Avsallar, Alanya: what it costs to buy, rent and live there in 2026

Avsallar is a coastal neighbourhood of Alanya, in Antalya province, on the resort coast about 24.6 km by road west of the city centre at Güller Pınarı, between İncekum and Türkler on the D-400. On 16 October 2026 the 363 apartments for sale in Avsallar on Emlakjet had a median asking price of TRY 4,200,000, about EUR 75,900, and a median of TRY 59,000 per square metre, level with Mahmutlar and 13% below Oba measured the same way; 57% were one-bedroom flats, and 78% asked less than EUR 100,000. The stock is the newest of the four neighbourhoods sampled, with 85% of the flats in buildings up to five years old, yet new flats asked no more per square metre than older ones, and 57% of the listings that stated a title still carried kat irtifakı, the construction-stage title. Only 32 flats were advertised for long-term rent, at a median of TRY 22,000 a month; a furnished 1+1 showed a gross yield of about 6.7% and a worked net yield of about 5.2% after the title deed fee, service charge, insurance, property tax and a month without a tenant. Avsallar is still named on the Presidency of Migration Management's 2022 list of closed neighbourhoods, but between April and September 2026 the Presidency's announcement stopped naming residence permits among the procedures the closure covers; the value test did not change, and only 3% of the flats for sale asked the USD 200,000 a property-based permit needs. Daily needs, from the Wednesday market on Konak Caddesi to 13 chain supermarkets, are close to the centre, but the nearest state hospitals are 28.3 km away in Oba and 37.3 km away in Manavgat, and the motorway being built inland brings a construction camp and two spoil areas to Avsallar until 2028 without giving it a junction.

Where is Avsallar, and how far is it from Alanya centre and the airports?

Avsallar is a coastal neighbourhood (mahalle) of Alanya district in Antalya province, on the resort coast west of the city, about 24.6 km by road from Alanya city centre at Güller Pınarı, 66.0 km from Gazipaşa-Alanya Airport and 103.9 km from Antalya Airport, according to OpenStreetMap routing measured on 16 October 2026. Avsallar sits on the D-400, the coastal state road, with İncekum to the west and Türkler to the east. Avsallar is 24 to 30 minutes closer to Antalya Airport than Tosmur or Mahmutlar, and 12 to 19 minutes farther from Alanya's state teaching hospital in Oba.

Avsallar was a village until 1986, when it set up its own municipality and became a town, according to the history page of the former Avsallar Municipality. Law 6360, the 2012 metropolitan municipality law, abolished town municipalities in Antalya province and joined each one to its district "as a single neighbourhood under the town's name". Avsallar therefore became one neighbourhood of Alanya at the March 2014 local elections, and İncekum, which had its own municipality too, became a separate one.

The same routing gives the distances a resident actually drives.

The drive times are free-flow estimates from the routing engine, so summer traffic on the D-400 adds to every line. Some distances change with direction, because the D-400 is a divided road: İncekum Beach is 2.7 km from the centre of Avsallar in one direction and 5.5 km in the other. No published timetable or fare for public transport between Avsallar and Alanya could be found in October 2026, so the times in the table are for driving.

A toll motorway from Serik toward Alanya is under construction and opens by October 2028 under its contract, but Avsallar gets no junction of its own. The main line runs inland above İncekum, Avsallar and Türkler, and the 16 km between the Alarahan junction (Km 117.6) and the Konaklı junction (Km 133.4) have no exit, so an Avsallar resident would join at one of those two. Tolls, the route and what the motorway changes for each part of Alanya are set out under the Antalya-Alanya highway.

Who lives in Avsallar?

TÜİK, Turkey's statistics institute, counted 15,220 residents in Avsallar in its address-based population register at 31 December 2022, the most recent neighbourhood figure that could be retrieved in October 2026. Avsallar had 8,515 registered residents in 2009 and 11,545 in 2017 on the same register, as compiled by City Population, so its registered population grew by about 79% in 13 years. For comparison, Tosmur had 11,712 residents in 2022, Oba 28,864 and Mahmutlar 53,034.

