Ikamet restrictions lifted in Alanya: What buyers, renters and residents should know in 2026
Mahmutlar · Kestel · Avsallar · Kargıçak · As of June 5, 2026
Ikamet restrictions in Alanya lifted since June 4, 2026 — What this means for buyers, tenants and sellers
According to recent local reports, the İkamet restrictions for Mahmutlar, Kestel, Avsallar, and Kargıçak have been lifted since June 4, 2026. For many buyers, renters, and residents in Alanya, this fundamentally changes the situation—though not automatically.
As of June 2026 · Source: Göç İdaresi, local reports Alanya · Not legal advice
Why were there İkamet barriers in Alanya?
The Turkish migration authority had already closed numerous neighborhoods nationwide to new registrations of foreigners, applications for residence permits (İkamet), and address changes in the summer of 2022. As of July 1, 2022, the number of closed neighborhoods had risen to 1,169.
The background to this was a political decision: In some districts, the proportion of foreigners was so high that the Turkish government introduced a limit on immigration. Mahmutlar, Kestel, Avsallar, and Kargıçak in Alanya were particularly affected—four areas that are especially attractive to many German-speaking buyers.
What the lockdowns meant in concrete terms
Anyone wishing to register an address in a restricted area could not use it for a residence permit application—even if the property was legally sound. Furthermore, address changes to restricted areas were often impossible. Many prospective buyers or renters were therefore forced to look for properties in other districts, even though they had originally intended to buy or rent in those areas.
Neighborhoods that remained open
Alanya city center → Accommodation possible Oba → İkamet possible Tosmur → İkamet possible Cikcilli → İkamet possibleDistricts that were closed until June 3, 2026
Mahmutlar → closed since 2022 Kestel → closed since 2022 Avsallar → blocked since 2022 Kargıçak → blocked since 2022What has changed since June 4, 2026
As things stand, the following districts in Alanya are once again generally relevant for foreign buyers, renters, and residents. This reopening opens the way—but does not replace careful case-by-case assessment.
| district | Status as of June 4, 2026 | Importance for buyers and renters |
|---|---|---|
| Mahmutlar | ✓ Relevant again | Address registration and Ikamet application are generally possible again. |
| Kestel | ✓ Relevant again | Address registration and Ikamet application are generally possible again. |
| Avsallar | ✓ Relevant again | Address registration and Ikamet application are generally possible again. |
| Kargıçak | ✓ Relevant again | Address registration and Ikamet application are generally possible again. |
As of June 2026 · Source: Local reports Alanya, Göç İdaresi · Decker Real Estate Market Observation
Four practical examples: What the reopening actually changes
To make the new possibilities tangible, we explain four typical situations — and what has changed for each type of buyer or tenant.
Buying an apartment in Mahmutlar — what's possible now
A German buyer wants to purchase a 1+1 apartment in Mahmutlar. Before the opening of the market, Mahmutlar was problematic for housing purposes. Since June 4, 2026, the situation has improved—however, the following should be checked before purchasing:
Check address in the e-card system
Is the specific address selectable in the system? Not every street in Mahmutlar is automatically enabled.
Tapu-Art control
Is the property in the Tapu actually a residential property? Only konut imarlı properties qualify for İkamet.
Ensure personal use
Is the apartment being used by the owner or purchased solely as an investment? The authorities will verify genuine residential use.
Document values accurately
The purchase price, valuation details and documents must be appropriate for the intended purpose of the stay.
Change of address to Kestel — what applies now
A pensioner already lives with İkamet in Oba and wants to move to Kestel because she has found a nicer apartment there. As of June 4, 2026, such a change of address may again be possible—but with clear conditions.
Cheap apartment in Avsallar only for İkamet — a warning
One interested party says: „"I'll just buy a cheap apartment in Avsallar, then I'll get İkamet."“ This is precisely where caution is needed. The opening up of the district does not automatically mean that an affordable apartment leads to a residence permit.
Good reasons for Avsallar
- Lower prices than Center/Oba
- Quieter location, less tourism
- Good infrastructure, beach nearby
- Actual owner-occupancy planned
False reasons for Avsallar
- Buy only because of Ikamet
- No actual residential use planned
- Resale ignored
- Trusting verbal İkamet guarantees
Villa in Kargıçak as an investment — check the property separately
An investor wants to buy a villa in Kargıçak, but not live there permanently. He plans to use it himself for holidays and possibly rent it out later. For this buyer, the opening is positive—however, the issue of İkamet (residence permits) needs to be assessed differently.
What the opening means for property sellers
Sellers also benefit from the reopening. Apartments and houses in Mahmutlar, Kestel, Avsallar, and Kargıçak had recently become more difficult for foreign buyers to market because many prospective buyers feared they wouldn't receive a residence permit. Demand can now rise again.
