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Property in Alanya
Turkey's most affordable popular coastal property market — and a strong investment case.
Quick Answer
How much does property cost in Alanya?
€600–1,500/m² depending on area and proximity to the sea. Alanya is Turkey's most affordable property market among popular coastal cities. High Scandinavian and German demand has created a strong, liquid resale market. Rental yields of 6–10% are achievable, especially near the beach in summer.
Prices by Area
| Area | Price/m² | Avg 1BR | Rental Yield | Note |
|---|---|---|---|---|
| Mahmutlar | €600–900/m² | €45,000–75,000 | 6–9% | Strongest Scandinavian demand; established resale market |
| Kestel | €700–1,000/m² | €55,000–85,000 | 5–8% | Growing; good sea views; quieter lifestyle |
| Alanya Centre | €900–1,400/m² | €70,000–120,000 | 7–10% | Best tourist rental yields; near Cleopatra Beach |
| Oba | €700–1,000/m² | €55,000–85,000 | 5–7% | Modern stock; value-focused; growing family demand |
| Cikcilli | €800–1,200/m² | €60,000–100,000 | 5–7% | Established area; mixed Turkish/expat market |
| Konakli | €550–850/m² | €40,000–70,000 | 6–9% | Cheapest in area; holiday rental income potential |
Investment Case for Alanya
Alanya's property market is unique in Turkey: it is simultaneously one of the cheapest coastal markets and one of the most liquid, thanks to 30+ years of Scandinavian and German investment creating deep demand for resales. You can buy, rent, and sell with relative ease compared to less established markets.
Strong rental yield potential: 6–10% in season
A 1BR apartment near Alanya's beaches can generate €400–700/week in peak summer (July–August), making annual yields of 6–10% realistic for properties managed well with short-term rental platforms. Combined with a low purchase price relative to Western Europe, the numbers are compelling.
- Summer rental season: June–September (4 months of peak demand)
- Offseason rental to long-term expat tenants possible (Scandinavian retirees often spend winters)
- German and Russian tourist demand supplements Scandinavian base
- Property management companies in Alanya handle full rental operations from €50–100/month or 15–20% of revenue
The Alanya Market vs Competitors
| City | Price/m² Range | Rental Yield | Liquidity | Note |
|---|---|---|---|---|
| Alanya | €600–1,500 | 6–10% | High | Most affordable; strong Scandi demand |
| Fethiye | €800–2,500 | 4–8% | Good | British market; premium areas expensive |
| Antalya centre | €900–2,500 | 4–7% | High | City market; diverse demand |
| Bodrum | €1,500–6,000+ | 3–6% | Moderate | Premium market; celebrity factor |
Buying Process
Choose an area and agent
Many Alanya agents are Scandinavian-speaking or have Nordic staff. Ask for a RICS-accredited agent or get a personal recommendation from the expat community.
Get a Turkish tax ID
Required for all purchases. Takes 5 minutes online. See our tax ID guide for the online method.
Legal due diligence
Independent Turkish lawyer checks the tapu (title deed), encumbrances, debts, and planning permission. Essential. Cost: €500–1,500.
Preliminary contract + deposit
Sign a satış vaadi sözleşmesi (promise-to-sell contract). Deposit typically 10%.
Military clearance
Routine for most nationalities in civilian areas. Takes 2–8 weeks through the Land Registry.
Tapu transfer
Final title transfer at the Land Registry (Tapu Müdürlüğü) in Alanya. Both parties (or POA holders) attend. Pay stamp duty (4%) and fees.
Purchase Cost Summary
Stamp duty (tapu harcı)
4% of declared value
Legal fees
€500–1,500
Notary costs
€200–500
Estate agent commission
2–3% (sometimes buyer paid)
Earthquake insurance (DASK)
~€50–150/year
Total additional costs
~5–8% of purchase price
Key Warnings
- Always use your own independent lawyer — never the agent's recommended lawyer
- Check for outstanding AIDAT (management fee) debts before purchase
- Verify the property has a habitation licence (iskan) if it's a newer building
- Confirm no agricultural or forestry land zoning restrictions
- Avoid off-plan purchases unless from a developer with an established track record in Alanya