About the region
Compared to such large megacities as Antalya and Mersin, Alanya is a fairly small resort with a population of just over 360,000 people. A pretty, flourishing city, originally compactly located between the Mediterranean coast and the Taurus Mountains, gradually spread its arms along the coastline to Avsallar, Injekum, Okurjalar in the west, towards Antalya, and Kyrgyzak, Demirtas in the east, close to Gazipasha.
The nearest airport is located in Gazipasa, 40 km from the center of Alanya and only 15 km from the same Demirtas. The distance from the city to Antalya airport is about 120 km.
If you look from the air, the coast of Alanya is divided in half by a rocky promontory protruding into the sea, on which you can see the long walls and towers of the famous Seljuk fortress, erected in 1221-1227 by order of Sultan Alaeddin Keykubat on the site of old Byzantine and even earlier, ancient Roman fortifications. Since then, strictly speaking, the Turkish history of the Byzantine Kalonoros ("beautiful mountain") began, which was renamed Alaiya. By the way, even earlier, under the Greeks and Romans, the city also had a telling name - Corakesion or Corakesium, which means "projecting into the sea".
However, soon after the Seljuks built a bastion, making Alaiya their second, or rather, winter, capital (Konya was the main one), they had to cede these lands for two hundred years, first to the Mongols, and then to the Egyptian Mamluks (warriors from the Caucasus who managed to seize power in Egypt). It was only in 1471 that the territories became part of the Ottoman Empire. Already at the beginning of the 20th century, the city, with the light hand of the first president of Turkey, Kemal Ataturk, slightly changed its name, getting the current, more euphonious one. According to legend, the mayor of Alaiya made a mistake in a telegram addressed to the head of state, writing Alanya instead of Alaia, to which the national leader said, so be it. (Note that the word Alania is in no way etymologically related to the Alans, an ancient people who inhabited territories in southern Europe and eventually settled in the North Caucasus).
In Alanya, as in many tasty places that endlessly changed hands, the real story is intertwined with the fictional one. One of the most beautiful romantic legends tells that the Roman Emperor Mark Anthony gave this city and the entire ancient Cilicia (the southeastern part of modern Turkey) to his beloved, the Egyptian queen Cleopatra, after which the brilliant powerful couple often spent time here. You can literally touch history by swimming on Cleopatra Beach. It is located in the very center of Alanya, west of the cape with the fortress, and is considered one of the best in the region.
Another fertile topic for legends is pirates. For several periods of its history, for example, in the 2nd century AD, the city was a haven for desperate sea robbers who hid treasures in secret caves. Today they are shown to tourists during boat trips.
The most famous Damlatash cave is located directly in the city. It is considered curative and open to the public.
The development of the region as a resort began in the 60s of the last century. Alanya had and has all the prerequisites for this: the climate is the warmest not only in the entire Turkish Mediterranean, but also in the whole country, magnificent sandy and pebble beaches, rich history and culture, diverse cuisine, abundance of fruits and vegetables all year round, thanks to both natural prerequisites and a huge greenhouse the household.
An important argument in favor of Alanya is that there are no strong earthquakes here. These territories lie in the white and yellow zones on the map of seismic activity in Turkey.
By the way, Alanya, unlike some other Turkish provinces, is considered safe from the point of view of crime. One of the Russian-speaking mothers shared that she calmly lets her schoolgirl daughter go for a walk alone, and she can safely go to the store at two in the morning. According to her, the plainclothes police are keeping an eye on the situation.
Today Alanya is a modern city with a developed infrastructure, not only tourist. In addition to numerous public schools, there are several international colleges. For example, TED, Yedi Bilim, «Bahcesehir», an American cultural College located in the Oba area. School graduates can continue their education in their city at Alaeddin Keykubat University or at Hamdullah Emin Pasha Private University.
There are several large hospitals in the city: the State Diagnostic Hospital in the Oba district, the Research and Application Center of the University of Bashkent, Anadolu, Yasham. The last three medical institutions are private. Municipal polyclinics and private clinics operate in all districts. According to Russians who have been living in Alanya for a long time, medicine here is generally at a high level, but serious diseases are likely to require contacting specialists in Antalya, Istanbul or Ankara.
