Mahmutlar's large supply and lower price per m² are attractive, but competition is intense. Here is what can be said with sources.
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✔ Sourced & reviewed · updated 20 Sep 2026 · data to 31 Aug 2026TRY 57,446/m²
+20.2% YoY asking (S1)
≈4–6% Alanya-wide by bedroom count (S6)
Alanya-wide: ~19% occupancy, TRY 265k avg/yr (May 2026, S7)
Alanya Realty's late-August 2026 data puts Mahmutlar's average asking price at TRY 57,446/m² (+20.2% year on year), against TRY 60,673/m² for Alanya (S1).
No source publishes a rental yield for Mahmutlar specifically. The only sourced yields are Alanya-wide gross long-term figures: about 6.06% for 1-bed, 5.0% for 2-bed, 4.06% for 3-bed and 4.67% for 4+ bed (S6). Some brokers advertise much higher figures (for example 8–10% in Mahmutlar and Oba, S8), which we treat as unverified.
| Illustrative unit | Asking price at district average | Gross yield assumed | Implied gross rent |
|---|---|---|---|
| 1+1 (about 56 m²) | TRY 3,216,976 (≈ €57,450) | 6.06% | TRY 194,949 / yr · ≈ TRY 16,246 / month |
| 2+1 (about 70 m²) | TRY 4,021,220 (≈ €71,810) | 5.0% | TRY 201,061 / yr · ≈ TRY 16,755 / month |
Illustrative arithmetic only: unit sizes are typical listing sizes (L1); yields are Alanya-wide gross long-term averages by bedroom count (S6), not district data; price = size × district average asking price (S1). Gross means before maintenance fees, property tax, insurance, vacancy, agent fees and income tax. Not a forecast.
No district-level yield is published. Alanya-wide gross long-term yields are about 4–6% depending on bedroom count (S6). A broker claims 8–10% for Mahmutlar and Oba (S8), which we treat as unverified.
Alanya-wide short-term performance was weak in a May 2026 snapshot: an estimated TRY 265,000 average annual revenue at about 19% occupancy across 818 active listings, down 54% year on year (S7). Model your own unit conservatively.
Furnished 1+1 and 2+1 apartments are the most marketable types for sale (S1). For rental, furnished units suit holiday and expat tenants, but furnishing adds cost.
Competition. Because buyers and tenants can compare many similar apartments, small price differences change enquiry volumes (S1).
Alanya Realty's late-August 2026 data puts Mahmutlar's average asking price at TRY 57,446/m² (+20.2% year on year), against TRY 60,673/m² for Alanya (S1).
Gross yield = annual rent ÷ purchase price × 100. For example, TRY 200,000 of annual rent on a TRY 4,000,000 apartment is a 5% gross yield. Net yield deducts running costs, taxes and vacancy, so it is always lower.
Monthly building maintenance fees, annual property tax (emlak vergisi), mandatory DASK earthquake insurance, agent or management fees, periods without a tenant, repairs and furnishing, and income tax on rent where applicable. See the property-taxes and cost-of-buying guides and ask a licensed accountant about your situation.
A May 2026 snapshot of Alanya's short-term market found an estimated average of TRY 265,000 per year at about 19% occupancy across 818 active listings (down 54% year on year); top performers reached about TRY 836,000 and the bottom about TRY 57,000 (S7). Results vary hugely by property and management.
Collect current rental listings for the same building or similar complexes, ask two or three local agents for recent lettings, and ask the seller for tenancy history. Yields quoted in marketing are usually gross and optimistic; use your own numbers.
They suit different strategies. See the Mahmutlar and Oba hub pages for prices and character, and compare like-for-like buildings. Price per m² alone does not decide the better yield or exit.
Yes, under Turkey's general rules for foreign buyers; foreign buyers accounted for about 26.3% of Alanya's 2025 residential sales (S1). Rental income is generally taxable, so check your obligations with a licensed adviser.
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.
Get matched with listings in this district and your budget.
See propertiesChoice of homes and local services may appeal to international residents; verify the actual services and operating hours of each project. Personal use, long-term rent, seasonal use and resale require different criteria. Define holding period, budget and risk.
Check dated comparable rents, vacancy, management, building fees, repairs, insurance, taxes and transaction costs. Gross yields and past asking-price changes do not guarantee returns.
Ordinary apartments and extensive luxury complexes coexist; build quality, views, amenities, fees and any shuttle service vary. Micro-location, documents, construction and competing supply affect rent and resale. Compare two or three similar options under a cautious case.
Under Türkiye’s Law No. 7464 and related rules, renting a residence under a single contract for 100 days or less falls within tourism-purpose rental rules and requires a Turizm Amaçlı Kiralama İzin Belgesi before the contract is made. Additional conditions and exceptions may apply depending on the building and property type. Listings must also display the permit and property information required by the rules. Before buying or advertising a property for short-term rental, verify the specific property and current requirements with the Ministry of Culture and Tourism or the relevant Provincial Directorate. This is general information, not legal advice.