Alanya Rental Yields 2025: How to Earn 7-11% Returns on Property Investment
Alanya has emerged as one of Turkey's most attractive destinations for rental property investment. With gross yields ranging from 7-11% annually—significantly higher than most European markets—the Turkish Riviera offers compelling returns for international investors. This guide analyzes Alanya's rental market in 2025 and provides strategies for maximizing your investment returns.
Alanya Rental Yields Overview
The Alanya property market delivers strong rental returns compared to global benchmarks:
Current Yield Ranges
| Property Type | Gross Yield | |---------------|-------------| | Studios | 9-11% | | 1+1 apartments | 8-10% | | 2+1 apartments | 7-9% | | 3+1 apartments | 6-8% | | Villas | 5-7% |
For context, Turkey's national average gross rental yield stands at 7.76% as of Q3 2025, up from 7.41% in Q1 2025. Alanya consistently outperforms the national average, particularly in popular tourist areas.
Why Yields Are High
Several factors contribute to Alanya's attractive rental returns:
- Lower property prices: Entry costs are significantly below European beach destinations
- Strong tourist demand: 3+ million visitors annually seeking accommodation
- Extended season: Warm climate allows rentals from April through November
- Growing expat community: Year-round demand from foreign residents
- Weak Turkish Lira: Makes Turkey exceptionally affordable for foreign tourists
Short-Term vs Long-Term Rentals
Choosing your rental strategy significantly impacts returns and management requirements.
Short-Term Holiday Rentals
Potential returns: Higher ROI, often 10-15% gross in peak season
Advantages: - Maximum income during peak tourist season (May-October) - Flexibility to use property yourself - Higher per-night rates than long-term rental equivalent - Growing platforms (Airbnb, Booking.com) simplify marketing
Challenges: - Seasonal income fluctuation - Higher management requirements - More wear and tear on property - Need for local management if you're abroad - Licensing requirements in some areas
Long-Term Rentals
Potential returns: 6-8% stable annual yields
Advantages: - Consistent year-round income - Lower management burden - Less turnover and maintenance - Single reliable tenant - Predictable cash flow
Challenges: - Lower total annual income potential - Less flexibility for personal use - Finding quality long-term tenants - Potential for longer vacancy periods
Hybrid Approach
Many investors combine strategies: long-term rental during off-season (November-April) and short-term during peak months. This maximizes income while reducing vacancy risk.
Best Neighborhoods for Rental Income
Location dramatically affects rental demand and yields. Here's how Alanya's top districts compare:
Mahmutlar
Profile: Budget-friendly, largest expat community
- Entry price: €900-€1,100 per sqm
- Typical apartment cost: €110,000-€130,000
- Rental demand: High from expats and budget tourists
- Best for: First-time investors seeking high yields
Mahmutlar offers the best yield potential due to low purchase prices and steady demand. The large European expat community creates year-round rental opportunities.
Oba
Profile: Family-friendly, central amenities
- Entry price: ~€1,226 per sqm
- Typical apartment cost: €126,000-€150,000
- Rental demand: Families, retirees, longer stays
- Best for: Stable long-term rental income
Proximity to hospitals, schools, and shopping centers makes Oba ideal for tenants seeking convenience. Expect slightly lower yields but higher-quality, longer-term tenants.
Cleopatra Beach Area
Profile: Premium tourist location
- Entry price: €1,400-€1,800 per sqm
- Typical apartment cost: €150,000-€250,000
- Rental demand: Short-term tourists, premium rates
- Best for: Holiday rentals at premium prices
The famous beach location commands the highest nightly rates but requires higher investment. Best suited for dedicated short-term rental strategies.
Tosmur
Profile: Growing area, good value
- Entry price: €1,000-€1,300 per sqm
- Typical apartment cost: €100,000-€140,000
- Rental demand: Mixed tourist and expat
- Best for: Balanced investment approach
Tosmur offers a middle ground with good beach access and lower prices than central areas.
Kestel
- Entry price: ~€1,379 per sqm
- Typical apartment cost: €140,000-€180,000
- Rental demand: Quality-focused renters
- Best for: Premium long-term tenants
Kestel attracts discerning renters willing to pay more for peaceful, quality living. Lower yields but less management hassle.