In recent years, Alanya has been actively developing and improving. New modern residential complexes are emerging, similar to hotels, with green areas, swimming pools and infrastructure, designed primarily for foreigners who buy real estate for living, renting or profiting from rising prices per square meter. Such an investment strategy was quite working, as apartments and houses in Turkey were rapidly becoming more expensive in 2021-2022. In 2023, the market slowed down due to stricter rules for obtaining a residence permit for foreigners, on the eve of elections that could have an impact on the entire industry (held in May 2023), and as a consequence of the terrible earthquakes that occurred in February in Kahramanmarashe. Today, sales are growing again, but the pace has decreased compared to the previous year.
It should be noted that real estate in Alanya is no longer as affordable as it was a couple of years ago. There were practically no liquid offers in the range of 100,000 euros, and buyers aimed at the budget segment moved to Mersin, located east along the coast. Nevertheless, prices in Alanya are still significantly lower than in Antalya, and they still have a lot to grow. The latter depends on the area. An experienced realtor will tell you which place to choose, depending on the purpose of the purchase. For example, if you are interested in resort housing in order to come on vacation during the season, or we are talking about long-term investments, you can choose an apartment in "closed" for residence permit area, taking advantage of the discount. To move to Turkey, completely different areas are suitable – «open » for residence permits, with well-developed infrastructure.
The center of Alanya
Several districts belong to the conditional Center of Alanya, all of them are "open" for obtaining a residence permit. If you move from the west to the east, then Dinek will be the first, then Kyzlar Pynary (with Cleopatra beach and amusement park), Sarai (between the cape with the fortress and Cleopatra beach, west of Damlatash cave), Charshi (northern part of the cape), Hisarichi and Tophane (southern part of the cape), Shekerkhane (northeast of the cape), Kadypasha and Hadget (further north of Shekerkhane, in the depths of the district), Guller Pynary, Jumhuriyet (east of the cape, closer to Both).
The center of Alanya is the concentration of attractions and tourist life of the resort. Souvenir shops, cafes, restaurants, and nightclubs are located along the embankment. Pleasure yachts depart from the pier. There is also a harbor where large cruise ships dock.
Parallel to the embankment is Ataturk Boulevard, which also has a lot of shops and establishments where tourists can roam.
In the depths of the district, trade is already of a different kind - furniture stores, household appliances, car dealerships, and cafes are more budget-friendly, designed more for locals.
Do not forget that most administrative institutions are located in the center: belidie (municipality) on Ataturk Square, tax office, cadastre office, court.
The D-400 highway, which runs along the coast from Antalya to Mersin, bends around the center of Alanya, making a detour. In most other areas, it runs closer to the sea, cutting offthe embankment from the main building area.
Infrastructure of the district: 3 hospitals (Bashkent University Research and Application Center, Anadolu and Yasham), schools, a market square where a farmer's market opens on Fridays, numerous shops, restaurants and cafes.
For what purposes: the center is perfect for any requests – and obtaining a residence permit, and renting to tourists, and investing.
Real estate prices. In an old house, which is 25-30 years old, you can still find housing for 90,000 euros. As for new buildings, the cost of apartments in good modern complexes at the project stage starts from 165 000 euros.
The areas belonging to the center, but lying closer to the mountains, no longer experience such an onslaught of tourists as the coastal ones. It's quiet and peaceful here. For example, in the Sugezu area, located north of the center, above and below the D-400 highway, elite view villas and low-rise buildings are offered, but residents cannot do without a car.
Both
Perhaps the most prestigious area of Alanya, loved by foreigners. «Open"for a residence permit, although rumors about its closure have been circulating since last year.
Both are adjacent to the Center of Alanya from the east and border with Tosmur. The coastline is not so long, about 1.5 km, but it stretches 6 km deep and is surrounded by orange groves.
