Avsallar & Incekum Area Guide 2026 – Living & Real Estate

AVSALLAR & INCEKUM AREA GUIDE 2026 – LIVING, REAL ESTATE, BEST ZONES & EXPAT LIFE

Avsallar and Incekum are two of Alanya's most popular west-coast districts, famous for their soft sandy beaches, pine forests, family-friendly environment and relaxed Mediterranean lifestyle. Located 20–25 minutes from Alanya Center, these neighborhoods offer some of the region's best coastal conditions, excellent swimming areas and long-term residential potential.

In 2026, Avsallar and Incekum continue to attract families, retirees and international property buyers looking for comfort, nature and high-quality beach living.

Lifestyle in Avsallar & Incekum

These districts are known for:

• Wide sandy beaches (Fugla Beach & Incekum Beach)
• Clear, shallow water ideal for families and children
• Pine forests and clean air
• Peaceful, green residential areas
• Walkability in central zones
• Cafés, restaurants and year-round supermarkets
• Calm, safe environment

Avsallar is slightly busier and more developed; Incekum is more natural, exclusive and resort-like.

Climate, Sea & Seasonal Rhythm

The west coast enjoys Alanya's signature warm Mediterranean climate.

Average Temperatures:

• Winter: 15–19°C
• Spring: 20–27°C
• Summer: 33–38°C
• Autumn: 22–30°C

Sea Temperature:

• April: 19–20°C
• June: 24–26°C
• August: 28–30°C
• October: 25–27°C

Swimming season lasts April–December, with the sandy beaches warming earlier than pebble beaches in central Alanya.

Rainfall:

Rain is concentrated in winter (Dec–Feb). Summer is dry, sunny and ideal for beach living.

Heating and Winter Living

Most homes use:

• AC heating mode
• Electric radiators
• Infrared panels

Some premium residences include underfloor heating.

Natural gas is not available.

Thanks to mild winters, heating costs remain manageable: 1,000–2,500 TL/month.

Real Estate in Avsallar & Incekum (2026 Updated Prices)

These districts offer:

• Modern new-build complexes
• Boutique developments
• Duplexes with private gardens and pools
• Sea-view apartments
• Villa-style homes in Incekum hillsides

Updated Monthly Rentals (2026):

Avsallar is more affordable; Incekum has higher villa-level real estate values.

Best Micro-Zones in Avsallar

• Fugla Beach Area - Famous sandy beach, premium demand, walkability.
• Central Avsallar - Markets, shopping streets, cafés — ideal for year-round residents.
• Upper Avsallar - Quiet, surrounded by pine forests, modern complexes.
• Avsallar Nature Belt - Green, low-density, preferred by retirees.

Best Micro-Zones in Incekum

• Incekum Beachfront - One of Türkiye's best sandy beaches, luxury coastal strip.
• Incekum Hillside Villages - Boutique villas with sea and forest views.
• Incekum Nature Reserve Area - Exclusive environment with premium development potential.

Expat Life in Avsallar & Incekum

Expats choose these districts for:

• Clean sandy beaches
• Quiet and safe atmosphere
• Green spaces and natural surroundings
• Modern new-build complexes
• Family-oriented lifestyle
• Mild winters
• Excellent swimming conditions

Avsallar attracts families and retirees. Incekum appeals to high-budget buyers and villa seekers.

Cost of Living (Updated 2026)

Housing:

• 1+1: 20–30k TL
• 2+1: 35–40k TL
• 3+1: 40–85k TL
• Villas: 110–200k TL

Utilities:

• Electricity: 1,200–2,200 TL
• Water: 600–1,000 TL
• Heating: 1,000–2,500 TL
• Internet: 800 TL
• Mobile: 500–1,000 TL

Dining:

• Breakfast: 750–1,000 TL
• Lunch: 750–1,000 TL
• Dinner for two: 1,600–2,600 TL
• Seafront dining: 2,000–4,000 TL

Monthly expat budgets:

• Economical: 35,000–50,000 TL
• Comfortable: 50,000–100,000 TL

Investment Potential

Avsallar & Incekum offer:

• Long-term growth due to expanding west-coast infrastructure
• Stable rental demand in summer
• Strong appreciation for duplexes with private gardens
• Increasing interest in villa projects
• Ideal conditions for family-oriented investments

Incekum particularly stands out for future premium villa development.

Licensed Real Estate Turkey | RestProperty Official Agency

RestProperty is a fully licensed real estate company specializing in west-coast districts such as Avsallar and Incekum. The company operates legally under the Taşınmaz Ticareti Yetki Belgesi No. 0702893, TÜRSAB rental authorization, full tax registration and international trademark protection.

Founded in 2003 by Nihat Tufan, RestProperty assists foreign buyers with legally verified listings including sea-view apartments, family complexes and villa-style homes in Avsallar and Incekum. With international offices in Dubai, Phuket and Northern Cyprus, RestProperty provides multilingual guidance, transparent documentation checks and secure purchasing processes.

Browse west-coast listings:

Conclusion

Avsallar and Incekum in 2026 offer relaxed Mediterranean living, warm climate, clean beaches, family-friendly infrastructure, modern new-build projects and strong expat appeal. Their sandy coastline, natural environment and affordable real estate make them two of the most promising and comfortable west-coast districts of Alanya for long-term living and investment.