15 Key Facts About Buying Property in Alanya in 2025
Alanya is one of the most attractive coastal cities in Turkey for foreigners looking to buy real estate. However, before making a purchase, it’s important to know the local features of housing and infrastructure. Below are 15 useful facts that will help you better understand the real estate market in Alanya in 2025.
1. Natural Gas is Being Connected Gradually
There is no centralized gas supply in most areas of Alanya yet. However, natural gas has already been connected in districts like Oba and Çıplaklı, and the full network is expected to be available citywide by 2030. Until then, properties use bottled gas for cooking.
2. Heating: No Radiators – Use Air Conditioning or Underfloor
There is no central heating system. Most residents use air conditioners or electric heaters during winter. Many modern complexes offer underfloor heating, especially in bathrooms. Buyers can request this option in early construction stages.
3. No Central Hot Water – Use Water Heaters or Boilers
Alanya properties typically use electric water heaters or boilers instead of central hot water systems. These are installed in every apartment.
4. All Properties Come with High-Quality Finishing
New apartments in Alanya are delivered turnkey: with built-in kitchens, fully equipped bathrooms, and flooring (usually ceramic tiles). Prices listed already include finishing.
5. Backup Generators Are Standard
Due to occasional electricity outages, generators are mandatory in all new buildings. This ensures uninterrupted power for elevators and essential systems.
6. Rich On-Site Infrastructure
Modern complexes usually include swimming pools, saunas, gyms, playgrounds, BBQ areas, and more. This is standard in most buildings and not limited to luxury housing.
7. Private and Secure Complexes
Complexes are gated, with video surveillance, code access, or intercom systems. Only residents and guests have access to the facilities.
8. Most Apartments Have Open-Plan Kitchens
Typical layouts feature open kitchens combined with the living room (American-style). Separate kitchens are more common in older buildings or luxury properties.
9. Duplexes on Top and Garden Floors
Top floors often have duplex apartments with spacious layouts and multiple bedrooms. Some ground-floor duplexes have private gardens or terraces – popular for families.
10. Ground Floor Is Called “Entrance Floor”
In Turkey, floor numbering differs: the ground floor is often called “giriş kat” or “bahçe kat”. It may be raised or garden-level depending on the elevation.
11. Net vs. Gross Area
Property size is listed as gross area (brüt) including walls and balconies. Net area (net) is the actual usable space and is usually 10–15% smaller.
12. Land Ownership Included
Buyers in multi-unit buildings receive a proportional share of the land under the building. Property ownership in Turkey is lifelong, regardless of citizenship.
13. Interest-Free Installments
Developers offer 0% interest installment plans during construction, typically with a 30–45% down payment. Construction usually takes 1.5–2 years.
14. Closed Districts for Residence Permits
As of 2025, residence permits (ikamet) are not issued in the following Alanya areas: Mahmutlar, Kargıcak, Avsallar, and Kestel. Ownership is allowed, but permits are restricted.
15. Citizenship by Investment Program
Buying property worth $400,000 or more qualifies for fast-track Turkish citizenship. Also, holding property worth over $200,000 allows applying for permanent residence and eventually citizenship after 5 years.
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