The D-400 highway (the ring road, as it is often called locally) conditionally divides the district into two: the Lower Ob and the Upper Ob. On the western border flows the Oba-Chai river, along which there is a shady landscaped embankment.
The beach: is wide, sandy, but the entrance to it is paved with slabs, and it is advisable to wear "corals" for swimming.
The first coastline is occupied by hotels. Residential development begins a little further from the sea, as in most areas of Alanya.
Infrastructure: international schools TED, Yedi Bilim, "Bakhchesehir", American Cultural College, the largest State Diagnostic hospital in the city, polyclinic at it, hypermarkets Metro, Kipa, a large store of building materials "Kochtas", shops electrical engineering, furniture stores. Nearby, in the neighboring district of Jikjilli, there is a large shopping and entertainment complex Alanyum.
For what purposes: apartments in the area are both suitable for their own living and for renting. Projects for the purpose of investment must be carefully selected, since prices are already high on the stratum.
Real estate prices. 2+1 housing in good condition on the secondary market can be found for 165 000 euros, which is the minimum. 1+1 apartments in new complexes in the Upper Both cost from 115,000 euros, in the Lower Both are more expensive. For example, a one-bedroom apartment in a prestigious cite with a rich Oba Downtown infrastructure (at the initial stage of construction) is offered for 240,000 euros.
Tosmur
Between Oba and Kestel lies a small area of Tosmur, open for residence permit. This is an expensive, prestigious place with modern high-rise (level 9-11) and medium-rise buildings. A small Dim Chai river flows from the mountains to the sea, along which a pretty green embankment is arranged.
Unlike the neighboring Oba district, Tosmur is partially located in the foothills. It is quieter, although there are hotels here too. There are no significant citywide infrastructure facilities in this location.
Infrastructure: elementary school, supermarkets Migros, Sok, BIM, salons of furniture, appliances, cars, bicycle shop. The farmers' market is open on Thursdays.
Beaches: a good sandy and pebble strip for swimming is located closer to the Dim Chai River and the Kestel area, in other places there is a rocky entrance.
For what purposes: apartments are suitable both for their own living and for renting. Projects for the purpose of investment must be carefully selected, since prices are already high on the stratum.
Real estate prices, if we consider the streets closer to the shore, are almost the same as in Both. A ready-made one-bedroom apartment on the first line is offered for 285,000 euros. An apartment from the owner with two bedrooms 800 m from the sea, on a hill, is for sale at a price of about 200,000 euros. A one-bedroom option in a house without internal infrastructure can be found for at least 132 000 euros. New housing costs more from 160,000 for 1+1 in a house under construction.
Jikjilli
West of Oba, just three kilometers from the center, is Jikjilli. It is open for residence permit, a non-touristic area lying in a mountainous area. It does not face the sea, but the beaches of Oba and Tosmura, as well as Keikubat and Cleopatra Beach are just around the corner by car.
Jikjilli is considered to be quiet and calm. Due to its location on a hill, it offers panoramic views of the coast.
The Lower Jikjilli is completely built up, new high-quality complexes are being built in the Upper Jikjilli.
Infrastructure: Hamdullah Emin Pasha University, the largest Alanium shopping and entertainment center in Alanya, Migros supermarket, sports center. A farmers' market is open on Saturdays. Metro and Kipa hypermarkets are located nearby in the neighboring area.
For what purposes: apartments are bought both for their own living, and for renting, investments. The villas are suitable for the investment citizenship program.
Real estate prices. 1+1 apartments in modern cites under construction cost from 163,000 euros, apartments from the owner from 154,000 euros. Ready-made villas can be purchased for 700,000-800,000 euros, new villas are more expensive.
Kestel
We continue to move east of the center of Alanya. Between Tosmur and Mahmutlar, surrounded by banana plantations, there is a fairly young, pleasant-looking area with modern low-rise buildings - Kestel. It is still "closed" for a residence permit, therefore, real estate in it can be considered as an option for resort housing or for short-term rental to foreigners (or long-term to Turks).
