Author: Luxury Estate Turkey
Viewed 46 times
12 November 2025
Alanya remains one of the most sought-after real estate markets in Turkey, popular among both international buyers and domestic residents. The reasons are clear: a mild Mediterranean climate, a long coastline with clean beaches, and a well-developed urban infrastructure that ensures comfortable year-round living. Properties in Alanya are known for their high liquidity — strong rental demand and a stable resale market make real estate ownership here both practical and profitable.
After an intense period of price growth, the market went through a natural correction and reached equilibrium. Prices adjusted, the frenzy subsided, and stability returned at a new level. Now that the market has balanced out, it’s the right moment to evaluate conditions rationally. The following analysis — based on TÜİK data and verified market sources — explains why 2025 offers one of the most favorable windows for buying property in Alanya.
The years 2021–2022 set new records for Turkey’s real estate sector. Foreign investment reached unprecedented levels: international buyers accounted for about 5.7% of all transactions nationwide, compared to 2–3% in ordinary years. Antalya Province, which includes Alanya, saw an even greater concentration — in early 2022, roughly one in every four properties sold went to a foreign national.
This wave of capital changed the market landscape entirely. Prices surged, demand exceeded supply, and a construction boom followed. Developers hurried to launch new projects, building on nearly every available parcel. The strongest inflow came from investors in the CIS, the Middle East, and Europe. The result was a cosmopolitan market where prices began to follow the euro and dollar rather than the lira.
After the 2022 peak, the speculative wave gradually faded. The share of short-term investors fell, while the number of thoughtful buyers — those focused on long-term rental income, relocation, or capital preservation — grew. Following sharp appreciation, a moderate correction occurred, mainly in over-priced properties, allowing the market to exit its overheated phase and reach a more realistic balance.
The structure of demand also matured. Buyers became more attentive to the quality of construction, developer reputation, and neighborhood potential instead of chasing quick returns. As a result, Alanya’s property market transformed from a speculative arena into a more stable, investment-grade environment. While the share of foreign transactions dropped to around 1–2% of total sales, domestic demand expanded, helping the market maintain momentum and stability.
A key factor behind the post-boom adjustment was the government’s revision of immigration rules. The minimum property value for obtaining a residence permit was unified at $200,000, replacing earlier thresholds of $75,000 for major cities and $50,000 for provinces. Affordable apartments below that level no longer qualify for residence permit applications, which filtered out many low-budget buyers.
Turkey’s citizenship-by-investment program continues unchanged. By purchasing property worth at least $400,000, investors can obtain a Turkish passport after three years, provided all requirements are met. The threshold, raised from $250,000 in 2022, has remained constant ever since.
These regulatory shifts reshaped Alanya’s audience. Casual buyers and speculative flippers exited the market, while serious investors and end-users remained. The tightening of short-term rental rules — which prohibit tourist rentals without a license — also curbed speculative demand.
Today, foreign buyers tend to choose higher-quality apartments and villas in established neighborhoods with long-term liquidity. The premium segment, particularly properties valued above $400,000, continues to thrive as it meets citizenship requirements and attracts well-capitalized international clients.
According to TÜİK, Turkey’s housing market entered a period of measured growth in 2025. Sales volumes are increasing, the structure of demand is healthier, and prices follow real economic indicators rather than speculation.
In August 2025, 143,319 homes were sold across the country — a 6.8% increase year on year and one of the highest monthly totals in recent memory. Istanbul led with 21,814 sales, followed by Ankara (12,419) and Izmir (7,695). Antalya Province, which includes Alanya, maintained a steady upward trend.
From January through August 2025, 978,070 units were sold nationwide, marking a 21.3% rise over the same period of 2024. This demonstrates strong and sustained demand despite tighter regulations.
Domestic buyers now dominate the market. Young families purchasing their first homes, investors protecting capital from inflation, and residents of big cities seeking a slower lifestyle by the sea account for most transactions. Alanya’s developed infrastructure and livability make it one of the top destinations for this demographic.
