Author: Luxury Estate Turkey
Viewed 54 times
17 September 2025
Location and view directly influence both price and liquidity. A panorama of the sea or the castle raises the price per square meter and speeds up the time to sell. Beachfront apartments in Alanya are considered the most prestigious; the sea view helps them sell faster than other properties. Homes near Cleopatra Beach and the castle are valued for limited land supply and strong infrastructure, which supports high resale liquidity. A good view also lifts rental rates and makes a later sale easier.
The quality of the view directly shapes demand and perceived value. For tenants, especially tourists, a sea panorama or a castle view is a strong argument to choose the property. Market data shows that a 1+1 by the sea in Alanya can bring around €1,700 per month in high season on short-term rentals, while a long-term lease averages about €600. Guests are ready to pay more for morning coffee with a sea view.
For buyers, the view also matters. An apartment with a panorama of the sea or the historic center looks more prestigious. Property near Cleopatra Beach is in demand for the view and the proximity to landmarks. Homes with the best views find buyers faster and sell closer to the asking price because they create a sense of exclusivity and emotional value.
Seasonality of Alanya rentals is pronounced and directly affects profitability. The tourist season runs roughly from April to October, and demand for sea-view or landmark-view apartments peaks during this period. Seafront flats in Alanya are often booked weeks in advance, and daily rates are much higher than in winter. In mid-summer, a view apartment can bring €60–80 per day. In the shoulder months, rates fall sharply, or the unit may sit vacant.
As of 2025, short-term rentals in high season can generate almost triple the income compared with steady year-round long-term leasing. Annualized, short-term models can deliver 8–12% returns, while long-term averages about 6–8%. Short-term, however, requires active management, guest turnover, and is sensitive to tourist flows.
Long-term suits those who prioritize stability. Income is lower, but a steady stream of tenants reduces seasonal risk.
Sale prices continue to rise. Buyer activity is traditionally higher before and after peak season, when visitors look for investments. In these conditions, the view becomes even more important: an apartment with a panorama of the sea or the castle stands out and sells faster at any time of year.
Sea-view properties in Alanya form a distinct segment. Proximity to the coast and an open panorama lift the price per square meter. The wider the view and the fewer obstructions in front of the building, the higher the final price.
In the Cleopatra Beach area, new 1+1 units by the beach start at about €100,000, while similar new builds in the center without a sea view start around €80,000. The view premium can reach several dozen percent.
For investors, this premium is justified by more than aesthetics. Coastal land in Alanya is almost fully built out, and new development is moving to the edges, such as Gazipaşa or Demirtaş. Scarce supply and steady demand push prices up.
Over the long term, these properties maintain above-average liquidity. Even when prices fluctuate, sea-view apartments are easier to sell and rent at higher rates.
For short-term strategies, the presence of a view is one of the main yield drivers. Such apartments regularly achieve higher occupancy and nightly rates.
This is most evident around Cleopatra Beach, where short-term yields average 8–11% per year. In summer, the gap is clear: a 1+1 with a sea view can bring about €2,000 per month, while a similar unit without a view earns about €1,400. Across Alanya, studios and small apartments show average gross yields of 7–10% annually, but homes near the beach often sit at the top of that range or above.
Account for operating costs: management fees, cleaning, utilities, and marketing on rental platforms. Competition on Airbnb and Booking requires strong service and presentation, but a sea view gives a visible advantage. These apartments are easier to promote, are booked faster, and hold a higher nightly rate, which increases summer profits and the annual yield versus long-term leasing of non-view units.
Alanya Castle is a city symbol and a powerful prestige factor. Homes with castle views feel unique and high-status, associated with history, romance, and exclusivity. For tenants, especially foreigners, the evening illumination of the castle and the Red Tower turns windows into a “living postcard.” That atmosphere is hard to replicate elsewhere.
Developers of premium central projects highlight castle views along with proximity to Cleopatra Beach and the urban infrastructure. For tenants, this is about emotion and status rather than function, which makes leasing easier and supports higher rents. Expats and affluent families are ready to pay for the ambiance. This feeds liquidity: tenants stay longer and renew more often.