The register counts people whose address is in Avsallar, so it includes foreign residents with a registered address and leaves out holiday owners who live elsewhere. No official source publishes the number of foreign residents by neighbourhood. The Presidency of Migration Management (Göç İdaresi Başkanlığı) closed neighbourhoods on the grounds of foreign population density in 2022, and Avsallar was one of the four in Alanya on that list.

The sale listings point to holiday flats more than family homes. Of the 363 apartments listed for sale on 16 October 2026, 343, or 94.5%, were described as empty, with 13 lived in by the owner and 7 let to a tenant. Tosmur, measured the same way, had 87% empty, Oba 88% and Mahmutlar 91%. Avsallar's figure is the highest of the four, and 115 of its flats for sale were brand new, so new stock is still coming onto the market.

What do apartments in Avsallar cost to buy?

Apartments listed for sale in Avsallar on 16 October 2026 had a median asking price of TRY 4,200,000, about EUR 75,900, and a median of TRY 59,000 per gross square metre, about EUR 1,067. The medians come from all 363 apartment listings live on Emlakjet, a national Turkish property portal, that day, read one listing page at a time. Euro figures use the euro buying rate of TRY 55.3113 in the Central Bank of the Republic of Türkiye (TCMB) bulletin of 15 October 2026. These are asking prices, not sale prices, and the gap between the two is covered under how much of an asking price is negotiable in Alanya.

More than half the flats for sale in Avsallar are 1+1s, and 282 of the 363 listings, 78%, asked less than EUR 100,000 in October 2026.

Turkish listings count rooms as bedrooms plus living room, so a 1+1 has one bedroom and a separate living room and a 2+1 has two bedrooms. Gross size includes a share of walls and balconies; across the sample the net area was a median 90.9% of the gross figure. The 3+1 and 4+1 lines rest on 19 and 14 listings, so they are indicative only.

Avsallar is the cheapest of the four neighbourhoods sampled the same way because its flats are small, not because its square metre is cheap. The median price per square metre was TRY 59,000 in Avsallar, about 1% above Mahmutlar's TRY 58,289 on 13 October 2026, 10% below Tosmur's TRY 65,424 and 13% below Oba's TRY 68,149 on 14 October. A 1+1 in Avsallar asked 11% less than in Mahmutlar, and a 2+1 asked 17% less, partly because Avsallar's 2+1s are smaller, at a median 95.5 m² against 110 m².

Furniture carries a real premium in Avsallar. Furnished 1+1 flats asked a median TRY 3,750,000 across 72 listings in October 2026, against TRY 3,200,000 for 117 unfurnished ones, so furnished flats asked 17% more, and the two groups were the same size, at a median 54.5 m² against 54 m², and the same age, at two years against one. For 2+1s the comparison does not hold: the 25 furnished ones were larger and older than the 86 unfurnished ones.

Listings posted since 1 July 2026 asked TRY 3,600,000 for a 1+1 and TRY 5,300,000 for a 2+1. Most listings were posted in 2026, but 41 had been online since 2025 or earlier, and a flat still listed after a year has not sold at its asking price.

How building age changes the price

Avsallar's stock is the newest of the four neighbourhoods sampled: 309 of the 363 flats for sale, 85%, were in buildings up to five years old, against 64% in Oba, 40% in Mahmutlar and 14% in Tosmur. Of the 115 brand-new flats, 102 were described as ready to move into and 13 as under construction.

New flats in Avsallar carry no price premium. Brand-new flats asked about 9% less per square metre than flats one to five years old, and flats six to fifteen years old asked roughly the same as new ones. The pattern is the opposite in Tosmur, where the 13 flats up to five years old asked about 53% more per square metre than the typical 11 to 15 year old flat. In Avsallar the asking price follows size and furniture more than building age.

