Residence Permit in Alanya 2025: Open and Closed Areas Guide

The rules for obtaining a residence permit (ikamet) in Turkey are revised regularly. Since July 1, 2022, the Ministry of Interior introduced a new threshold: if foreigners make up more than 20% of an area’s population (previously 25%), that neighborhood is automatically designated as “closed” for residence permits. As a result, several popular neighborhoods in Alanya have become unavailable for new applicants.

Buying property in a closed area will result in a refusal from the migration office — meaning wasted time, money, and the inability to live legally in Turkey.

In this article, we will provide up-to-date guidance and help you choose the right area in Alanya where residence permits are still available.

Which Areas of Alanya Are Closed for Residence Permits in 2025

A closed area (kapatılan mahalle in Turkish) is designated by the Ministry of Interior when the share of foreigners exceeds the permitted quota. Under Law No. 6458 “On Foreigners and International Protection,” the authorities are entitled to regulate the settlement of foreigners to prevent demographic imbalance. Since 2022, the rule has been clear: the share of foreigners in each neighborhood (mahalle) must not exceed 20%. If the threshold is crossed, the neighborhood is added to the closed list, and new residence permits cannot be issued there.

Neighborhoods Closed for First-Time Residence Permits

• Mahmutlar – one of the largest neighborhoods, now inaccessible for new foreigners.

• Kestel – located east of the center, also on the closed list.

• Avsallar – a resort area west of Alanya, popular with buyers from the CIS.

• Kargıcak – an elite villa region east of Mahmutlar.

All other parts of Alanya remain open for residence permits, including:

• Oba – a developed area near the center with many new complexes.

• Tosmur – on the Dim River, next to closed Kestel.

• Konaklı – a green suburb to the west, calm and prestigious.

• Payallar – a growing area further west of Konaklı, with land still available.

• Türkler – a resort area close to Avsallar.

• Okurcalar – a coastal region near Side.

• Alanya Center – the historic heart of the city and nearby neighborhoods.

Note: other areas also remain open, including Cikcilli, Demirtaş, Incekum, and others. The migration service updates these lists regularly.

It is important to understand that neighborhood status is not permanent. The authorities review data on foreigner populations regularly and adjust the lists: neighborhoods can be closed but also reopened. By 2023, Turkey already had 1,169 closed neighborhoods across 15 provinces, and the number continues to rise.

There are also reverse examples: inspections showed that in Mahmutlar, Avsallar, and Kestel, the share of foreigners had dropped below 20%, creating grounds for reopening. Kargıcak, however, still has an excessive concentration of foreigners and remains closed. When buying property in Alanya, you must always confirm the current status of a neighborhood at the time of purchase.

Why Area Status Matters for Getting a Residence Permit in Turkey

The status of an area directly determines whether you can apply for a residence permit: in a closed mahalle, the migration office will not accept applications for a first-time residence permit by address. This applies mainly to short-term residence permits based on property purchase or rental. Even buying an apartment in a closed area does not give the right to apply.

Key rules for different categories:

• Residence permit by property purchase or rental (touristic ikamet): not issued in closed areas. Foreigners may buy or rent there, but cannot register for residence. Any application will be refused, regardless of investment size.

• Extension of residence permit: if you were already registered before closure, have a valid ikamet and a registered address, you may renew. The ban applies only to first-time permits. For example, if you registered in Mahmutlar before restrictions, you can continue renewing there.

• Family residence permit: not subject to territorial restrictions. If you are married to a Turkish citizen, you can obtain a family residence permit regardless of the neighborhood. Children and other dependents joining the main applicant can also be registered at the family address even in a closed area.

• Student residence permit: issued to students admitted to a Turkish educational institution, even if located in a closed area. Students may register at dormitories or rented housing near the university.

• Work permit: tied to employment, not to area quotas. Holders of work visas may live in any neighborhoos, since they legally reside as employees.

How to Check If a Neighborhood in Alanya is Open for Residence Permits

Always check the area’s status before buying property or signing a long-term rental agreement. There are several ways to do this:

• Official migration service website: The Directorate General of Migration Management (Göç İdaresi) publishes updated lists of closed regions. On the Ministry of Interior’s portal or the e-ikamet.goc.gov.tr website, you will find closed-area lists, an interactive map, and FAQs. Entering an address will immediately confirm whether registration is possible. Göç İdaresi also updates statistics on the number of foreign residents.

• Licensed real estate agencies: Agencies closely monitor updates and know the status of each neighborhood. Experienced agents will verify the data in the migration service database and, if needed, provide written confirmation.

