01
Oba and Tosmur
Just past the centre. City life within walking distance and the sea in front. The most popular choice for living here all year.
Property in Turkey · Alanya
Property for sale in Alanya
A town stretched along one coast road under the Taurus mountains, where the whole decision is which point on the line you choose.
A shortlist for your planA reply in your messengerNo stale listing feed
15 placescovered across Turkey, coast and city
Every checknamed before a reservation, not after
One teamfor the search, the paperwork and the deal
About this
Buying an apartment in Alanya: neighbourhoods and running costs
Geography made this town a single line
The Taurus mountains come close to the water at Alanya, so the town grew as a long strip along one coastal road with a castle headland in the middle. Every statement about property in Alanya, Turkey is really a statement about where on that line you are. Houses in Alanya and apartments in Alanya cover the same range of quality throughout, but the surroundings shift completely between the western villages and the eastern high-rise districts.
East of the castle: Tosmur, Oba, Mahmutlar, Kargicak
Heading east, Tosmur and Oba sit close enough to the centre to use it daily, with lower buildings and more greenery. Beyond them Mahmutlar is the densest foreign-owned district on this coast, with towers, a long seafront promenade and shops that stay open all winter. Kargicak climbs the hillside above it and trades convenience for views and space. Alanya real estate in these districts is what most people mean when they picture buying here.
West of the castle: Konakli, Turkler, Avsallar, Incekum, Okurcalar, Payallar
The western villages are a different proposition: pine woods, small sandy bays, low-rise complexes and a genuinely quiet winter. Property for sale in Alanya's western strip usually gives more square metres and a bigger balcony for the money. What it does not give is a busy street in January, so it suits a second home or a summer-led plan better than year-round living.
What the complex charges you
Alanya sells managed living. Pools, a gym, a sauna, a generator, landscaped gardens and gate security all sit behind the monthly aidat, which continues whether you are in Turkey or not. A plain block costs a fraction of a full-facility residence, and neither figure appears in a listing photograph. Add utilities on meters, the annual municipal property tax and compulsory DASK earthquake cover, and you have the real yearly number to compare flats for sale in Alanya against.
01
Start here
Alanya is a line, and every neighbourhood is a point on it.
West of the castle it turns green and villagey. East it thickens through Tosmur and Oba until Mahmutlar becomes a wall of towers. Same sea, different daily life.
Where to look
Along the coast road
02
Mahmutlar and Kargicak
Dense, high-rise and well supplied with shops and cafes. The largest concentration of foreign owners on this coast.
03
Avsallar, Incekum and the west
Pine woods, small bays and a slower pace. More space for the money, fewer things open in winter.
Before a reservation
A render sells a mood. A tapu tells you what you own.
We gather the facts behind a property first, then say plainly what holds up, what needs answering and what is simply unknown at this stage.
Title and rights
What the tapu says, which form of ownership it is, and whether the registry shows anything undisclosed.
The building
Construction date against the building code, whether the iskan is in place, and the state of the block.
The real cost
Service charge, utilities, property tax and insurance, written out as a yearly figure.
Getting out
Who the next buyer would be, and how long a sale in this district usually takes.
AlanyaAlanyaGet an Alanya shortlist
Your shortlist
An Alanya shortlist by neighbourhood
Complexes here look alike in photographs and differ enormously in what they cost to run. The shortlist separates them.
- Neighbourhood by neighbourhood, from Avsallar to Kargicak
- The real monthly aidat for each complex type
- Which streets keep their shops open through the winter
How we work
We would rather send four properties that fit than forty that do not.
The first conversation is about how the property will be used, not about what is available this week. Everything after that follows from the answer.
The brief
How many months a year you will be there, who else uses it, and what you will not compromise on.
The shortlist
A small number of properties in districts that match, with the trade-off in each spelled out.
The checks
Registry, permits, service charge history and the questions to put to the seller in writing.
The purchase
Tax number, bank account, valuation report and the Land Registry appointment, in order.
Checks before you buy
Eight things a property should survive
Title, permits, contract, building age, service charge, season, management and resale. We are not your lawyer; we make sure you arrive at one with the right questions.
The process
Four steps, and no rush at the start
- 01
Tell us the plan
Pick a messenger and leave a number. You may have a town in mind, or none at all.
- 02
A short conversation
Months of use, budget range, timing, and the things that would rule a property out.
- 03
The shortlist
A handful of options that fit, with what to compare and what to check on each.
- 04
The next step
Viewings, questions to the seller, and the paperwork in the right order.
Questions worth asking out loud
A property worth buying can take an awkward question.
Why this district?
Demand, season length, what is open in winter and what is being built nearby.
What does a year cost?
Service charge, utilities, tax and insurance, before anyone talks about yield.
What if plans change?
Use, letting and resale are worth discussing before a deposit, not after.
Who is the next buyer?
A property local buyers also want is a property you can sell.
Read next
FAQ
Before the first conversation
Mahmutlar or Oba?
Mahmutlar has the density: more shops, more restaurants, more foreign residents and a longer list of things open in January, at the cost of high-rise surroundings. Oba is closer to the centre of Alanya proper, lower and greener, with easier access to the hospital and the main town. Both work all year. Mahmutlar tends to be cheaper per square metre and Oba tends to hold value better.
Is Alanya only busy in summer?
The centre, Oba and Mahmutlar keep a real winter population, much of it foreign residents who live here permanently. The villages west of Avsallar are much quieter out of season. The honest test is to look at how many restaurants on a given street have winter opening hours, and we can tell you that street by street.
Can a foreigner buy an apartment in Turkey?
Yes. Citizens of most countries can own residential property in Turkey in their own name. The limits are geographic rather than personal: purchases are restricted inside designated military and security zones, and there is a cap on the share of land in any one district that foreign nationals may hold. Both are checked before a reservation, not after.
Do I have to be in Turkey to complete the purchase?
It helps, but it is not required. The transfer is registered at the Land Registry, and a buyer who cannot attend may act through a notarised power of attorney. A sworn translator is present at the registry when the buyer does not speak Turkish. Viewing trips are still worth making before you commit to a district.
Alanya
Ready for a shortlist that fits your plan?
Leave a number in the messenger you already use. We will ask a few questions first, then send properties worth your time.