İkamet exclusion list Türkiye 2026 – Which districts are closed off?
Updated monthly · As of May 2026 · Verified directly by Göç İdaresi · First-hand insider knowledge
Which districts in Alanya and Antalya are closed to İkamet – and what that means for buyers
Turkey's İkamet (residence permit) exclusion list changes without notice – and anyone who buys property in a restricted area cannot apply for a residence permit there. We check the list on-site monthly and publish the current status here: which areas are restricted, which are still open – and what you as a buyer can do.
Districts in Alanya closed off (as of May 2026)
Foreigner percentage threshold for blocking
City districts are checked monthly
Our update frequency
What the İkamet blacklist means – and why we are the first to know.
The İkamet exclusion list is the biggest surprise risk for many buyers when purchasing real estate in Turkey. The system basically works clearly: as soon as the percentage of foreign nationals in a district (Mahalle) exceeds the legal limit of 25 % of the reported inhabitants If the limit is exceeded, the Göç İdaresi Genel Müdürlüğü (Immigration Authority) consequently blocks this district from new İkamet applications.
What most real estate agents don't say: The list changes. without public announcement. Therefore, up-to-dateness is crucial here, especially since changes often take effect without notice. As local real estate agents, we therefore contact the Göç İdaresi directly – in person, in Turkish. During our last check at the beginning of May 2026, we re-evaluated the current Mahalle lists and found that two neighborhoods in the border area had changed compared to the previous quarter.
Sales law and property law are two different things.
It is important to understand that the blacklist applies exclusively to residence permits – not the right of ownership. You can buy property in any district and register it in the land registry (TAPU), regardless of its İkamet status. However, you cannot apply for İkamet based on this property in a restricted district. This is a significant difference, especially for buyers who intend to live permanently in Turkey – therefore, this check should be carried out before every purchase decision.
Alanya – İkamet Blocked List May 2026
Alanya is the most popular region for German-speaking buyers looking to relocate – hence the area with the most restricted neighborhoods. At the same time, Alanya is the region we know best because we are there regularly and maintain direct contact with Göç İdaresi.
Current status by district – as of May 27, 2026
| district (Mahalle) | Ikamet status | Notice |
|---|---|---|
| Mahmutlar | ❌ Blocked | Foreign population significantly over 25% % – on the blacklist since 2023 |
| Avsallar | ❌ Blocked | Completely closed since 2022/23 – was a border district for a long time, now officially on a restricted list |
| Tosmur | ✓ Possible | No blocking status – immigration applications still possible, percentage of foreigners still below threshold |
| Oba | ⚠ Mahalle-dependent | Central areas restricted, peripheral areas still possible – please inquire |
| Tepe | ✓ Possible | Currently available – low percentage of foreigners, popular alternative |
| Bektashi | ✓ Possible | No blocking status – good infrastructure, growing segment |
| Kargıcak | ❌ Blocked | Officially on the blacklist – no new İkamet applications possible, TAPU purchase still allowed |
| Kestel | ❌ Blocked | On the Göç İdaresi exclusion list since 2022 – İkamet application not possible here |
| Gazipaşa (surrounding area) | ✓ Possible | Largely free – low overall density of foreign residents |
| Konaklı | ⚠ Check | Border area – Individual Mahalleler near the barrier threshold |
As of May 2026 · Source: Decker Real Estate's own market research, inquiry with Göç İdaresi Alanya, May 2026
Antalya – İkamet Blocked List May 2026
In Antalya, the restrictions on residence status vary greatly depending on the ilce (district). Areas near the city center and heavily touristed are often restricted, while districts on the outskirts remain accessible for residence permit applications.
Antalya – İkamet Status by District and Mahalle (May 2026)
| District (İlçe) | Mahalle / area | Ikamet status | Notice |
|---|---|---|---|
| Konyaaltı | Hurma | ❌ Blocked | 25 % threshold exceeded – no new Ikamet application possible |
| Sarısu | ❌ Blocked | Coastal residential area, closed since 2024 | |
| Other inner-city painters | ⚠ Check | Check Mahalle-specifically – borderline areas exist | |
| Muratpaşa | Lara | ❌ Blocked | Tourism high-traffic area – proportion of foreigners well above threshold |
| Altındağ / Bahçelievler / Fener | ❌ Blocked | Central residential locations – high demand from international buyers | |
| Döşemealtı | AOSB 2. Kısım Mahallesi | ❌ Blocked | Industrial zone – Foreign population exceeds 25% % threshold |
| AOSB 3. Kısım Mahallesi | ❌ Blocked | Industrial zone – closed, confirmed specific to the industrial area | |
| Outdoor areas / other mahallers | ✓ Possible | Still available – growing demand, monitor trend | |
| Kepez | entire district | ✓ Possible | Low percentage of foreigners – more affordable housing, stable |
| Aksu / Serik | entire district | ✓ Possible | Rural setting – low percentage of foreigners, very stable |
| Alanya City (Center) | Central Mahalleler | ⚠ Check | Mahalleler near the barrier – always check for updates |
As of May 2026 · Source: Decker Real Estate's own market research · Direct inquiry with Göç İdaresi Antalya & Alanya · Data basis: TÜİK population statistics · All information without guarantee – site-specific verification recommended
How a district ends up on the blacklist – the 25-% mechanism
The underlying system is simple, but the consequences are far-reaching: Göç İdaresi uses registration data from the Turkish Statistical Institute (TUİK) to regularly analyze the population structure at the mahalle (district) level. As soon as the percentage of foreign residents exceeds the 25-% threshold, the mahalle is consequently closed to new İkamet (residence permit) applications. This includes all foreign nationals, not just Europeans – so Russian, Ukrainian, or Arab buyers are also counted.
