Author: Luxury Estate Turkey
Viewed 6 times
12 February 2026
Kargıcak is one of the few parts of Alanya where development follows the natural topography. The neighborhood rises gradually from the coastal road into the hills, and as elevation changes, so do property types, views, and the overall living experience.
When considering property in Kargıcak, buyers usually face several practical choices: apartment or villa, living near the beach or higher on the hillside, sea view or a view of Alanya Castle.
This guide to Kargıcak explains who the area is best suited for, what types of real estate are available, and which factors matter when buying property here.
Kargıcak is located about 15 km east of Alanya’s city center. The area is defined by low-density construction, with villas, townhouses, and residential complexes forming the majority of the housing stock. Buyers typically choose Kargıcak for privacy, open views, and distance from busy tourist areas.
The hilly terrain shapes the character of the neighborhood. Streets run uphill, buildings are spaced apart, and fruit plantations remain part of the landscape. Unlike Mahmutlar, where high-rise development is dense and continuous, Kargıcak has remained smaller in scale. Most buildings are no higher than four or five floors.
Infrastructure is still developing and is more limited than in central Alanya regions. Everyday services are available, but for larger shopping trips, medical services, and entertainment, residents usually drive to Mahmutlar, Oba, or the city center. Public transport runs mainly along the coastal road, which makes a car almost essential for homes located higher on the hillside.
Property choices in Kargıcak are often shaped by the living environment itself — panoramic sea views or views of Alanya Castle and the surrounding mountains. These factors influence both daily comfort and future resale potential.
Kargıcak is not chosen for nightlife or urban activity. It appeals to buyers who want distance from dense development, noise, and constant movement. There are no nightlife venues, large tourist crowds, or the feeling of living in a year-round resort zone. Buyers here intentionally step away from the pace of the city.
Most properties are located within gated residential complexes, which often feel more comfortable for permanent living. Secured territory and fewer outsiders create a calmer environment. For families with children, this setting can feel more practical than central areas.
Kargıcak is one of the few areas in Alanya where villas make up a large part of the market. Many homes are positioned on slopes, offering views and greater distance between neighbors. At the same time, owning a villa means taking responsibility for maintenance, transportation, and daily logistics.
Because of the terrain and the distance between residential areas and the coastal road, walkability is limited. In the upper parts of Kargıcak especially, having a car becomes necessary for everyday life.
If easy walking access to cafés, shops, the promenade, and city life is important to you, Kargıcak may feel too quiet. Most services require regular trips to nearby areas or to central Alanya. Buyers looking for a more active urban environment usually consider other locations.
The property market in Kargıcak includes different types — from apartments in residential complexes to detached villas. The right choice depends not only on budget, but also on the lifestyle you expect from the property.
New residential complexes with gated territory and shared amenities continue to be built in the neighborhood. These are typically mid-rise projects consisting of several blocks, usually seven or eight floors. Kargıcak apartment layouts range from studios to larger 3+1 and 4+1 units.
Some developments consist of several villas within a shared territory with maintenance and security services. These gated villa communities combine the privacy of a house with the convenience of managed surroundings, which often appeals to families.
These homes are divided into two units or several residences under one roof, creating a middle option between an apartment and a detached villa. They usually include a private entrance, a small plot of land, and more living space than an apartment, while remaining more affordable than a standalone house.
The most independent units are standalone houses with a private plot, swimming pool, and parking. Private villas in Kargıcak generally belong to the mid- to upper-market segment. Maximum privacy comes with full responsibility for maintenance and operating costs.
Kargıcak is not defined by a single type of development. The area includes both relatively affordable residential complexes and premium villas. Location plays a key role: closer to the sea, construction follows flatter terrain; higher up, houses and villas offer wider panoramic views. The choice between proximity to the sea and elevation with views directly affects both comfort and price.
When choosing property in Kargıcak, it is important to evaluate factors that affect both comfort and ongoing expenses.
An apartment in a residential complex suits buyers who prefer not to deal with everyday maintenance. The territory is serviced, and security and amenities are usually provided.
A villa offers more space and independence, but all maintenance costs — landscaping, pool care, and minor repairs — fall on the owner.
A residential complex offers amenities and security: guarded entrances, playgrounds, parking, and maintained grounds. A standalone house offers more privacy and freedom, but without shared services. The choice depends on lifestyle priorities.
If the property is intended for permanent living, the surrounding environment matters more than the view alone. For rental purposes, sea-view properties usually attract stronger demand. Views of Alanya Castle are also valued, but the sea remains the main driver of rental interest.
Most properties in Kargıcak are located on elevated land. Access roads should always be checked, as some streets are narrow and steep. The higher the property, the better the views, but the more important having a car becomes.
In addition to the purchase price, monthly expenses should be considered: maintenance fees (aidat), electricity, water, internet, and other bills. In residential complexes, maintenance fees depend on the level of shared amenities. The presence of an occupancy permit (iskan) also matters, since utilities are then billed at residential rather than commercial rates.
When buying property in Kargıcak, buyers often choose between sea views and views of Alanya Castle. Each option has its own characteristics.
This is the classic property type in the neighborhood. Such properties, especially sea-view villas in Kargıcak, are usually easier to rent and therefore more expensive. At the same time, a “sea view” should always be verified in person, as sometimes it means only a partial view between buildings, and future construction may block the panorama.
The illuminated Alanya Castle is one of the city’s most recognizable features, especially in the evening. This view appeals to buyers who value the character of the city itself, not only the coastal setting. The drawback is that the sea is usually not visible, and the quality of the view depends on elevation.
Sea views almost always increase rental demand, particularly during the season. Castle views are usually less important for rental income, but are appreciated by buyers planning permanent residence.
Views should always be evaluated on site. Balcony position, floor level, nearby buildings, and terrain can significantly change perception. Even small details — trees, rooflines, or nearby construction — can affect the panorama. Before buying, it is important to see the view yourself rather than rely on photos or descriptions.
A common mistake is choosing property based on the current panorama without considering future construction. Kargıcak continues to develop, and an empty plot nearby may become a building site.
Solution: ask about development plans in the surrounding area. If the view is essential, check zoning plans or choose locations where nearby construction is already completed.
Maintenance fees are often overlooked until the first bills arrive. In large residential complexes with extensive amenities, they can be significant.
Solution: clarify the maintenance fee in advance and what services it includes. Compare complexes based on actual facilities and real monthly costs.
Kargıcak is built on hills. Streets can be narrow and steep, and access may become difficult in bad weather.
Solution: drive the route to the property yourself, check parking, and confirm access at different times of day.
Buyers do not always pay attention to neighboring land plots, yet construction nearby may continue for years.
Solution: inspect the surrounding area and clarify the status of nearby land.
The most serious mistake is buying property without verifying documentation. The title deed (Tapu) confirms ownership, while the occupancy permit (iskan) confirms that the building is approved for use.
Solution: always check original documents and cadastral records.
Buying property in Kargıcak requires attention to detail — both the property itself and its surroundings. The view, the project, and the legal status should always matter more than first impressions.
Considering buying property in Kargıcak? Specialists at the licensed agency Luxury Estate Turkey can help verify documents, evaluate the surroundings, and select property aligned with your goals — for living, vacation use, or rental. We support the entire transaction process, from property selection to key handover, so your decision is based on facts.
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