Property Type Analysis
Studios and 1+1 Apartments: Highest Yields
Small apartments consistently deliver the best percentage returns:
- Lowest purchase price means lower risk
- Strong demand from solo travelers and couples
- Easier to furnish and maintain
- Quick to rent with minimal vacancy
Recommended for: Investors prioritizing yield percentage over total income
2+1 Apartments: Balanced Choice
The most versatile option:
- Appeals to families and groups
- Good for both short and long-term rental
- Moderate price point
- Solid 7-9% yields achievable
Recommended for: Investors wanting flexibility and family use option
3+1 and Larger: Lower Yield, Higher Total Income
Larger properties work in specific situations:
- Family holiday rentals during peak season
- Corporate or diplomatic long-term rentals
- Higher total monthly income despite lower percentage yield
- More challenging to rent consistently
Recommended for: Investors with higher budgets seeking rental income plus personal use
Current Property Prices (2025)
Understanding price levels helps calculate realistic yield expectations:
| Location | Price per sqm | 1+1 (50sqm) | 2+1 (80sqm) | |----------|---------------|-------------|-------------| | Mahmutlar | €900-€1,100 | €45-55k | €72-88k | | Oba | €1,200-€1,300 | €60-65k | €96-104k | | Central Alanya | €1,400-€1,600 | €70-80k | €112-128k | | Seafront premium | €2,000+ | €100k+ | €160k+ |
Capital Appreciation Potential
Beyond rental income, Alanya offers capital growth opportunities:
Recent Market Performance
- 2022-2023: Record price increases (20-30% annually)
- 2024-2025: Stabilization and slight decreases
- Current status: Favorable buying conditions after correction
Future Projections
- Mainstream areas: 5-10% annual growth expected
- High-growth districts (Kestel, Demirtas, Avsallar): 14-19% potential
- Overall forecast: 8-12% price appreciation over next 2 years
Combined with rental yields, total returns of 15-20% annually are achievable for well-chosen properties.
Property Management Options
Managing rental property from abroad requires reliable local support:
Self-Management
- Highest returns (no management fees)
- Maximum control over property and tenants
- Requires significant time investment
- Only practical if you're locally present
Local Management Companies
- Typical fees: 15-25% of rental income
- Handle guest communication, check-ins, cleaning
- Maintenance coordination
- Some offer guaranteed rental income packages
Full-Service Management
- Complete hands-off ownership
- Marketing, pricing optimization, reporting
- Higher fees but professional results
- Ideal for overseas investors
Tax Considerations
Understanding Turkish rental taxation protects your profits:
Rental Income Tax
- Progressive rates from 15-40%
- Deductions available for expenses
- Annual declaration required
- Lower effective rates with proper planning
Property Tax
- 0.1-0.2% of assessed value annually
- New 2026 valuations may increase assessments significantly
- Budget for potential increases
Double Taxation
- Turkey has treaties with many countries
- Foreign investors can often avoid double taxation
- Consult with tax advisor in both countries
Getting Started: Investment Strategy
For investors entering the Alanya rental market:
Budget Under €100,000
- Focus on studios or 1+1 in Mahmutlar
- Target 9-11% gross yields
- Short-term rental during peak season
- Self-manage or use budget management company
Budget €100,000-€200,000
- 1+1 or 2+1 in Oba or Tosmur
- Mixed rental strategy
- 7-9% yield target
- Professional management recommended
Budget €200,000+
- Premium locations or multiple units
- Qualifies for residence permit
- Diversified rental strategy
- Full-service management
Conclusion
Alanya's rental market offers exceptional opportunities for property investors in 2025. With yields of 7-11% significantly outpacing European alternatives, combined with capital appreciation potential of 5-10% annually, total returns can exceed 15% per year.
Success depends on choosing the right neighborhood, property type, and management approach for your investment goals. Whether you prioritize maximum yield percentage or stable long-term income, Alanya has options to match your strategy.
The current market, following the 2024 stabilization, presents favorable entry conditions for new investors ready to capitalize on Turkey's growing tourism industry and attractive Mediterranean lifestyle.