The chain effect: Why lockdowns spread
When a popular neighborhood is closed, shoppers move to neighboring districts. This increases the proportion of foreigners there – and consequently, the next neighborhood is closed. We have observed this chain reaction very clearly in Alanya since 2022: Mahmutlar was the first to be closed, followed by Kargıcak, Avsallar, and Kestel.
What to do if your desired neighborhood is closed off – the four ways
A ban doesn't mean the end of the plan. However, buyers need to know which alternatives are realistic and which aren't.
What works
- Buying a property, choosing an address in an unblocked neighboring district – legally possible.
- Switching to İkamet via company formation (Limited Şirketi) – regardless of the blacklist
- Check if an alternative mahalle is still available within the desired area.
- A short-term tourist visa solution to bridge the gap until the ban status changes.
What doesn't work
- Simply entering a different address – a fake address is illegal and will be checked.
- Trust information from older real estate agents – the list changes; the information from 2023 is no longer valid in 2026.
- Postponing the Ikamet check until after purchase – then it's too late
- Assuming that existing cases can be automatically renewed
These are the four most important points – summarized briefly.
Check the price before you buy – we check for you
Do you have a specific property in mind and want to know if the district is suitable for İkamet? We'll check it directly – free of charge and in German – before you make your decision.
Decker Real Estate · YetgiNo 3506573 · İzmir / Alanya · info@decker-realestate.com · WhatsApp: +90 530 782 50 26
The 8 most important questions about the İkamet exclusion list – briefly answered
What is the İkamet exclusion list in Turkey?
The İkamet exclusion list comprises neighborhoods (Mahalleler) where foreigners cannot apply for new residence permits. A neighborhood is excluded as soon as the percentage of foreigners exceeds 25% of the registered population. Important: The exclusion applies only to residence permits – purchasing property remains possible in every neighborhood.
Which districts in Alanya are closed to İkamet?
As of May 2026, four districts in Alanya are completely closed off: Mahmutlar, Avsallar, Kargıcak, and Kestel. Oba is located on the border. Tepe, Bektaş, Tosmur, and Konaklı are currently open for İkamet applications.
From what point onwards will a district be closed to Ikamet?
A district is placed under lockdown as soon as the percentage of foreign nationals exceeds the legal threshold of 25%. The Göç İdaresi (City of Göç) updates the list – often without public notice. A district that is currently unrestricted may be closed next month.
Can I still buy things in a restricted area?
Yes, purchasing property and registering it on the TAPU (Taxpayer Identification Number) are possible regardless of the İkamet (residential property) exclusion list. However, you cannot apply for İkamet based on this property in a restricted area – you would have to choose an alternative solution.
How often does the Ikamet blacklist change?
The blacklist can be changed at any time without prior notice – experience shows there are several updates per year. We check the current list monthly directly at the Göç İdaresi (Göç Prison).
What happens to my existing residence permit if my neighborhood is closed off?
Existing residence permits remain valid until their regular expiration date. The problem arises with renewals: a residence permit can no longer be renewed at the blocked address – a change of address to an unblocked district is required.
Can I obtain Ikamet by setting up a company to circumvent the ban?
Establishing a Turkish company (e.g., a Limited Şirketi) generally allows for a work-based residence permit that is not subject to the İkamet exclusion list. This method is legal but requires an actively operating company – we always recommend the assistance of a licensed Turkish lawyer.
What alternatives to İkamet are there for restricted city districts?
The most common alternative is choosing a neighboring district that is not restricted as a residence permit address. In addition, there are business residence permits, student residence permits, and temporary tourist stays as transitional options – each option requires individual assessment.
Further advice from Decker Real Estate
Sources and status
- Analysis status: May 2026 (Updated: May 27, 2026)
- Göç İdaresi Genel Müdürlüğü (Presidency of Migration Management) — goc.gov.tr
- TUİK (Türkiye İstatistics Kurumu) — Mahalle-level population statistics — tuik.gov.tr
- Resmî Gazete (Official Gazette) — Legal Foundations — resmigazete.gov.tr
- Own market observation: Decker Real Estate, May 2026 — Inquiry Göç İdaresi Alanya and Antalya
Discover more from Decker Realestate Türkei, Alanya, Antalya, Fethiye, Izmir
Subscribe to get the latest posts sent to your email.
