Destinations / Turkey / Alanya
Alanya, Turkey
Data grade B: official indices and portal reports Updated Oct 2026
Resort city east of Antalya with some of the Mediterranean’s lowest coastal prices.
On this page: What it buys · Where to look · All-in costs · Visas · Notes · Properties
Photo: Wikimedia Commons
about $1,000-1,400/m2 (approx)
asking price level
5 to 7% approx
gross rental yield
about 380,000
population
about 3,000 h sunshine/year
climate
Gazipasa airport 40 min; AYT 2h
getting there
Alanya delivers the cheapest serious Mediterranean seafront in our index: a castle on a rock, banana plantations, and apartment prices that undercut Spain’s coasts by half or more. Its international community (Scandinavian, German, Russian) is large enough that daily life works in English.
What your money buys here
Typical buys at each band, drawn from current local asking prices. Use the price per square metre in the bar above as your anchor: multiply it by the size you need and you will spot an overpriced listing in seconds. Figures are approximate, lean to the cautious side, and get refreshed as our data passes land.
$200k
A 1-2 bed near Mahmutlar, the value quarter
$350k
A 2-3 bed closer to Cleopatra beach or Oba
$500k
A sea-view penthouse or a small villa in Kargicak
Gazipasa, Mahmutlar and Avsallar: Gazipasa now has its own airport and prices a decade behind. Going one town over usually buys a size or quality upgrade on the same budget, and these smaller markets are where patient buyers find the mispriced gems. Fewer listings means more waiting, so set the alert and be ready to travel when the right one appears.
Where to look
1. Cleopatra beach side: the prime sand and promenade
2. Oba: modern mid-market blocks east of the centre
3. Mahmutlar: the budget high-rise strip with sea glimpses
All-in cost at $350k
Property price: $350,000
Title deed (tapu) fee: 4% of declared value
Notary, translation, valuation and permits: roughly $2,000 to 4,000
Agent fee: typically 2%
Rule of thumb: budget 6 to 8% on top
Prices are usually quoted to foreigners in USD or EUR. VAT exemptions can apply to first-time foreign buyers of new builds.
Visas and residency (most passports)
Buy-to-reside: Yes. A renewable residence permit with property from $200,000, excluding closed neighborhoods, so check the district before you buy.
Citizenship: From $400,000 in property, held for 3 years.
Digital nomad visa: Yes, launched 2024, with age and income conditions.
Visiting: e-visa or visa-free up to 90 days for many passports.
Healthcare and insurance
Private insurance is required for residence permits, typically a few hundred dollars a year for younger applicants, more at retirement age. Strong private hospitals in Istanbul, Izmir and Antalya.
Schools and family
Public schooling is in Turkish. International schools cluster in Istanbul, with options in Antalya and Izmir, typically $5,000 to $15,000/year.
Serious about Alanya?
Talk it through with a relocation and buying advisor. Visas, timing and the buying process, in one call.
Sources: TUIK and central bank indices, portal market reports, tapu fee tables, 2026 legal guidance on residency thresholds. Figures marked approx are indicative and verified in our monthly data pass. Guidance, not legal or financial advice.