Mahmutlar Alanya Area Guide 2026 – Living & Real Estate

Mahmutlar Alanya Area Guide 2026 – Living, Real Estate, Best Districts & Expat Life

Mahmutlar is one of Alanya's most dynamic and international districts, known for its modern high-amenity residential complexes, walkable streets, year-round activity, strong expat presence and affordable coastal lifestyle. In 2026, Mahmutlar continues to expand with new developments, shopping streets, cafés, supermarkets and improved transport links, making it a top choice for foreign residents and investors seeking both comfort and accessibility.

Lifestyle in Mahmutlar

Mahmutlar offers a lively yet convenient environment ideal for long-term living. The district features:

• wide pedestrian boulevards
• year-round open restaurants and supermarkets
• international cafés and bakeries
• fitness centers and wellness studios
• clean beaches within walking distance
• diverse social life supported by a large foreign community

Mahmutlar operates almost like an independent city inside Alanya, offering everything needed without leaving the district.

Climate, Sea and Seasonal Rhythm

Mahmutlar enjoys Alanya's warm Mediterranean climate with extremely mild winters and hot, dry summers.

Temperatures:

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

Sea temperature:

• Warm from April to December
• August peak: 28–30°C

Rainfall:

• Rainy period: December–February
• Dry season: May–October

Mahmutlar benefits from coastal breezes and excellent winter sun exposure.

Heating and Winter Comfort

Mahmutlar relies primarily on:

• AC units with heating mode
• electric radiators
• infrared heating panels
• underfloor heating in select new complexes

Natural gas infrastructure is limited.

Winter living is comfortable, with heating bills ranging 1,000–2,500 TL/month depending on apartment size.

Real Estate in Mahmutlar

Mahmutlar is the most active real estate market in Alanya, driven by modern residential complexes and strong foreign demand.

Updated monthly rents:

• 1+1: 20,000–28,000 TL
• 2+1: 35,000–40,000 TL
• 3+1: 40,000–85,000 TL

Property types include:

• modern complexes with pools, gyms, SPA, coworking, security
• duplexes with private gardens and private pools (top trend 2026)
• boutique low-rise residences
• sea-view apartments
• investment-oriented new developments

Mahmutlar offers some of the best price-to-value ratios on the Turkish Riviera.

Best Micro-Districts in Mahmutlar

• Central Mahmutlar: Shops, banks, cafés, lively streets — ideal for those who enjoy an urban coastal lifestyle.
• Barbaros Boulevard Area: The main shopping street with restaurants, markets and year-round activity.
• Coastal Line (First Row): Modern complexes with panoramic sea views and high rental demand.
• Upper Mahmutlar: Quiet residential pockets with mountain views and new premium developments.
• Mahmutlar–Kargicak Border: Emerging area with boutique complexes and duplex homes with private pools.

Expat Life in Mahmutlar

Mahmutlar hosts one of Türkiye's largest expat communities. Foreign residents appreciate:

• multicultural environment
• easy adaptation
• English and Russian widely spoken
• strong social life
• modern housing options
• international food stores and services
• year-round open restaurants and shops

Mahmutlar is especially appealing to remote workers, retirees, young professionals and long-term tenants.

Cost of Living for Expats

Housing

• 1+1: 20–28k TL
• 2+1: 35–40k TL
• 3+1: 40–85k TL

Utilities

• electricity: 1,200–2,200 TL
• water: 600–1,000 TL
• heating: 1,000–2,500 TL
• internet: 800 TL
• mobile plan: 500–1,000 TL

Groceries

• bread: 15–25 TL
• eggs: 180 TL
• vegetables: 20–35 TL/kg
• fruit: 40–80 TL/kg

Dining

• café breakfast: 750–1,000 TL
• lunch: 750–1,000 TL
• dinner for two: 1,600–2,600 TL

Healthcare

• specialist: 2,000–3,500 TL
• MRI: 5,000–8,000 TL
• insurance: 1,100–25,000 TL/year

Monthly expat budgets

• economical: 35,000–50,000 TL
• comfortable: 50,000–100,000 TL

Investment Potential in Mahmutlar

Mahmutlar offers:

• high rental demand
• affordable entry prices
• strong liquidity
• ongoing new development
• excellent short- and long-term rental returns
• demand from international buyers

Its modern lifestyle makes Mahmutlar one of Alanya's strongest investment zones.

Licensed and Trusted Since 2003 — RestProperty

RestProperty offers a curated portfolio of modern apartments, duplex homes with private gardens and private pools, and sea-view residences across Mahmutlar.

Browse listings:
https://restproperty.com/properties/turkey/antalya/alanya?district=mahmutlar

RestProperty is a fully licensed real estate agency in Turkey, known for supporting international buyers safely for more than twenty years. The company was founded in 2003 by Nihat Tufan, a well-known figure in the Turkish property sector, fluent in English and Russian, and recognized for his contribution to the international real estate market.

RestProperty operates legally under:

• State License No. 0702893
• TÜRSAB rental authorization
• Official tax registration
• Memberships in ALTSO and GİGDER

International offices in Dubai, Phuket and Northern Cyprus allow the company to work closely with expat families relocating to Turkey. RestProperty's philosophy is based on transparency, legal compliance, and long-term trust — values that have made the agency one of the most respected in the region.

Conclusion

Mahmutlar in 2026 stands out as Alanya's most international and rapidly developing district. Its modern infrastructure, active social environment, affordable prices, strong expat presence and high investment potential make it one of the most attractive Mediterranean destinations for long-term living and real estate acquisition.