Castle-view property in Alanya is a sought-after niche where demand tends to exceed supply. The center has been built up, and free plots are scarce, so new launches in this zone are rare. Shortage drives liquidity, and each apartment with such a panorama is treated as a one-off product.
Analysis shows the central area is among the most liquid due to limited land. Apartments with castle views sell faster than average, and on resale after several years, the owner almost always finds a buyer drawn by the location’s prestige.
The city center, even without sea or castle views, holds investment value because rental demand is steady. Hospitals, offices, shopping centers, and a full urban infrastructure are concentrated here, which brings long-term tenants such as students, professionals, and families.
Unlike tourist areas where returns depend on the season, the center provides a predictable cash flow year-round. According to 2025 rental data, neighborhoods like Oba and Çıplaklı deliver average returns of 6–9% on long-term leases. The rate is lower than that of seafront property, but there are no seasonal gaps. Tenants often stay for years.
For many renters, access to schools, shops, and transport matters more than a panorama. As a result, central apartments with typical city or distant mountain views remain liquid and in demand.
Profitability in the center often depends on details that offset the lack of a sea view. Micro-location is key. Apartments by Cleopatra Beach, although technically central, are far more expensive and liquid than units deeper in the blocks. Proximity to the water, Atatürk Boulevard, or historic sites lifts achievable rents.
Building quality and condition also matter. Complexes with pools, parking, and security can command higher rents even without views. A new 1+1 in the center can bring €700–800 per month, while an older resale of the same size may rent for €500–600.
Tenant profile is another lever. Students and local employees tend to choose compact, affordable units, which supports fast occupancy and a shorter payback period. Large penthouses without views, by contrast, can sit vacant longer. On average, long-term rentals in the center provide 6–8% per year, which corresponds to a 12–15-year payback.
In practice, payback often shortens thanks to steady price growth. Central areas appreciate due to land scarcity, ongoing infrastructure improvements, and population growth. This gives a double effect: regular rental income plus value appreciation. When choosing, weigh transport access and build quality.
Here is how different view types behave under short-term and long-term strategies.
Sea view: Best for short-term rentals. Summer nightly rates can generate as much income in one season as a year of long-term rent. Outside peak months, demand weakens and owners either reduce rates or pivot to monthly leases. Typical short-term yields reach about 10–12% per year, while long-term yields are around 6–8%.
Castle view: Many owners mix strategies: short-term in summer and multi-month leases in winter. Tourists choose boutique apartments near landmarks. Local families and well-paid professionals like the center for long stays. Overall yields sit around 8–10% per year with occupancy throughout the year.
City view (urban landscape): Best for stable long-term renting. Practicality dominates here: proximity to work, schools, hospitals, and shops. Rates are lower than for view properties, but occupancy is near full. Returns average 6–9% annually and avoids seasonal dips.
Each view type has its own resale profile and ownership risks.
Sea view: Liquidity is high. Demand for coastal homes remains steady, especially by the sea and in prestigious areas such as Cleopatra, Oba, and Tosmur. Limited land supports values over time. Risks include intense competition in Mahmutlar, where many high-rises with views are under construction, so resale owners may compete with brand-new stock. Tourist traffic swings can also affect liquidity. Sea air accelerates interior wear and raises maintenance frequency. Even so, long-term demand for sea-view homes remains strong.
Castle view: Unique and therefore liquid. Supply is limited, while buyers range from history lovers to rental investors. Risks include a narrower audience and higher entry prices, which can shrink the buyer pool in unstable periods. The central stock is also older, so resale may require discounts or renovations. The castle view itself remains a lasting advantage and supports sales if pricing is realistic.
City view: The most accessible and broad segment. Demand is wide, from local families to mid-budget investors. The main risk is intense internal competition. Without clear advantages, owners often compete on price. Central Alanya property pricing is also more sensitive to domestic factors such as the lira exchange rate and mortgage rates.
Do you want both yield and capital protection? The licensed team at Luxury Estate Turkey will select a property profile that fits your goals. We consider the area, growth prospects, rental, and resale scenarios. With us, you invest in Alanya real estate with the type of view that brings you the best result.
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