Alanya Apartment Prices 2025: Mahmutlar vs Oba vs Kestel Neighborhood Comparison
Choosing the right neighborhood is the most important decision when buying property in Alanya. Each district offers distinct characteristics, price points, and investment potential. This comprehensive comparison of Alanya's most popular neighborhoods—Mahmutlar, Oba, and Kestel—helps you make an informed choice for 2025.
Alanya Price Overview 2025
Before diving into neighborhood specifics, here's the broader Alanya price landscape:
| Area Type | Price per sqm (EUR) | |-----------|---------------------| | Budget districts | €900-€1,200 | | Mid-range areas | €1,200-€1,500 | | Central Alanya | €1,500-€2,200 | | Premium seafront | €2,000+ |
The average across all Alanya stands at approximately €1,145-€1,540 per square meter, with significant variation based on location, sea view, and property age.
Mahmutlar: The Budget-Friendly Expat Hub
Mahmutlar has become synonymous with affordable Alanya living, hosting the largest expat community on the Turkish Riviera.
Price Analysis
- Average price per sqm: €900-€1,100
- Typical studio: €45,000-€55,000
- Typical 1+1: €55,000-€70,000
- Typical 2+1: €72,000-€95,000
Mahmutlar offers the lowest entry point among popular Alanya neighborhoods, making it the top choice for first-time investors and those seeking maximum value.
Neighborhood Character
Mahmutlar stretches along 5 kilometers of coastline, offering:
- Modern apartment complexes with full amenities
- Direct beach access in many locations
- Extensive infrastructure for daily living
- Large Scandinavian and European expat community
- Active social scene with restaurants and cafes
- Well-developed public transportation
Who Should Buy Here
- Budget-conscious investors seeking maximum rental yields
- Expats wanting established foreign community
- First-time buyers looking for affordable entry
- Rental investors targeting high percentage returns
Considerations
- Can feel crowded during peak tourist season
- Less premium feel than other neighborhoods
- Closed for new residence permits as of 2025
- Some areas far from central Alanya
Oba: The Family-Friendly Central Location
Oba occupies a prime position between Alanya center and the eastern districts, offering the best of both worlds.
Price Analysis
- Average price per sqm: ~€1,226
- Typical studio: €55,000-€65,000
- Typical 1+1: €65,000-€80,000
- Typical 2+1: €96,000-€130,000
Prices run approximately 15-25% higher than Mahmutlar but deliver notably better infrastructure and convenience.
Neighborhood Character
Oba serves as Alanya's suburban hub with:
- Proximity to major hospitals (including private)
- Multiple shopping malls within minutes
- International and Turkish schools nearby
- Well-maintained parks and green spaces
- Modern infrastructure throughout
- Mix of low-rise and high-rise developments
Who Should Buy Here
- Families needing schools and healthcare access
- Retirees prioritizing convenience and safety
- Long-term residents planning to live full-time
- Quality-focused investors seeking stable appreciation
Considerations
- Higher prices than eastern districts
- Further from beach than coastal neighborhoods
- More residential, less tourist-oriented
- Still some construction activity in developing areas
Kestel: Quiet Luxury Living
Kestel commands the highest prices among our three neighborhoods, offering a more exclusive, tranquil environment.
Price Analysis
- Average price per sqm: ~€1,379
- Typical studio: €65,000-€75,000
- Typical 1+1: €75,000-€95,000
- Typical 2+1: €110,000-€150,000
The premium reflects Kestel's elite positioning and limited development compared to more densely built areas.