Among foreigners, the largest buyer groups remain Russians (about 17% of foreign sales), Iranians (~9%), Ukrainians (~7%), and Germans and Iraqis (around 6% each).
Many potential buyers wonder whether prices could drop further. Economic indicators suggest otherwise.
These factors collectively support stable to moderate price appreciation rather than any significant drop.
Four areas are officially closed to new residence permit registrations: Mahmutlar, Avsallar, Kargıcak, and Kestel. As a result, sellers in these areas have had to adjust prices slightly to account for reduced foreign demand. Despite this, properties there remain attractive to buyers focused purely on vacation use or rental yield, as prices are often more competitive.
Areas open to residence-permit applications continue to show robust performance. The City Center, Cleopatra Beach, Oba, Tosmur, Cikcilli, Konaklı, and Payallar maintain healthy demand and resilient pricing.
The city center, particularly the Cleopatra Beach area, remains the most prestigious and supply-constrained location in Alanya. Oba has preserved its high status thanks to its proximity to the center, modern developments, and family-friendly atmosphere. Tosmur and Cikcilli offer similar advantages, while Konaklı and Payallar are expanding rapidly due to improved infrastructure.
The affordable segment has seen the biggest structural change. With many low-budget foreign buyers leaving the market, Turkish families have taken their place. TÜİK data show that sales of completed homes rose by 27% year on year, compared to a 17% increase in new-construction transactions.
Developers are now tailoring more projects to domestic buyers — compact apartments with simplified amenities aimed at families who want practical housing close to schools and workplaces.
After the 2021–2022 boom, Turkey’s construction sector entered a phase of restraint. Many developers paused or delayed projects in response to higher costs, rising interest rates, and stricter foreign-buyer rules.
According to TÜİK, the total floor area of buildings granted construction permits in Q2 2024 was 30.9% lower than a year earlier. In Q1 2025, the number of housing units receiving permits declined by 18.7% compared with Q1 2024. Many companies postponed new launches while waiting for lower financing costs and a clearer economic outlook.
By the end of 2024, overall housing delivery volumes were 20–30% below peak levels. Elevated material prices and high lending rates made large-scale construction less feasible. The result: fewer projects are entering the market, and the supply of quality new-builds has become more limited.
For buyers, this scarcity increases the long-term value of existing and ongoing developments. Most new projects in Alanya now sell out during construction. Official forecasts for 2026 suggest that construction activity will remain moderate, meaning the market will likely stay a seller’s market for prime, high-quality assets.
Developers have adapted to the new environment by offering buyers more flexible payment options and creative incentives.
These flexible conditions make it possible for buyers to enter the Alanya market with manageable payment structures while securing premium properties under favorable terms.
Despite the cooling of the speculative wave, Alanya remains one of the most attractive cities in Turkey for real estate investment. The rental season spans almost the entire year — from early spring to late autumn, and increasingly through the winter months.
According to local management companies:
During the high season (May–October), average monthly rental income ranges between €700 and €1,500.
In the low season, rates start from €400 per month.
Annual gross yields can reach up to 12% in euros, significantly outperforming comparable Mediterranean destinations. Such returns, combined with capital appreciation, make Alanya a compelling market for investors seeking steady euro-denominated income.
The segment of properties eligible for Turkey’s citizenship program remains particularly strong. Buyers from the CIS, Middle East, and Europe continue to view Turkish citizenship as a valuable asset providing mobility, residency rights, and business opportunities.
In Alanya, developers actively design portfolios that fit the $400,000 threshold — from luxury villas with panoramic sea views to high-end penthouses in modern complexes. Liquidity in this category remains high: affluent investors know they can sell the property after three years while retaining citizenship.
The Alanya market has reached a point of equilibrium where prices now reflect intrinsic value rather than speculative demand. Location, build quality, and infrastructure define pricing far more than hype.
