Best Districts in Alanya 2026 – Living & Real Estate Guide

⭐ Best Districts in Alanya 2026 – Living, Real Estate & Investment Guide

Alanya is one of Türkiye's most diverse and desirable coastal regions, offering a wide variety of districts suited to different lifestyles, budgets and long-term residential needs. With a warm Mediterranean climate, long beach season, strong infrastructure and one of the largest expat communities in the country, Alanya continues to attract families, retirees, digital nomads and investors in 2026. This guide presents the leading districts of Alanya, including lifestyle features, real estate characteristics, updated rental prices and investment potential.

Cleopatra Beach – Premium Living and Strongest Rental Demand

The area surrounding Cleopatra Beach is one of the most prestigious and walkable zones in Alanya. The district is known for its clean sandy beach, vibrant atmosphere, boutique hotels, cafés and restaurants. Residents benefit from a central location, easy access to amenities and consistently high rental yields.

Updated 2026 rents:

• 1+1: 25,000–30,000 TL
• 2+1: 35,000–40,000 TL
• 3+1: 55,000–85,000 TL

The district appeals to digital nomads, investors, retirees and expats who prefer a walkable urban–beach lifestyle.

Oba – The Leading Family District

Oba is a modern, organized and low-rise district that stands out as the best family-oriented area in Alanya. It offers international schools, private hospitals, supermarkets, fitness centers, restaurants and excellent transport connections. New residential projects are built to contemporary European standards.

Updated 2026 rents:

• 1+1: 20,000–30,000 TL
• 2+1: 35,000–40,000 TL
• 3+1: 40,000–85,000 TL

Oba is ideal for families, long-term expats and buyers seeking a comfortable residential environment with year-round activity.

Mahmutlar – The Most International District

Mahmutlar is known for its multicultural environment, modern high-amenity complexes and well-developed local infrastructure. The district offers supermarkets, cafés, restaurants, pharmacies and shops open throughout the year. With convenient transportation to Alanya center, Mahmutlar remains one of the most accessible and affordable zones.

Updated 2026 rents:

• 1+1: 20,000–28,000 TL
• 2+1: 35,000–40,000 TL

Mahmutlar is the top choice for expats seeking an active, international lifestyle.

Kargicak – Villas, Sea Views and Premium Low-Rise Living

Kargicak is characterized by hillside villas, panoramic views and quiet streets surrounded by nature. The district attracts buyers looking for privacy, large homes, luxury architecture and peaceful surroundings. Kargicak provides a balance of tranquility and accessibility with modern low-rise developments.

Updated 2026 villa rents:
110,000–200,000 TL/month

Kargicak appeals to high-income expats, villa buyers and investors targeting premium property categories.

Tepe – The Most Prestigious Luxury Villa District in Alanya

Tepe is Alanya's most exclusive residential area, located high above the city with unparalleled panoramic views of the Mediterranean, Alanya Castle and Cleopatra Beach. The district consists almost entirely of luxury villas, many equipped with private pools, landscaped gardens, spacious terraces, indoor spas and high-end architectural features.

Tepe offers maximum privacy, low-density living, cleaner air and cooler summer temperatures due to its elevation. It is the primary choice for affluent international buyers seeking elite villa lifestyles.

Bektas – Exclusive Hillside Villas and Exceptional Privacy

Bektas is directly adjacent to Tepe and is regarded as the second most prestigious villa district in Alanya. The area features large villas with generous land plots, panoramic scenery, quiet surroundings and high construction standards. Bektas is particularly attractive for buyers seeking privacy, space and long-term appreciation in a low-density hillside environment.

Tosmur – Rivers, Greenery and a Balanced Coastal Lifestyle

Tosmur is a calm district bordered by the Dim River, offering cooler summer breezes, green spaces and a relaxed residential atmosphere. The beaches in Tosmur are clean and easily accessible. The district offers modern housing options and remains attractive for retirees, families and expats looking for everyday comfort without the crowds.

Kestel – Low-Rise, Elegant and University-Friendly

Kestel is one of the few low-rise districts in Alanya, offering boutique residential complexes, quiet streets and green surroundings. With Alanya University located nearby, Kestel attracts students, digital nomads and long-term foreign residents who prefer quieter, more private environments.

Avsallar – Sandy Beaches and Family Comfort

Avsallar is known for Fugla Beach, one of the best sandy beaches in the region. The district offers pine forests, walking paths, modern residences and a relaxed family environment. Avsallar is suitable for buyers seeking a balance between beach proximity, affordability and nature.

Expat Preferences by District

• Cleopatra Beach: premium lifestyle, strong rentals
• Oba: families, long-term expats
• Mahmutlar: the largest international community
• Kargicak: luxury buyers and villa seekers
• Tepe: elite villa residents, high-net-worth expats
• Bektas: privacy-focused expats
• Kestel & Tosmur: retirees and remote workers
• Avsallar: families and beach lovers

Alanya accommodates every lifestyle, contributing to its strong expat appeal.

Climate, Comfort and District Suitability

Alanya's mild winter temperatures (15–19°C daytime) and long beach season influence housing choices:

• Best winter sun exposure: Cleopatra, Mahmutlar, Kargicak
• Best for cool summer evenings: Tepe, Bektas
• Best sandy beaches: Cleopatra and Avsallar
• Best for families: Oba, Avsallar
• Quiet green living: Tosmur, Kestel
• Highest rental yields: Cleopatra, Oba, Mahmutlar

Heating across districts is primarily via electric AC units and infrared systems, as natural gas networks are limited.

Updated Rental Market (2026)

• 1+1 apartments: 20,000–30,000 TL
• 2+1 apartments: 35,000–40,000 TL
• 3+1 apartments: 40,000–85,000 TL
• Villas (Tepe, Bektas, Kargicak): 110,000–200,000 TL

Rental demand remains high in districts with modern infrastructure and year-round population.

RestProperty – District Selection and Verified Listings

RestProperty provides a curated portfolio of verified listings across all major Alanya districts — from beachfront apartments to elite villas in Tepe, Bektas and Kargicak.

Browse Alanya properties:
https://restproperty.com/properties/turkey/antalya/alanya

The agency offers personalised consultations to match clients with the right district based on lifestyle, rental goals, school access, budget and long-term plans. As a fully licensed agency under Türkiye's Taşınmaz Ticareti Yetki Belgesi, RestProperty ensures safe and transparent property transactions.

Conclusion

Alanya in 2026 offers exceptional diversity, from vibrant coastal districts to elite hillside villa zones. Whether prioritizing premium beachfront living, family infrastructure, international communities or luxury villa lifestyles, Alanya provides strong real estate value, comfortable year-round climate and deep expat integration, making it one of the most attractive Mediterranean cities for living and investment.