Neighborhood Character
Kestel attracts those seeking refined Mediterranean living:
- Low-rise luxury complexes predominate
- Stunning sea and mountain views
- Quieter, less crowded streets
- Higher-end restaurants and facilities
- More spacious properties and grounds
- Strong sense of community among residents
Who Should Buy Here
- Premium buyers seeking quality over value
- Privacy seekers wanting peaceful surroundings
- Luxury investors targeting high-end rental market
- Retirees preferring quiet, elegant environment
Considerations
- Highest price point among compared districts
- Closed for new residence permits in 2025
- Fewer budget dining and shopping options
- Less nightlife and entertainment
Side-by-Side Comparison
| Factor | Mahmutlar | Oba | Kestel | |--------|-----------|-----|--------| | Price/sqm | €900-1,100 | €1,226 | €1,379 | | Character | Expat hub | Family central | Quiet luxury | | Beach access | Excellent | Moderate | Good | | Amenities | Good | Excellent | Limited | | Rental yield | 9-11% | 7-9% | 6-8% | | Residence permit | Closed | Open | Closed | | Best for | Budget investors | Families | Premium buyers |
Other Notable Districts
Beyond our three main neighborhoods, consider these alternatives:
Tosmur
- Mid-range pricing: €1,000-€1,300/sqm
- Good beach access
- Growing infrastructure
- Balance of value and quality
Avsallar
- Budget-friendly: €900-€1,100/sqm
- Developing area with growth potential
- Quieter, more local feel
- Closed for residence permits
Central Alanya
- Premium pricing: €1,500-€2,200/sqm
- Walking distance to everything
- Historic castle area nearby
- Tourist-oriented with year-round activity
Kargicak
- Hillside location with views
- Quieter, residential feel
- Mixed pricing depending on position
- Closed for residence permits
Price Trends and 2025-2027 Forecast
Recent History
The Alanya market has experienced significant movement:
- 2022-2023: Record price increases of 20-30% annually
- 2024: Market stabilization with slight corrections
- 2025: Favorable buying conditions after adjustment
Future Projections
| Area Type | Expected Annual Growth | |-----------|----------------------| | Established districts | 5-10% | | High-growth areas | 14-19% | | Overall market | 8-12% next 2 years |
Kestel, Demirtas, and Avsallar show the highest appreciation potential due to ongoing infrastructure improvements.
Factors Affecting Prices
When evaluating specific properties, these factors create significant price variations:
Premium Factors (Add 20-40%)
- Sea view vs city/mountain view
- Upper floors in high-rises
- Seafront or beachfront location
- New construction vs older buildings
- Luxury complex amenities
Standard Factors (Add 10-20%)
- Building age and condition
- Complex facilities (pool, gym, security)
- Parking availability
- Renovation status
- Unit size relative to complex average
Discount Factors
- Ground floor units (unless garden)
- North-facing apartments
- Distance from beach
- Older buildings without elevator
- Units needing renovation
Buying Recommendations by Budget
Under €75,000
Best choice: Studio or small 1+1 in Mahmutlar
- Maximum rental yield potential
- Good for investment-only buyers
- Consider newer complexes with amenities
€75,000-€125,000
Best choice: 1+1 in Oba or 2+1 in Mahmutlar
- Sweet spot for value and quality
- Good personal use and rental potential
- Access to better facilities
€125,000-€200,000
Best choice: 2+1 in Oba or quality 1+1 in Kestel
- Comfortable family accommodation
- Higher quality complexes available
- Strong appreciation potential
€200,000+
Best choice: Premium Kestel apartment or sea view property
- Qualifies for Turkish residence permit
- Access to best locations and views
- Premium rental market potential
Making Your Decision
Consider these questions when choosing your neighborhood:
- What's your primary goal? Investment returns favor Mahmutlar; lifestyle favors Oba or Kestel
- Do you need a residence permit? Check current district restrictions—Oba is open; Mahmutlar and Kestel are closed
- How often will you visit? Personal use argues for higher quality; pure investment can prioritize yields
- What's your rental strategy? Tourist rentals work everywhere; expat long-term rentals favor Mahmutlar
- What's your time horizon? Long-term appreciation potential higher in developing areas
Conclusion
Alanya offers excellent options across all budgets and preferences in 2025. Mahmutlar delivers unbeatable value and rental yields for investors. Oba provides the ideal balance of convenience, quality, and growth potential for families and long-term residents. Kestel offers premium living for those prioritizing quality and tranquility.
The current market, following the 2024 correction, presents favorable entry conditions across all neighborhoods. Whether you're seeking a holiday apartment, retirement home, or pure investment property, Alanya's diverse districts have something to match your needs.
Take time to visit each neighborhood, experience the atmosphere, and envision your daily life there before committing. The right choice depends not just on budget but on how you plan to use and enjoy your Turkish property.