Infrastructure: Alaeddin Keykubat University and campus, polyclinic, Russian private school "Classic-M", which provides education according to the Russian standard, Turkish private school Doga with teaching in both Turkish and English, supermarkets Migros, Sok, BIM, shops for gardeners.
Beaches: sandy and pebbly, but rocky entrance to the water.Swimming lanes have been cut down in places. Beaches are a minus of this area.
For what purposes: for recreation, rental and as a long-term investment
Real estate prices decreased slightly after the closure of the residence permit area. A 1+1 apartment on the secondary market can be found for 125,000 euros and above, in a new building starting from 145,000 euros.
According to realtors, some developers have suspended sales so far, as, according to unofficial information (!), a law is due to be released in September, according to which the investment bar for obtaining a residence permit will be raised, but the districts will open.
Mahmutlar
Mahmutlar is a kind of town inside Alanya, located between Kestel and Kyrgyzak. He is well-known to everyone who has ever been interested in real estate in Alanya, as he is considered the most Russian-speaking. For many years, Russians, Ukrainians, Belarusians, and Kazakhstanis have been buying housing closer to their compatriots who settled here earlier. However, today it is impossible to obtain a residence permit in this area, it is "closed" for a residence permit.
The entire development area of Mahmutlar is separated from the coast by the D-400 highway, so you need to get to the beaches through crossings.
Residents of the area and tourists enjoy walking along the long well-groomed embankment. Along it there are small cafes, picnic areas, and sports fields.
One of the busiest places is Barbarossa Boulevard (Turkey had its own Barbarossa, the naval commander), running parallel to the embankment. There are many cafes and shops on it. There are no more tourist establishments and retail outlets on Ataturk Street.
Infrastructure: 5 public schools, 2 private kindergartens, 2 public clinics, clothing stores, furniture, supermarkets Migros, BIM, Carrefour, A-101, market square, where a farmer's market opens on Saturdays, post office, many playgrounds, veterinary clinic and pet stores.
In Mahmutlar, it is mainly a medium-rise andhigh-rise buildings. There are also low-rise buildings.
Beaches:wide, sandy, but rocky entrance to the sea, special shoes are desirable for swimming.
For what purposes: for recreation, rental and as a long-term investment
Real estate prices are relatively low, as the area is "closed". The cost of ready-made apartments 1+1 starts from 86,000 (1.5 km from the sea). Housing in new buildings starts from 85,000 euros for 1+1 (2.5 km from the sea) and from 130,000 euros (up to 500 m from the sea). If access to a residence permit is opened, prices will naturally go up.
Kyrgyzak
A small, quiet area with modest infrastructure, but its charm. Today is closed for a residence permit.
Most of the development is located in a mountainous area. Low-rise houses and villas stand on high ground, offering beautiful views of the sea, coast, mountains, fruit plantations.
Hotels are located closer to the shore, and several modern residential complexes have been built. But there is no beautiful promenade adapted for walking in Kyrgyzak.
Infrastructure: park with recreation areas, Migros supermarket, shops.
Beaches: sandy and pebbly, with a gentle entrance to the sea, without rocky ledges, as in neighboring Mahmutlar (slabs only on the site on the border with Mahmutlar).
For what purposes: for recreation, rental and as a long-term investment
Real estate prices. Ready-made 1+1 apartments are offered from 100 000 euros, options in new buildings from 105 000 euros. Prices are relatively low for the same reason – the area is « closed » for obtaining a residence permit.
Demirtas
Demiratash is the most remote eastern district of Alanya, bordering Gazipasa. It isopen for foreigners to obtain a residence permit. This is a non-touristic place with a rather chaotic development, not yet very well-maintained mountain streets and modest infrastructure.
However, everything speaks in favor of the fact that in a couple of years the village (and I would like to call Demirtas a village or hamlet) will be transformed. Already, it is actively being built up; multi-storey complexes with excellent internal filling are being built according to modern standards. Some of them are located on higher ground further from the sea. In such cites, a shuttle will be provided running between the beach and the complex. There are new buildings closer to the coastline.
Infrastructure: school, BIM store, restaurant on the mountain, cafe by the sea, small shops and grocery markets.
