 1+1 unit (living room with kitchen + one bedroom) in a new or off-plan complex for €45,000–60,000.
2+1 or larger 1+1 apartments on the resale market: For €70,000–90,000, you can find resale properties, such as a furnished 2-bedroom apartment in a 5–10-year-old building in Mahmutlar, or a modern 1+1 in a residence with a pool. In areas like upper Oba or Cikcilli, this budget could also secure a spacious 1+1 apartment, ideal for those prioritizing interior space and urban infrastructure over sea views.
Studios: While studio apartments are rare in Alanya, you may find occasional 1+0 options (combined living and kitchen area) at very low prices, typically within compact complexes.
Alanya comprises regions with varying price levels and development stages. To find the most affordable options, it makes sense to focus on areas where prices are consistently below the city average, usually more remote or emerging areas not yet saturated with tourist demand.
Demirtaş is one of the most distant regions, located on the approach to Gazipaşa Airport, about 25–30 km from central Alanya. This remoteness once hindered construction but now presents an opportunity for budget-conscious buyers. Land is cheaper, and new projects launch from lower base prices.
Affordable apartments here are typically 1+1 units in developing complexes located 1–2 km from the sea. The area’s infrastructure is still emerging: there are beaches and natural beauty, but few shops or entertainment venues. As such, Demirtaş appeals mainly to investors betting on future price growth or buyers seeking peace and privacy.
The area shows promising potential: new projects are appearing, more retail is opening, and further development is planned. Notably, properties in Demirtaş near the beach are significantly cheaper than in central Alanya.
Payallar and Avsallar are western neighborhoods located 15–25 km from the city center on the way to Antalya. These areas traditionally offer more affordable housing and are attractive for buyers with tighter budgets.
Payallar lies closer to Alanya, just past Konaklı, and is still sparsely developed. Residential projects are only beginning to appear, and prices are particularly low: developers offer 1+1 units from €49,000–50,000.
Avsallar, slightly farther out, is known for its İncekum Beach and surrounding pine forests. Unlike Payallar, it already has a well-established infrastructure: shops, clinics, cafés, a local market, and bus connections. Despite this, Avsallar property prices remain moderate: under-construction 1+1 apartments of around 50 m² start from €49,000–55,000. On the resale market, 1-bedroom apartments in established complexes are priced at €60,000–80,000.
Both regions are among the last remaining areas in Alanya where it’s still possible to buy a new apartment below the city’s average price, especially at the launch of new developments.
Mahmutlar is Alanya’s largest region, located 12 km east of downtown. It is widely associated with affordable housing, especially among international buyers. This reputation stems from early large-scale development targeting foreign buyers from Europe and the CIS. Intense competition among developers and a high volume of listings have kept prices in check for years.
Today, Mahmutlar is a fully developed neighborhood with a vibrant urban lifestyle: cafés, shops, pharmacies, schools, and public life abound. It offers all the conveniences of central areas, yet real estate here is noticeably cheaper.
Prices vary: 1+1 apartments in new complexes near the sea can start at €75,000. You might find resale 2+1 apartments without amenities just 800 meters from the sea for €55,000–65,000. In residences with rich facilities, 1-bedroom units start from €80,000–90,000, and 2-bedrooms from €100,000–120,000. Price per square meter of properties in Mahmutlar remains lower than in Oba or central Alanya.
These regions are located 3–6 km from central Alanya and aren’t the cheapest, but they offer a solid compromise for those who don’t want to overpay for central locations.
Oba is a prestigious area bordering the city center from the east. Its lower part features upscale low-rise buildings near the sea, while the upper part, along with neighboring Cikcilli, offers more affordable housing with excellent infrastructure. Malls, hospitals, and a university are within walking distance. Second-hand 2+1 apartments without pools can start from €70,000–80,000. The average price per m² of properties in Oba is around €1,200, lower than in the center but consistently ranked among the most comfortable areas for full-time living.
Cikcilli, which doesn’t border the sea, has even lower prices: older 1-bedroom units start at €60,000, while €100,000 can buy a spacious family apartment. These are not the cheapest areas, but they’re not overpriced by tourism either — many families prefer them for the schools and urban amenities.
Kestel is a coastal area 5–7 km east of the center with limited building height. There are fewer hotels and more residential projects, particularly on the seafront. Due to its location and quality of new construction, the average price here is higher. However, inland and off-plan properties offer affordable options. Some early-stage developments list 1+1 units from €60,000, typically small apartments in compact complexes away from the sea. Completed properties start from €80,000–90,000. Pre-launch apartments often appear here at prices below market value.
Getting the best price depends not only on the property itself but also on the timing of the purchase. The Alanya real estate market is subject to seasonal and economic fluctuations that can work to your advantage. Here are three key windows for savings:
Real estate demand in Alanya is seasonal: in summer and early fall, when the city is crowded with tourists and buyers, demand spikes, and sellers feel confident, making discounts rare. In contrast, from November to February, market activity slows, offering a better chance for negotiation. During the off-season in Alanya, there’s less competition, and sellers, particularly those in urgent need of funds, are more likely to offer discounts. This is especially true at year’s end when taxes and maintenance bills pile up. Buyers also have more time and selection, giving them stronger bargaining power.
Buying an off-plan apartment in Alanya is one of the most effective ways to save. Developers often start sales at reduced launch prices to attract initial investors: these early offers can be 5–15% lower than the final price.
Additionally, many developers set the lowest prices for the first 10–20% of units in a project. Buyers who act early not only save money but also get first pick of layouts and floors. Extra discounts may be offered for full upfront payments or as promotional bonuses, such as household appliances, free notary services, or limited-time offers during sales office openings.
Even in completed projects, last unsold units may be offered at a discount to close out the project.
