Author: Luxury Estate Turkey
Viewed 6 times
04 February 2026
Open areas in Alanya are mahalle where foreign nationals are allowed to apply for a Turkish residence permit (ikamet) when purchasing property or signing a long-term rental contract. Since 2022, Turkey has applied a quota-based system: once the share of foreign residents in a specific area exceeds the permitted limit, that area is closed to new residence permit applications.
This status applies only to residence permits. It does not restrict the right of foreigners to buy or rent property. Transactions in closed areas remain fully legal; however, registering a residence permit at such an address is not possible. Property ownership alone does not grant the right to reside in Turkey.
In Alanya, this rule became especially relevant after the areas with the highest concentration of foreign residents—Mahmutlar, Kestel, Kargıcak, and Avsallar—were closed for first-time residence permit applications. Property continues to be sold in these locations, but applying for a residence permit based on the property address results in refusal.
This article reviews the areas of Alanya that remain open for residence permits and are suitable for living and purchasing property.
The key factor determining whether an area is open or closed is the 20% rule. Under migration regulations, foreign nationals may not account for more than 20% of the registered population within a single mahalle. Before 2022, the threshold was 25%, but it was lowered following a sharp increase in migration.
Once this limit is reached, the migration authority stops accepting new residence permit applications for addresses within that area. Property prices, popularity, or investment appeal are not taken into account.
As a result, the 20% rule is decisive when purchasing property for the purpose of legal residence. A prestigious location or high market liquidity does not compensate for a closed status.
An area’s status is not fixed. It depends on current demographic data and may be revised over time.
First, the number of foreign residents is not static. If foreign nationals leave an area, the percentage may fall below the threshold, and the area may theoretically reopen.
Second, migration policy itself is subject to change. The reduction of the threshold from 25% to 20% is one such example. Further adjustments cannot be ruled out.
For this reason, area status must be verified immediately before purchasing property and again before submitting documents. Relying on outdated information or general online lists carries clear risks.
Residence permits in Turkey are issued based on registration at a specific address within a specific mahalle. It is the administrative unit that is assessed. Two neighboring buildings may belong to different mahalle and therefore have different residence permit statuses.
Administrative boundaries are not always visually obvious and often do not match marketing descriptions. Within the same broader neighborhood, some streets may be open while others are closed.
For this reason, any property under consideration must be checked by address through official migration records. This prevents situations where similar-looking properties produce different outcomes solely because of an administrative boundary.
Alanya City Center
Oba
Cikcilli
Tosmur
Türkler
Payallar
İncekum
Demirtaş
Gazipaşa
Okurcalar
These areas are open for initial residence permit applications at the time of publication. Before purchasing property, the current status should always be confirmed through official sources.
Each area of Alanya has its own character, level of infrastructure, and living environment. The right choice depends on the purpose of purchase: permanent residence with family, coastal living, or long-term investment. Below is an overview of the open areas of Alanya to help determine where a residence permit can be obtained and which location best fits your lifestyle.
Location: The central part of Alanya includes the historic city core and the coastal areas at the foot of the castle, including Cleopatra Beach and the harbor area.
Key characteristics: This is the most densely populated part of the city. Government offices, hospitals, shopping centers, and a wide range of cafés and restaurants are concentrated here. Historical landmarks such as the castle and the shipyard define the area, and tourism remains active throughout the year. Property in central Alanya is highly liquid, with stable demand for both rentals and purchases.
Who it suits: Buyers who want to live in the center of city life with full urban convenience, as well as investors focused on liquidity.
Location: Oba lies directly east of central Alanya and borders Tosmur to the east. The historic center is about a 10-minute drive away, and Gazipaşa Airport can be reached in approximately 40 minutes.
Key characteristics: Oba is one of the most developed residential areas in Alanya. It offers full infrastructure for year-round living, including a regional hospital, municipal offices, major shopping malls, supermarkets, bank branches, schools, and kindergartens. Housing ranges from older seaside residences to newer complexes further inland. Property prices are above the city average, reflecting the area’s reputation and steady demand.
Who it suits: Families with children value Oba for its schools and daily comfort. Investors are drawn by its strong liquidity.
Location: Cikcilli is a quiet residential area located north of the coastline, above central Alanya and Oba. It borders Oba to the north and is approximately 4 km from the city center. The sea is about 1 km away, and the area does not have its own beach.
Key characteristics: This is a region without hotels or a tourist atmosphere. Infrastructure supports permanent living and includes large supermarkets, a shopping center, parks, and a weekly market. Situated at the foothills of the mountains, Cikcilli benefits from slightly cooler summer temperatures. Tourist presence is minimal due to the distance from the beach.
Who it suits: Families and those planning permanent relocation to Alanya. The area is comfortable year-round and suitable for long-term residence.
Location: Tosmur is located in eastern Alanya, approximately 7 km from the city center. It borders Oba to the west and Kestel to the east.
Key characteristics: Tosmur is a coastal area east of the city center, noticeably quieter than central Alanya. There are few nightclubs and large hotels, but daily amenities such as shops, supermarkets, markets, pharmacies, and cafés are readily available. The nearby Dim River creates a distinctive microclimate and serves as a popular leisure area during hot weather, with riverside restaurants and picnic areas. Beaches in Tosmur are pebbled, clean, and relatively calm even during peak season.
