Alanya was long the number one destination for German buyers on the Turkish Riviera. The Ikamet exclusion list has changed this – Mahmutlar and Kestel, formerly affordable entry-level neighborhoods, are now largely closed to residency permits. This has shifted demand: Oba, Avsallar, and especially Gazipaşa are benefiting. At the same time, Bektaş/Konaklı is developing into a new premium location for villas and property value appreciation.

Anyone buying property in Alanya today needs to be aware of this shift. A district with a restricted Ikamet zone severely limits the pool of potential buyers—this not only reduces the quality of life but also, in the long run, the resale value. At the same time, new opportunities are emerging in the unrestricted zones that wouldn't have existed before.

Why Alanya remains attractive despite everything

Alanya offers significantly lower entry-level prices compared to Antalya—especially in the eastern districts of Avsallar and Gazipaşa, where prices per square meter are still available from €380. This makes Alanya the top choice for budget-conscious buyers and investors focused on returns.

Gazipaşa has experienced a significant revitalization over the past two years. Its own regional airport, GZP, which offers regular charter flights and seasonal direct connections, has fundamentally changed the region's accessibility. Combined with its Ikamet-free status and the lowest prices in the region, this has created an investment profile that didn't exist three years ago.

In the luxury segment, Alanya scores points with its sea-view villas in Tepe—a hillside location offering panoramic views of the Mediterranean and the castle. This niche is aimed at budget-conscious holiday home buyers who would find comparable properties in Antalya for twice the price. While permanent residence (Ikamet) is hardly possible there, this is irrelevant for purely holiday properties.

The Ikamet problem in Alanya

Ikamet is the Turkish residence permit for foreigners—a basic requirement for anyone wishing to live in Turkey for more than 90 days a year. In Alanya, the Turkish migration authority has designated several districts as restricted zones where no new Ikamet applications are being accepted.

The areas most affected are Mahmutlar (completely closed), Kestel (largely closed), and Tepe (severe restrictions). Alanya city center is also completely closed. Oba has some restrictions—the specific location of the property needs to be checked. Gazipaşa, Avsallar, and Bektaş/Konaklı are currently largely open.

Important: The exclusion list is not static. It can be expanded by new regulations or, in individual cases, relaxed. Therefore, before every purchase, it is essential to check the current Ikamet status of the micro-location – not just at the district level, but down to the street level.

The rating system: This is how the city districts were rated

The Decker Real Estate team evaluates each neighborhood based on seven equally weighted criteria. The overall score is calculated as an average—represented as a square rating from ■□□□□ to ■■■■■.

Data basis: Prices from Emlakjet & Endeksa (May 2026), EUR conversion at ~53 TL/EUR. Ikamet status based on currently known restricted zones — individual verification remains mandatory as the list changes regularly.

Which district of Alanya best matches your profile?

Emigrants & Primary Residence

Oba It's the first choice — best infrastructure in all of Alanya, shopping centers, hospitals, strong DACH community. Check the Ikamet status for the specific street beforehand. Avsallar and Gazipaşa are the safe alternatives — both currently largely free of Ikamet, cheaper prices, calmer character. Bektaş/Konaklı The area west of Alanya is developing into a new premium location with good Ikamet opportunities and a strong forecast for value appreciation.

Investors & Investment

Gazipaşa offers the strongest growth potential in the entire Alanya region — lowest entry prices, own airport (GZP), Ikamet free and rental yields of 5–8 %. Bektaş/Konaklı Considered a value appreciation champion for 2026: +10–12 % expected, new villa projects, still affordable plots of land. Oba Remains solid for long-term rentals and new construction investments.

Holiday home & Seasonal

Tepe This is a dream location for budget-conscious holiday home buyers — panoramic sea views, luxury villas, exclusive ambiance. Permanent residence is hardly possible here, but that doesn't matter for purely holiday properties. Oba combines infrastructure with good rental potential. Kestel offers a quiet coastal location at more affordable prices — suitable only for holiday homes without the intention of staying long-term.

Retirees & those seeking peace and quiet

Avsallar is ideal for those who prioritize nature, dune beaches and tranquility — at very affordable prices and with a free Ikamet zone. Gazipaşa It offers a similar profile with its own airport and even more affordable entry prices. Both districts benefit from the shift in demand from the restricted zones of Mahmutlar and Kestel.