Currency movements can also create opportunities. While many properties in Alanya are priced in euros or dollars, some resale sellers use Turkish lira as a reference. When the lira drops in value, such listings become noticeably cheaper for foreign buyers. If a seller hasn’t yet adjusted the price, a foreign buyer may pay 10–15% less than the prior month in currency terms.
Also, watch for assignment sales, where a private investor sells a property under construction before completion. This offers the chance to buy a nearly finished apartment at launch-phase pricing without waiting for delivery.
One of the first surprises new homeowners face in Turkey is the monthly aidat, the maintenance fee for shared services in a residential building. The amount depends on the building’s amenities. In older buildings without elevators, the fee might be symbolic, around €5–10 to cover cleaning and hallway lighting. But in modern complexes with pools, security, gyms, and other facilities, it can range from €50 to €100 per month. Across Alanya, aidat fees typically fall between €15 and €100 monthly. For buyers on a tight budget, this becomes a significant ongoing cost.
If you're considering an older property, built 15 to 30 years ago, a lower purchase price may come with hidden costs. These buildings often require major repairs: elevator replacements, roof work, plumbing or electrical updates, or façade renovations. In Turkey, these expenses are typically split among all homeowners, and a sudden bill of several thousand euros for building-wide work is not uncommon.
Inside the apartment, additional repairs may be needed: outdated wiring may not support modern appliances, old windows may provide poor insulation, and ventilation systems may be inadequate. If a resale property seems suspiciously cheap, especially in an old building, make sure to check for technical issues.
Also, older buildings may lack an iskan, the technical usage certificate confirming the building meets construction standards. Some buildings, especially those constructed before the 2000s, may have never been fully approved or may fall short of current seismic regulations. These buildings are at higher risk of being included in urban renewal programs or even declared unsafe.
Sometimes a seemingly good deal turns out to be overpriced due to subjective features. For example, the seller may demand 10–15% more, citing a great sea view or the property’s location in a prestigious complex. While both factors can increase a property’s desirability and liquidity, if your goal is to save money, you need to assess whether the added cost is justified.
In Alanya, sea views are not rare, as nearly every second new development offers some type of view of the sea or mountains. Therefore, paying a steep premium just to see the horizon from your window may not be worth it. It might be smarter to buy a property within walking distance of the beach: the view may be the same, but the price considerably lower.
Similarly, upper-floor apartments are typically more expensive, even in buildings without elevators. Yet these units tend to overheat in summer and are inconvenient during elevator outages. In the budget segment, mid-level floors are usually the most practical choice.
The “prestigious complex” label is another common reason for price inflation. But with a limited budget, it’s more important to focus on actual functionality. An apartment in a modest, well-maintained building may offer far better value.
In fact, overpriced listings often sit on the market for extended periods — a clear sign that other buyers also don’t see value at the current price. This can present an excellent opportunity for negotiation.
When searching for cheap apartments, it’s easy to get distracted by the price and overlook one of the most important steps: checking the legal status of the property. Inexpensive listings often carry a higher risk of legal or documentation issues.
A dramatically low price may be a red flag. A common example is the absence of iskan, the building’s occupancy certificate. This is often the case with older buildings or those with construction violations. A missing iskan can complicate utility registration and, more importantly, raise concerns about the overall legality and safety of the building.
It's equally critical to verify that the seller holds proper ownership documents: a valid Tapu (title deed), spousal consent if applicable, and no outstanding debts, court orders, or liens on the property.
Another crucial point is the area's eligibility for residence permits. Most of Alanya is open to foreign property buyers, but the cheapest apartments are sometimes located in areas currently closed to new residence permit applications. This is especially important for buyers planning long-term stays or relocation.
Trying to save money often tempts buyers to bypass real estate agencies. At first glance, it seems logical: skip the agency fee, reduce costs. However, in reality, this strategy can lead to much greater losses and serious risks.
The first issue solo buyers face is a lack of knowledge about market prices. Without professional guidance, it’s hard to evaluate whether an apartment is fairly priced — many sellers overprice their listings. A licensed agent can immediately assess whether the price is inflated, whether there’s room for negotiation, and help you avoid overpaying by several thousand euros.
All real estate deals in Turkey are conducted in Turkish, including the contract, title registration, and communication with government offices. Without understanding local procedures, it’s easy to overlook critical details, such as unpaid bills, incomplete powers of attorney, or sales restrictions. A reliable agency handles these issues and ensures you understand every step of the process in your language.
The third risk is payment security. Real estate transactions involve large sums, which must be documented precisely. In private deals without intermediaries, scams are not uncommon — a seller may disappear with the deposit or turn out to be unauthorized to sell the property. Professional agencies use secure payment methods, including notary oversight, escrow accounts, or letters of credit, and thoroughly vet the seller and documents before any contract is signed.
There’s also a more subtle but important advantage: insider knowledge. A real estate agent familiar with the neighborhood, building, and developer can alert you to hidden issues, from poor insulation to rumors of future construction nearby. Without this insight, you might end up with a “cheap” apartment that later requires costly fixes.
In most cases, especially with a limited budget, it’s wiser to work with a professional who can help you avoid mistakes. A single error can cost much more than the agent’s commission.
Luxury Estate Turkey is a licensed real estate agency operating in the premium market with a reputation for trust and transparency. Looking to buy a budget-friendly apartment in Alanya? We’ll guide you through every step of the process.
We help you find the right property for your goals — whether for investment, relocation, or obtaining a Turkish residence permit or citizenship — with real value for your money. You won’t waste time reviewing dozens of unsuitable listings — we’ll present only the best options that match your criteria and budget.
Our support continues even after the keys are handed over: we assist with furnishing, internet setup, insurance, and residence permit applications. With us, you gain a trusted partner who will be there for any issue related to your new home.
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