Who it suits: Families with children and European retirees who value a quiet environment and natural surroundings. From an investment perspective, Tosmur offers stable demand for long-term seaside rentals.
Location: Demirtaş is the easternmost area of Alanya, approximately 25 km from the city center and about 15 km from Gazipaşa Airport. It borders Kargıcak to the west and the Gazipaşa district to the east.
Key characteristics: Demirtaş is a quiet, sparsely populated suburb with minimal tourism and few hotels. The area features sandy beaches with a gentle sea entry and a largely natural environment. Development is ongoing, with new residential projects under construction, but infrastructure remains limited, with only basic shops, cafés, and a school. Residents typically travel to Mahmutlar or central Alanya for major services. Environmental quality in Demirtaş is high.
Who it suits: Buyers seeking privacy and lower entry prices, as well as investors looking for long-term growth potential.
Location: Payallar is a western coastal suburb located about 14 km from central Alanya, between Konaklı and Türkler.
Key characteristics: Payallar combines resort facilities with residential neighborhoods. Several hotels and a water park are located here, and new residential projects are under development. The area is less densely built than the city center, with undeveloped land and agricultural plots still present. Wide beaches stretch along the coastline, partly occupied by hotels.
Who it suits: Families and foreign buyers looking for a quieter setting. Affordable property prices and development potential make the area attractive to investors.
Location: Türkler is a western resort area of Alanya, located beyond Payallar, approximately 17 km from the city center.
Key characteristics: Türkler is known for its all-inclusive hotels and entertainment parks. Infrastructure is largely seasonal: beach bars, markets, and souvenir shops operate mainly in summer, while winter activity is limited. Residential stock is still modest, though modern complexes with hotel-style amenities are being developed.
Who it suits: Buyers looking for a seaside holiday home for seasonal use. Permanent living is less practical due to winter closures, and investment is primarily focused on summer rentals.
Location: İncekum is located about 25 km west of central Alanya, between Avsallar and Okurcalar.
Key characteristics: İncekum is known for its sandy beach with fine golden sand and a gentle sea entry, making it suitable for families. A large pine forest and park area with picnic and camping facilities occupy much of the area. Hotels are limited, so beaches remain relatively uncrowded even during high season. Residential development is modest, and infrastructure is limited to a few shops, with most services accessed in Avsallar.
Who it suits: Buyers focused on beach access and nature. Permanent residence is more challenging due to distance from the city and limited infrastructure.
Location: Okurcalar is the westernmost area of Alanya, approximately 30 km from the city center, near the border with Antalya Province.
Key characteristics: Okurcalar is a resort settlement dominated by large five-star hotels with extensive grounds. The permanent population is small, and the area is very quiet outside the tourist season. Beaches are sandy-pebbled with a gentle sea entry. Urban infrastructure is minimal; aside from a tourist bazaar, residents rely on Avsallar or Manavgat for shops, pharmacies, and medical services.
Who it suits: Buyers seeking affordable seaside property for leisure use. Future prospects depend on further infrastructure development.
Location: Gazipaşa is a separate coastal town east of Alanya with its own international airport. The distance from central Alanya is approximately 40 km.
Key characteristics: Gazipaşa is a calm coastal town that has recently attracted attention from foreign buyers. The opening of the airport has supported infrastructure improvements and residential development. New projects are under construction, while foreign residents and tourists remain limited. Property prices are significantly lower than in Alanya.
Who it suits: Buyers and investors who value a quieter coastal environment and are prepared to accept a lower level of infrastructure in exchange for long-term potential.
In addition to area status, a second mandatory requirement for obtaining a residence permit through property purchase is the official valuation of the property. Since October 2023, the minimum threshold has been set at USD 200,000. This requirement applies to two figures simultaneously:
the purchase price stated in the sale agreement;
the appraised value stated in the official valuation report.
If either figure falls below the threshold, a residence permit cannot be issued. Before completing a transaction, it is essential to confirm that the property meets the valuation requirement rather than relying solely on the seller’s asking price.
This article addresses residence permits based on property ownership; different rules apply to other residence permit categories.
Even if a property is located in an area of Alanya that is formally open, this alone is not sufficient. Residence permit decisions are based on the status of the mahalle on the date the application is submitted, not on the date of purchase. An area may reach its foreign resident quota within a short period.
If the address falls within a closed mahalle at the time of application, the residence permit request will be refused regardless of the property’s value or ownership status.
As a licensed real estate agency, Luxury Estate Turkey places particular emphasis on verifying area status so that clients can successfully obtain residence permits in Alanya. Our company provides consultation and full support throughout the property selection process.
As part of this verification, we:
confirm that the specific address belongs to an open mahalle on the date of application;
verify foreign resident quotas and current area status using official data;
assess the property’s valuation and compliance with the USD 200,000 threshold;
provide access to a curated portfolio of properties suitable for residence permits, all of which have undergone preliminary verification.
You can review our selection of properties in Alanya that meet current residence permit requirements and comply with applicable migration regulations.
Turkish Citizenship 
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