Well-constructed, well-located properties maintain liquidity and deliver long-term profit, even in a stable market phase. For investors focused on capital preservation and rental income, this maturity signals reliability rather than stagnation.
Delaying a purchase in hopes of lower prices rarely pays off. Even if a property’s nominal dollar price drops by 5%, inflation erodes much more value.
In Turkish lira, purchasing power may fall 30–40% per year.
On foreign-currency deposits, real returns rarely exceed 5–7%.
In contrast, real estate provides a tangible hedge against inflation and currency volatility.
Construction expenses continue to climb at double-digit rates, while available coastal land becomes increasingly limited. Developers cannot build below cost, and therefore have no room for price cuts.
Additionally, Turkey has no mortgage bubble: in August 2025, mortgage loans accounted for just 13% of total housing transactions. This eliminates the risk of mass defaults or forced sales that typically drive prices down in over-leveraged markets.
Property in Alanya effectively ties your capital to hard currency.
Rental income is denominated in euros.
Resale prices are usually quoted in euros or dollars.
Owners diversify away from weakening home-country currencies.
Purchasing now allows buyers to lock in today’s price level, protecting wealth from inflation and exchange-rate fluctuations.
Before signing any contract, ensure that:
The Tapu (title deed) is correctly registered under the seller’s name.
There are no outstanding tax or utility debts.
For new builds, the developer holds valid construction permits and an İskan (occupancy certificate).
A licensed agency and legal expert should verify these documents to eliminate risk.
As of 2025, the following regions are open for residence permit applications: City Center, Oba, Tosmur, Cikcilli, Konaklı, Payallar, Türkler, Okurcalar, and Demirtaş.
The following are closed: Mahmutlar, Kestel, Avsallar, and Kargıcak.
If you plan to apply for residence, buy only in open areas. If residence eligibility is not a priority, restricted regions may offer more affordable options, but open neighborhoods always retain higher liquidity for future resale.
Choose the area based on your goals.
For rental investment: Cleopatra Beach, Center, Mahmutlar, and Oba are best for tourism and demand.
For permanent living: Tosmur, upper Oba, and Kestel (for non-residence buyers) offer quieter environments with good amenities.
Before purchasing, check infrastructure: distance to the sea, transport access, schools, clinics, shops, and markets. Review municipal plans for new roads, shopping centers, or public facilities that might influence future property values.
Investigate the developer’s history: years in operation, completed projects, and adherence to deadlines. Inspect construction quality carefully: foundation, waterproofing, facade finish, insulation, and mechanical systems. In Alanya’s climate, these details directly affect comfort and energy efficiency.
Avoid developers unwilling to share permits or schedule information; transparency is crucial.
Always work with a licensed real estate agency registered under the Ministry of Trade. Such agencies sign formal agreements with clients and employ legal specialists who verify each step of the transaction. Unlicensed intermediaries often act informally and carry no liability — a risk not worth taking when purchasing abroad.
If someone advertises a villa for $50,000 or promises a 15% annual return, treat it skeptically. Overly generous offers usually hide legal, construction, or financial problems. Always compare similar properties, request documentation, and consult professionals before committing funds.
Luxury Estate Turkey is a licensed real estate agency and a member of TÜRSAB (A-Class license). Our operations are officially registered and regularly audited by Turkish authorities. We’re trusted by discerning clients who expect expertise, transparency, and personalized service.
Our professional team accompanies you through every stage — from the first consultation and property selection to the Tapu transfer — handling all legal, financial, and organizational matters. We offer a curated portfolio of verified apartments, villas, and commercial properties from reputable developers and private owners.
If you’re ready to invest in Turkey’s most promising coastal market, contact Luxury Estate Turkey today. Our experts will help you evaluate current opportunities, secure the best terms, and purchase a property in Alanya that aligns perfectly with your lifestyle and investment goals.
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