• Landlord or municipality: If applying for residence based on a rental agreement, confirm address registration in advance at the local Population Directorate (Nüfus Müdürlüğü). Even a notarized rental contract will not allow residence registration if the property is in a closed area. A responsible landlord should inform you beforehand.

Mistakes and Risks When Choosing a Neighborhood in Alanya

Foreigners often encounter the following mistakes and risks:

• Trying to apply in a closed area: The most common mistake is buying or renting without checking the area’s status. Many applicants only find out at the migration office, when the inspector rejects the application because the address is in a closed neighborhood. Without a residence permit, you cannot register your address, open some bank accounts, or enroll your children in school or kindergarten. In this case, you are limited to the visa-free stay of 60–90 days and must then leave Turkey.

• Financial losses from purchase or rental: Many choose an area specifically to secure residence. Real estate in Alanya is a major investment, and a refusal can be an expensive setback. Quick resale without loss is challenging: demand is lower in closed neighborhoods, leading to losses or long delays. With rentals, the situation is similar: many tenants prepay six months in advance, pay deposits, and settle in, only to find out they cannot register. Refunds are nearly impossible, as landlords technically fulfill the contract.

• Falling property liquidity: Investors must weigh long-term risks. Closed areas automatically lose part of their appeal for foreigners, reducing liquidity and resale potential. For example, before restrictions, Russians actively bought in Mahmutlar for residence purposes, supporting high demand. After closure, demand dropped, and price growth slowed sharply. Investment value decreases, as the buyer pool narrows to Turkish citizens or foreigners not seeking residence. Meanwhile, there is no guarantee that an open area today will not be closed tomorrow if foreign demand surges. Without professional advice, you can easily end up with property that loses appeal and appreciates slower than expected.

What to Do If the Desired Area is Closed

If you discover that your chosen area is closed for residence permits, you have several options.

Choose an Aternative Neighborhood

Around closed areas, you can usually find nearby areas with similar character and comfort. Instead of Mahmutlar, look at Tosmur or Oba — they are close by, offer the same beaches and infrastructure, but remain open. Instead of Avsallar, consider Türkler, Payallar, or Incekum, just a few minutes away. If you were planning on Kargıcak, Demirtaş is the logical alternative — directly next to the closed zone and still open. Alanya Center is also a safe option: its large local population makes closure unlikely. Suburban areas such as Gazipaşa — a small but growing town with its own airport east of Alanya — also remain open. Licensed agencies can always provide selections of good properties in open areas. It is more sensible to buy slightly farther from the center than to be left without a residence permit.

Consider Other Grounds for Residence

If you want to live specifically in a closed area — perhaps due to friends, familiarity, or personal preference — then you must look for alternative legal options. A family residence permit is available if your spouse is a Turkish citizen, with no restrictions. A student residence permit is possible through university admission or language courses, allowing residence anywhere. A work permit is more complex, but also valid: many foreigners gain legal status through employment in hotels, restaurants, or services. Importantly, a touristic residence permit based on rental cannot be obtained in closed neighborhoods.

Prospects for Reopening Closed Areas in Alanya

Closures are not final. The Ministry of Interior reviews demographic data annually. If the share of Turkish citizens rises or the number of foreigners declines, some areas may reopen.

In Alanya, discussions are already underway about Mahmutlar, Kestel, and Avsallar. At present, they remain closed, but future reopening is possible if the migration service makes a positive decision.

It is worth following the updates closely, but there are no guarantees, and waiting can take years. It is safer to make decisions based on the rules in force today.

Turkish Citizenship by Real Estate Investment as a Solution

The most decisive — and effective — solution is Turkish citizenship through real estate investment. The state program sets the minimum threshold at $400,000, which can be invested in a single property or split between several.

After fulfilling the requirements, the investor receives a Turkish passport and is no longer affected by neighborhood quotas: citizens of Turkey may live anywhere. During the citizenship process, an investment residence permit is automatically issued, which also bypasses restrictions.

For buyers of high-end real estate in Alanya, this is a secure way to solve the issue without risk of sudden closures.

Buying Property in Alanya for a Residence Permit with Luxury Estate Turkey

To avoid refusals and financial loss, you should work with professionals. The licensed team at Luxury Estate Turkey constantly monitors migration updates and advises clients on every detail. We help you choose the right area and property in Alanya that qualify for residence permits and prepare the entire document package.

Planning to apply for a residence permit in Alanya? Contact us — we will make your property purchase safe and profitable. And for you, the most important part will remain: enjoying life by the sea.