Beaches: in the central part there is a long pebble beach with a gentle entrance to the sea.
Demirtas has at least two undeniable advantages. Firstly, they continue to issue residence permits in this area, and secondly, real estate here is cheaper than in other parts of Alanya.
Real estate prices: the budget for the purchase of a 1+1 apartment in the complex at the pencil stage starts from 75,000 euros, in a ready-made modern complex from 85,000 euros. If we consider the offers closer to the sea, then the cost of a 1+1 apartment in a building under construction is about 120,000 euros.
For what purposes: for living, obtaining a residence permit, as well as as a long-term investment. The area is not tourist-oriented, so this location is not suitable for renting.
Conacles
We are heading west from the center of Alanya. The first district of Konakli is open for obtaining a residence permit..
Along the coast to the left of the D-400 highway there are numerous hotels of different stars. The residential area is located on the other side of the road.
Konakli residents are proud of the local mosque. It is quite large, and was founded by Alaeddin Keykubat. (Of course, it has been rebuilt many times since then).
Konakly are mostly five-storey neat houses (high-rise construction is prohibited in the area). There are modern complexes, but they are also low.
One of their favorite places to walk in Konakli is a beautiful coastal park with gazebos for relaxation.
Infrastructure: 2 polyclinics, 3 schools, 2 lyceums, kindergarten, Alaeddin Keikubat University branch, Time Centre shopping center, Neva outlet, furniture salons, equipment salons, grocery stores, luna Park.
Beaches: pebbly, sometimes rocky, as well as with imported sand near the hotels.
For what purposes. Real estate in Konakli is suitable for renting to tourists. They are also purchased for living and obtaining a residence permit, as a long-term investment. It is worth bearing in mind, however, that some shops and establishments close during the low season.
Real estate prices. A two-bedroom apartment on the secondary market can be bought for at least 70,000 euros. Apartment 1+1 in a modern new building at the project stage costs 120,000-150,000 euros.
Payallar
Another quiet, resort area is Payallar. It is open for residence permit.
As in neighboring Konakli, there are hotels along the coast, and residential buildings are mostly low, on the other side of the D-400 highway.
The area is actively developing. It is planned to build a hospital and golf courses. A long embankment has been recently landscaped, bike paths, playgrounds, and recreation areas have been made.
New complexes are being built in Pajallar, but they are mainly located at a distance of 1.5-2 km from the sea and beyond.
Infrastructure: school, lyceum, chain supermarkets, shops.
Beaches: small pebbles, sandy.
For what purposes: for living, obtaining a residence permit, renting, as well as as a long-term investment.
Real estate prices: a ready-made 1+1 apartment in a new house can be bought for at least 87,000 euros, the same in the complex at the pencil stage starts from 75,000 euros.
Turkler
A small area in which only about 4 thousand people live permanently. Hotels are built by the sea to the left of the highway, as well as to the right of it. After the hotels, residential development begins.
Turkler is not as developed as many other areas of Alanya, but it is promising, besides it is open for residence permits.
Infrastructure:polyclinic, 2 lyceums, secondary school, 2 elementary schools, shopping malls Bazar Nova Centre, Neva Outlet, Extra Hall, shops. Closer to the neighboring Avsallar is a large water park and dolphinarium Sealanya.
New complexes are being built in Turkler, but the distance from them to the coast is 1.5-2 km. Stores may also be some distance away. Many locals and visitors buy electric torpedoes to easily move around the area.
Beaches: the hotels have piers, from which you can go directly to the depth.
For what purposes: for living, obtaining a residence permit, renting, as well as as a long-term investment.
Real estate prices. There is very little secondary real estate, in the primary market prices for 1+1 apartments start from 80,000 euros.
Avsallar
The area has long been popular with tourists and property buyers from abroad, although today it is closed for residence permits.
Beaches. The highlight of Avsallar is the magnificent long sandy beaches with a gentle entrance to the water, including the famous Injekum, which rivals Cleopatra Beach in its characteristics.
