Property in Antalya and Alanya for foreign buyers

Antalya and Alanya are where most foreigners look first when they want a flat or small house in Turkey. The coast has an airport, a long beach season, established foreign communities and a wide price range. This guide compares the main districts, shows what the 2026 numbers say, and explains where the residence permit, the rental market and the seasons change the picture. For the wider map see best areas to buy in Turkey.

The districts in short

• Lara (Muratpaşa district, Antalya city): a long hotel and apartment strip east of the centre, mostly newer buildings, popular for sea-view flats and for lets. Prices are above the city average.
• Konyaaltı: west of the centre, beach and mountain views, a residential and family area, among the districts where rents run above the Antalya average.
• Kepez: inland, older and cheaper stock, local tenants all year; the reported gross yield is higher but the lifestyle appeal is lower.
• Alanya centre and Mahmutlar: a long-established market with many buyers from abroad. Mahmutlar is a seafront suburb of apartment complexes with pools and services; the centre is denser and older.
• Side (Manavgat district): a smaller resort town with a historic core, villas and holiday complexes, more seasonal than Antalya city.

Each name is a district or neighbourhood, not a single market. Two streets in the same district can differ by tens of percent, so compare sold prices, not the asking prices on portals.

What prices say in 2026

Endeksa and Emlakjet data for August 2026 put the average Antalya home at about 6.1 million lira, roughly 113,000 euro, up about 25% in lira but down about 5.1% after inflation. In Alanya a listings average of about 60,673 lira per square metre (roughly 1,100 euro) was reported for August 2026. For comparison, Istanbul's citywide figure was about 60,400 lira per square metre in January 2026. These are averages across all ages and districts. We did not find a verified, current per-square-metre figure for Lara, Konyaaltı, Kepez, Mahmutlar or Side, so we do not quote one: ask the agent for recent closed sales in the same building or street. The full set of numbers and costs is in Turkey property prices and buying costs.

Buying costs come on top. The title-deed tax is 4% of the declared value, which the law splits between buyer and seller although the buyer often pays all of it. A licensed valuation report, compulsory earthquake insurance (DASK), translations and a notary for any power of attorney are also needed. The total for a typical purchase is a few percent above the price.

Residence permit through a purchase

Our guide reports that a residential purchase with a title-deed price of at least USD 200,000 can support a short-term residence permit, with payment through the banking system and your address registered at the property. The permit is a separate application to the migration authority (goc.gov.tr); a purchase does not grant it automatically. Two cautions apply. First, areas where foreigners reach about 20% of residents can be closed to new foreign registrations. We saw an unconfirmed report that Mahmutlar addresses were accepted again from June 2026, but we found no official confirmation, so check the current list for the exact address before you sign. Second, the dollar value depends on the rate on the deed date and the valuation report sets a floor for the declared price. Citizenship by investment is a different route with a higher threshold, see Turkey golden visa and citizenship.

Rental income and seasonality

Endeksa and Emlakjet data for August 2026 give an average Antalya rent of about 29,300 lira a month against the 6.1 million price, a gross yield of roughly 5.8%. Global Property Guide figures for the first quarter of 2026, which we could only see in a search summary, reported higher gross yields for Kepez (about 8.0%) and Muratpaşa (about 7.6%), lower for Konyaaltı (about 6.3%) and 3.9% to 6.1% for Alanya. Treat them as reported, not as a promise.

The risk is the season. Aggregator data for the twelve months to mid-2026 showed average occupancy of only about 29% across Antalya listings and a nightly rate near 4,400 lira, with active listings down about 45%. These are not official statistics and well-run units do better, but a holiday let needs a permit and, in a multi-owner building, the consent of all owners. Read Turkey short-term rental rules and rental yield and investment first. A long let to local tenants in a year-round district such as Konyaaltı or Kepez gives steadier income than a resort apartment empty for part of the winter. The lira also loses value, so judge the result in euros.

For Russian-speaking buyers

Antalya and Alanya have large Russian-speaking communities, so agents, lawyers and sworn translators who work in Russian are easy to find. The practical steps are the same as for anyone: a valid passport, a Turkish tax number, a bank account at a Turkish bank, a licensed valuation report and a transfer of the purchase money through the banking system with the right payment description, so that the title-deed price and the residence-permit file match. Banks and notaries ask for the source of funds and may take time; keep documents ready and comply fully. If you live in the EU and are buying from abroad, a notarised power of attorney lets a lawyer sign for you, and the mortgage options for foreigners are limited, see mortgages for foreigners in Turkey. Before buying a resale flat, use our resale checklist.

FAQ

Which is better for a foreigner, Antalya or Alanya? Antalya city has a year-round local economy and tenants, while Alanya is more resort and community driven; the right choice depends on whether you want use, a long let or a holiday let. Is Lara or Konyaaltı more expensive? Both are above the city average, but we have no verified current per-square-metre figure, so ask for recent sales. Can I get a residence permit by buying in Mahmutlar? A purchase of at least USD 200,000 may support one, but some neighbourhoods are closed to new registrations, so check the exact address with the authority. Is a rental yield of 8% realistic in Kepez? Some sources report it, but it is in lira, before tax and costs, and the lira weakens. Do foreigners need a permit to let by the night? Yes, lets of 100 days or less need a permit, with the consent of all owners in a multi-owner building. Can I buy in a military zone? No, foreigners cannot buy in military or security zones and the land registry checks before a sale.

How we help

Browse the Turkish listings on our platform and test the numbers in the calculators. We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers in Turkey for the title check, valuation and residence-permit questions. This text is informational and is not legal, tax or investment advice; rules and thresholds change, so verify the current position with the Land Registry (Tapu ve Kadastro), the migration authority and your own advisers before you buy.