Letting property in Alanya: areas, rental models and the rules

Key points

• Alanya stays busy all year, so rental income is not limited to the summer months.
• According to the source, prices per square metre are lower than in Antalya, Bodrum or Fethiye.
• Since 2024, short-term rentals (under 100 days) have been governed by Law No. 7464, which requires, among other things, a licence from the Ministry of Culture and Tourism.
• Holiday guests favour 1+1 apartments and studios near the beach or centre; long-term tenants look for 2+1 or larger.
• Cleaning, management and platform commissions can cut net profit on short-term lets by up to 35%.

As of 8 July 2025, source: guide to buying rental property in Alanya published on 8 July 2025.

What makes Alanya work for landlords

On Turkey's southern coast, Alanya is one of the leading places to earn rental income from property. Tourism, affordable prices and an international population support both holiday lets and long-term tenancies.

Guests outside the summer peak

Many seaside towns go quiet in winter; Alanya does not. A mild climate, good beaches and modern infrastructure keep tourists and long-stay visitors coming in the off-season. Holiday homes near the beach, in the centre or with sea views are in particular demand, and well-placed apartments and villas can be let for several months a year.

A lower entry price

Compared with Antalya, Bodrum or Fethiye, the source describes Alanya as a significantly more affordable entry point, despite fast urban growth and high rental liquidity. It gives three reasons:

• Alanya entered its active investment phase later than Bodrum or Kalkan, so developers bought land cheaply and competition started early.
• There is less density of luxury development, which keeps average prices steadier.
• Many undeveloped plots remain in emerging neighbourhoods, which helps balance supply and demand.

For newer figures on prices per square metre, see Turkey house prices in March 2026.

Long-stay foreigners and remote workers

The tenant mix has broadened. Beyond weekly beach tourists, more foreigners now rent for months or years, alongside digital nomads who base themselves in the city. The attraction is a lower cost of living than in Antalya, Istanbul or European cities (groceries, utilities, transport, rent) plus full urban infrastructure: public and private hospitals, international schools, language courses, sports clubs and shopping malls.

Remote workers find stable fibre-optic internet, coworking spaces and quiet residential streets. Furnished 1-bedroom flats near the centre or the beach are especially popular. There is also an established expat community; the source mentions Russians, Ukrainians, Germans, Britons and Iranians.

Choosing a rental model

Profit is only one factor. Legal limits and how hands-on you want to be matter just as much.

Holiday lets

A few summer months can bring in strong income. The source names Mahmutlar, Cleopatra Beach and the city centre as ideal, because guests want cafés, shops and the beach within walking distance. You will need:

• legal permission for short-term rental;
• a property manager or local partner for check-ins, cleaning and guest messages;
• listings on platforms such as Airbnb or Booking.com, with dynamic pricing.

Without a working system the property will not earn what you expect, and without local management short-term letting quickly becomes risky.

Long-term tenancies

Leases of 6–12 months or more give stability with little day-to-day work. Tenants are often families or expats and usually cover utilities and routine upkeep. This suits owners who do not live in Turkey; a local agent can find reliable tenants and handle the paperwork. Returns are usually lower, but so is wear and tear.

Mixing both

• A studio let nightly in summer and monthly in winter.
• A 2-bedroom apartment leased year-round.
• In mixed areas such as Oba or Tosmur, switching between short and long stays as needed.

Rule of thumb: the less time you spend in Turkey, the simpler your strategy should be. A reliable local manager and full legal compliance are what make it work.

The legal side of short-term letting

Since 2024, Law No. 7464 has regulated rentals of under 100 days. The main requirements according to the source:

1. A licence from the Ministry of Culture and Tourism.
2. Consent from all co-owners in the building.
3. A sign showing the licence number at the entrance.
4. Registration of every guest and compliance with safety standards.

Breaches lead to fines and a ban on renting. Rules may have changed since, so please check the current position. This is general information, not legal or tax advice.

Matching the property to the plan

For short stays

1+1 apartments and studios in walkable tourist areas perform best. The source lists Mahmutlar, Cleopatra Beach, the city centre, Tosmur and lower Oba, with steady demand even off-season.

The flat has to be fully furnished and ready to use: an equipped kitchen, air conditioning, Wi-Fi and a washing machine are expected, not optional. Guests treat a holiday let as a service rather than a home. A pool, gym or reception helps, but location decides. A beautifully renovated flat without tourist infrastructure around it will not get bookings.

At the premium end, villas and townhouses in resort-style complexes in Avsallar, Kargıcak or Türkler can earn well from just a few booked months, but only with dependable cleaning, check-in, maintenance and management.

For long stays

Families, digital nomads and foreigners with residence permits prioritise everyday comfort. Oba, Cikcilli, Kestel and upper Tosmur are popular for their schools, hospitals, supermarkets and public transport. What works: 2+1 or larger, practical layouts, two bathrooms, storage and simple, functional furniture. Lifts, parking, security, clean shared areas and an active management company are strong selling points. Furnished flats near international schools or private hospitals are especially sought after by newly arrived families and staff of those institutions.

There is newer information on residence permits through property and the Alanya neighbourhoods that were temporarily closed: see residence permits and property in Alanya.

Occupancy and returns

Seasons

• High season (May–October): occupancy up to 90%, especially for beachfront properties.
• Off-season (November–March): steady demand from expats, digital nomads and retirees.

Long-term demand is steadier, with some shifts around school terms and tourism peaks.

Costs that eat into short-term income

• cleaning and management fees;
• consumables and repairs;
• online platform commissions.

Together these can reduce net profit by up to 35%. Long-term letting is more cost-efficient: lower maintenance and stable tenants mean reliable net returns, even at a lower rent.

Typical expectations

• Short-term: the highest income in peak season, above all for well-managed 1+1 units near the beach.
• Long-term: stable yearly income from 2+1 apartments in residential areas.
• Hybrid: the best balance, short stays in summer and mid-term lets in winter.

Returns follow when property type, rental model, location and management capacity line up.

Bottom line

A rental property in Alanya can be a sound purchase if it is planned properly, whether you want steady long-term income or high seasonal yields. The same questions apply elsewhere on the Turkish Riviera, for example with holiday apartments in residences with pools around Side and Manavgat. Browse current properties for sale or contact us with your questions.