Another natural wealth is the large Injekum Forest Park adjacent to the coast. On a hot day, it's nice to take a walk in the shade of the spreading pines. Recreation areas with gazebos and barbecue areas are organized in the park.
The D-400 highway divides Avsallar, as well as other districts of Alanya. In the part that lies by the sea, there are not only numerous hotels, but also residential buildings. There are several excellent cites here, for residents of which pools with slides, gyms, hamams are open.
The construction of new complexes is actively underway. Some of them are located behind the highway, at a sufficient distance from the sea. Turks living in such places actively use electric torpedoes.
Avsallar is a typical resort town, so there is seasonality in the work of retail outlets and establishments.You shouldn't expect much from the infrastructure either. But in order to buy something or have fun, you can easily drive to the neighboring area, for example, to Turkler or Konakly. Public transport is very well developed.Buses are constantly running between the center of Alanya and the outskirts.
Infrastructure: school, polyclinic, grocery stores, including a Russian store, market square, where a farmer's market opens every Wednesday.
For what purposes: for rental, as well as as a long-term investment.
Real estate prices. Due to the fact that the area is "closed", ready-made apartments can be found from 60,000 euros, good options closer to the coast: from 120,000 euros. In new buildings away from the sea, the cost of housing starts from 80,000 euros, closer to the sea from 90,000-100,000 euros.
Injecum
Avsallar flows smoothly into the village of Injekum (translated as "fine sand"), which is also considered an area of Alanya. It is open for a residence permit, but at its core this place is more of a resort and has not yet managed to transform into a residential oasis.
Beaches: magnificent, long, sandy, with perfect entry into the water.
Bathing places are the pride of both districts, Injekum and Avsallar. As well as the richest forest park "Injekum", which occupies vast territories from the coast to the mountains.
Infrastructure: secondary and primary schools, 2 clinics, private kindergarten, shops and markets.
New construction is underway in the village, including villas.
For what purposes: for rental during the season, as well as as a long-term investment. It is theoretically suitable for living and obtaining a residence permit, but practically it must be borne in mind that the area is not yet developed.
Real estate prices. A 1+1 apartment in a luxury complex under construction with a golf course can be bought for 118 000 euros. Ready-made villas are offered at a price of 270 000-300 000 euros.
Okurjalar
The farthest western tip of Alanya is the Okurjalar district, open for residence permits. It is almost equally remote from both airports. Antalya is 95 km away, and Gazipasa is 72 km away.
The first line, below the D-400 highway, as well as on the entire Alanian coast, is occupied by hotels. Residential streets are located above the road.
Like Injekum and Avsallar, this area is a tourist area with pronounced seasonality. Many shops and establishments are closed in winter.
Infrastructure: elementary school, lyceum, medical center, shops, markets.
Okurjallar has recently become actively built up, like Pajallar, but unlike the latter, houses are being built closer to the sea, 300-400 meters away.
For what purposes: for rental during the season, as well as as a long-term investment. It is theoretically suitable for living and obtaining a residence permit, but practically it must be borne in mind that the area is not yet developed.
Real estate prices: An apartment in a good complex under construction can be found at a price of 90,000 euros. There are also more expensive offers from large developers.
In conclusion, it should be noted that recently Gazipasha has also been in the zone of influence of Alanya. Buyers consider it when choosing a property along with the Alanya districts. It is a small town with a well-developed infrastructure and an airport. It is suitable for life, besides it is open for a residence permit. Many developers came to Gazipasa, including after some areas of Alanya were "closed" and the demand for them from foreigners weakened. Housing in the city has risen in price by 2.5-3 times. There are many interesting offers on both the primary and secondary markets, but the prices are quite high, and the development is carried out at a distance from the beaches. Ready-made 1+1 apartments 2 km from the sea: from 110,000 euros, apartments in a cite under construction 1 km from the sea from 130,000 euros.
Thank you for your help in preparing the material:
Anastasia Kezik, Marketing Director Alanya Property Sales
Ksenia Baldzhi, Executive Director, and Aigul Aukhadieva, Manager Liga Real Estate