What sellers should not promise
However, sellers should not advertise with statements like... „"Ikamet guaranteed"“ or „"Residence permit guaranteed"“. Such statements are risky and can mislead buyers.
✓ Correct wording
Current situation: Ikamet-compatible location Individual review by the authority No automatic process — but no more exclusion either. Good infrastructure and location are real arguments.✗ Prohibited statements
Ikamet guaranteed Residence permit 100 % secure Simply buy and stay No problem with the authoritiesWhat buyers should pay particular attention to now
Anyone wishing to buy property in Alanya should check the following points before making a deposit or transferring the title (Tapu). Especially if you intend to purchase property (Ikamet), the rule is: check first, then buy.
Check address in the e-card system
Check the specific address directly in the system — not just the district.
Tapu-Art control
Only residential properties with residential use in the Tapu are eligible for İkamet.
Clarify the type of use
Personal use or investment? This significantly influences the suitability of the property.
Document values accurately
The purchase price and supporting documents must be appropriate for the intended purpose of the stay.
Draft the contract correctly
The rental or purchase agreement must be prepared correctly and completely.
Do not use a fake address
The residential address must match the actual residence — checks will be carried out.
Do not accept verbal guarantees.
No real estate agent or seller can guarantee Ikamet. Only the authorities decide.
Review current administrative practice
The situation can change. Always check the current status with Göç İdaresi.
✓ Conclusion — The four most important points regarding the opening of the Ikamet
Therefore, the key statements regarding the opening of İkamet can be reduced to four core points that are relevant for every buyer, tenant and resident in Alanya:
1. İkamet restrictions lifted (04.06.2026)
Mahmutlar, Kestel, Avsallar and Kargıçak have been generally open to İkamet applications again since June 4, 2026, according to recent reports.
2. No automatic process
The reopening does not mean automatic approval. Each application will still be reviewed individually. The type of land use, the intended use, and the applicant's personal circumstances must be suitable.
Third chance for buyers & sellers
Properties in the previously restricted districts could become more attractive again — especially for buyers who want to live permanently in Alanya.
4. Check first, then buy.
A property should never be bought solely because of its registration (İkamet). The type of land title (Tapu), the permitted use, and current administrative practices must be clarified beforehand.
Sources and status
- As of June 2026
- Göç İdaresi (Presidency of Migration Management) — goc.gov.tr
- Local reports Alanya — as of June 4, 2026
- Own market observation: Decker Real Estate, June 2026
Your next step
Do you want to know if a specific property in Alanya is suitable for İkamet? We will check this together with you — in German, on site and free of charge.
Decker Real Estate · YetgiNo 3506573 · İzmir / Alanya · info@decker-realestate.com
The 8 most important questions about opening your residence permit
Because these questions have come up particularly frequently in consulting practice since June 4, 2026, we have summarized the most important answers in a compact format.
Have Mahmutlar, Kestel, Avsallar and Kargıçak been open for İkamet again since June 4, 2026?
According to recent local reports, yes. The previous immigration restrictions were supposed to have been lifted on June 4, 2026. However, the specific address should still be checked in the e-imprint system before making a purchase or application.
Will I automatically receive Ikamet if I have an apartment in Mahmutlar?
No. Opening does not mean automatic approval. The application will still be reviewed individually—address, type of land registry (Tapu), intended use, and personal requirements must all be met.
Can I, as a tenant, move from Oba to Kestel or Avsallar and change my address?
As things stand, changing your address to these districts is possible again. The move must actually take place and be correctly reported to the Göç İdaresi (Citizens' Registration Office) within 20 working days.
Is Kargıçak interesting again for property buyers?
Yes, especially for buyers who intend to use the property as their own residence. However, for investment properties without planned owner-occupancy, the issue of ownership must be examined separately.
What changes for property sellers in Alanya?
Properties in the four districts could become more attractive again. However, sellers are not allowed to offer any guarantees regarding the issuance of a residence permit (İkamet) – the decision rests with the migration authority on a case-by-case basis.
Is a cheap apartment in Avsallar enough to get İkamet?
No. Opening up the neighborhood does not replace the personal requirements. A valid purpose of residence, proof of financial resources, a correct residential address, and genuine personal use are still required.
Which districts in Alanya have always been open to İkamet?
Alanya Central, Oba, Tosmur, and Cikcilli were already eligible for İkamet applications before June 4, 2026, and will remain so. The repeal now adds four more districts to this list.
Should I quickly buy a property in an open part of town now?
Don't rush into anything. The reopening is positive, but a property purchase should always be carefully examined: type of land, location, building condition, price, suitability for residential use, and resale potential are crucial factors.
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