Mahmutlar is Alanya's largest international apartment district east of the center: big supply, an established expat community, and one of the more accessible price points on the coast.
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✔ Sourced & reviewed · updated 20 Sep 2026 · data to 31 Aug 2026TRY 57,446/m² — +20.2% YoY · ≈ €1,030/m² (S1)
Roughly 10–12 km east of Alanya Center (derived from the official airport distances)
30 km (official); Antalya Airport ≈140 km
Large apartment supply; furnished 1+1 and 2+1 units are common
Mahmutlar is a town-sized district with its own centre, and it has the deepest pool of apartments for sale and rent on the Alanya coast. That depth is the defining feature: buyers have a lot of choice, sellers face a lot of competition, and the market is unusually transparent because so many comparable units exist.
The international mix is visible in daily life. Local restaurant listings mention Turkish, Russian, Persian, Chinese and European cuisines, large supermarkets and furniture shops are within the district, and a weekly market runs on Tuesdays (developer listing, L1). Transfer-company guides describe a strong Russian and Scandinavian resident community here (S5).
In Alanya Realty's late-August 2026 data, Mahmutlar's average asking price is TRY 57,446/m², about 5% below the TRY 60,673 Alanya average, with year-on-year growth of +20.2% (S1). The report highlights furnished 1+1 and 2+1 apartments, complexes with pools and social facilities, and properties within walking distance of amenities as the most marketable, and notes that competition is high enough that small pricing differences change enquiry volumes.
Source: Alanya Realty Q3 2026 seller report (S1), data to 31 Aug 2026. Asking prices, not completed sales. Highlighted bar = Mahmutlar. Alanya-wide average +19.3% YoY; national official housing index fell ~5.1% in real terms.
| Destination | Distance | Source |
|---|---|---|
| Alanya Center | Roughly 10–12 km east of Alanya Center (derived from the official airport distances) | S2 / L1 |
| Gazipaşa-Alanya Airport | 30 km (official) | S2 |
| Antalya Airport | ≈140 km | S5, L1 |
Airport distances differ between sources and routes; check your own route. Official Gazipaşa table (S2) lists Kargıcak 25, Mahmutlar 30, Kestel 35, Alanya 40, Konaklı 55 and Avsallar 65 km.
On Alanya Realty's asking-price data, yes: Mahmutlar averages TRY 57,446/m² against TRY 64,054 for Oba and TRY 72,777 for Kargıcak (S1). A broker survey gives a wider TRY 45,000–65,000/m² range for Mahmutlar overall (S3). The two sources measure differently.
It combines large supply, lower average prices than several neighbouring districts, and an established international community with food, services and social life built around it (L1, S5). This is a qualitative pattern; no source gives a district-level foreign-buyer share.
Yes for many residents: supermarkets, restaurants, clinics and a weekly Tuesday market operate through the year (L1). Some complexes, though, are geared to holiday use, so check whether a specific building is occupied outside summer.
Alanya Realty reports +20.2% year on year for asking prices (S1), slightly above Alanya's +19.3%. Nationally, official housing prices rose about 25% nominally but fell about 5.1% after inflation, so nominal rises do not equal real gains (S1).
Gazipaşa-Alanya Airport is 30 km away by the official distance table (S2). Antalya Airport is roughly 140 km (S5).
About 10–12 km east, derived by comparing the official airport distances (Mahmutlar 30 km, Alanya 40 km; S2). Buses and dolmuş run along the coast road.
Furnished 1+1 and 2+1 apartments in complexes with a pool are the most commonly marketed types (S1). Larger 3+1 units and penthouses exist, mostly in newer complexes toward Kargıcak.
One broker guide claims yields of 8–10% in Mahmutlar and Oba (S8). Global Property Guide's Alanya-wide survey shows gross long-term yields of about 4–6% depending on bedroom count (S6). We treat the broker figure as unverified; see the investment page for the working.
It is dense compared with Kargıcak or Kestel, and summer traffic on the main road can be heavy. Many buyers accept this in return for amenities and choice. Visit in the off-season to judge the everyday feel.
Listings describe Persian cuisine among the restaurants (L1), and the district has a wide mix of nationalities. For legal and title-deed matters, use a licensed, independent lawyer and sworn translator regardless of language.
High competition (overpriced listings can sit for months, S1), maintenance fees in facility-heavy complexes, and resale of very common unit types. Buying below the district average per m² is not automatically a bargain if the building is older or has high fees.
Yes. A developer guide lists parts of Mahmutlar among the more affordable entry points for new builds in Alanya (S9). A separate market analysis says scarcity of new land plots in Oba, Kargıcak and Mahmutlar is pushing developers toward boutique, higher-end projects (S10).
Data as of 31 Aug 2026 unless stated; page reviewed 20 Sep 2026. Asking-price figures are advertised prices, not completed-sale prices, and district averages mix very different buildings. Euro figures use roughly TRY 56 per euro (approximate, early September 2026) and are indicative only. Where no sourced figure exists we say so instead of estimating. This page is general information, not financial, legal or tax advice.
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See propertiesShops, cafes and the coastal route shape daily routines in many parts of Mahmutlar. Walking distance and seasonal activity vary by address.
Ordinary apartments and extensive luxury complexes coexist; build quality, views, amenities, fees and any shuttle service vary.
Choice of homes and local services may appeal to international residents; verify the actual services and operating hours of each project.
Editorial assessment of checkable features, not attributed resident testimonials or survey results.Shops, cafes and the coastal route shape daily routines in many parts of Mahmutlar. Walking distance and seasonal activity vary by address. Walk the actual routes from a candidate building; a map distance does not show every access issue.
Ordinary apartments and extensive luxury complexes coexist; build quality, views, amenities, fees and any shuttle service vary. Set total budget, room count, parking, lift, view and must-have facilities before comparing homes.
Choice of homes and local services may appeal to international residents; verify the actual services and operating hours of each project. A district benefit does not replace checks on title, condition, fees and comparable prices.