Building age still matters for earthquake safety. The current Turkish Building Earthquake Code (Türkiye Bina Deprem Yönetmeliği) took effect on 1 January 2019, and what decides whether it applied is the date of the building permit, not the year the building was finished. A flat finished in 2021 may therefore have been permitted under the earlier code, and the 54 flats in buildings more than five years old, finished by about 2020, are the ones most likely to predate it.

Near the sea or further back: the price gap

Flats near the sea did not ask more per square metre than flats further back in Avsallar in October 2026. Of the 56 listings that gave a distance to the sea in the description, the 6 within 200 m asked a median TRY 53,777 per m², the 27 between 500 m and 1 km asked TRY 64,545 and the 18 more than 1 km away asked TRY 58,801.

The numbers are small, but the pattern matches Mahmutlar, where no seafront premium appeared either, and not Tosmur, where flats within 200 m of the sea asked about 72% more. Descriptions mention a sea view about as often as a distance: 55 of the 363 did.

What does rent cost in Avsallar?

Apartments in Avsallar listed for long-term rent on 16 October 2026 had a median asking rent of TRY 22,000 a month, about EUR 398, with TRY 15,750 for a 1+1 and TRY 29,000 for a 2+1. The medians come from all 32 Emlakjet rental listings in Avsallar that day, which makes Avsallar a small rental market next to its 363 flats for sale.

Furniture moves rent almost as much as a second bedroom does. In October 2026 a furnished 1+1 asked TRY 21,000, about EUR 380, against TRY 15,000 unfurnished, about EUR 271, and six of the eight unfurnished 1+1s asked exactly TRY 15,000, so that median describes one tight group of similar flats. A furnished 1+1 therefore asked nearly as much as an unfurnished 2+1 at TRY 22,500, and a furnished 2+1 asked TRY 30,000, about EUR 542.

Avsallar's rents are lower than in the eastern neighbourhoods because its flats are smaller, not because a square metre lets for less. Across all sizes, Avsallar asked a median TRY 273 per square metre of rent, the same as Tosmur and Mahmutlar. Rental listings also stay up for weeks: all 24 Avsallar listings in the July to October 2026 sample used for the cost of living in Alanya were still advertised on 16 October, so either those flats stayed unlet or their listings stayed online after letting.

Of the 32 rental listings, 29 were heated by air conditioning and 15 were inside a site (a gated residential complex). The 20 listings that stated an aidat, the monthly service charge, gave a median of TRY 1,500 in October 2026. Of the 21 that stated a deposit, 13 asked for one month's rent.

What rental yield can an Avsallar apartment make?

A furnished one-bedroom flat in Avsallar showed a gross rental yield of about 6.7% at October 2026 asking prices and rents, the highest of the four flat types sampled, below the 7.4% of the same flat in Oba and above the 5.5% of a furnished 2+1 in Tosmur. Gross yield here is twelve months of the median asking rent divided by the median asking price for the same type of flat.

Two cautions apply to every line. Both figures are asking prices, so the true yield depends on what a buyer pays and what a tenant signs. Each rent rests on between 6 and 8 listings, so one new listing can move a line by half a point. The furnished 1+1 leads because furniture lifts its rent by 40% and its price by only 17%.

Net yield is lower. Aidat, property tax, DASK earthquake insurance and the months a flat stands empty between tenants all come out of the rent, and the worked example for a furnished 1+1 runs those numbers. Rental income is also taxable in Turkey, and the rules differ for residents and non-residents.

Short holiday lets are a separate regime. Under Law 7464 on the tourist rental of residences, letting a home for periods of up to 100 days needs a permit from the Ministry of Culture and Tourism, and the application must include a unanimous decision of all the owners in the building where the flat sits. The Constitutional Court rejected a challenge to that rule on 25 December 2025, in a decision published in the Official Gazette on 2 April 2026. In Avsallar, where 263 of the 363 flats for sale stood in buildings of six storeys or more, a holiday let needs the written agreement of every owner in a mid-rise block.

The regional trend works in a landlord's favour for now. In the Antalya, Burdur and Isparta region, the TCMB's New Tenant Rent Index rose 22.8% in the year to August 2026, while its house price index rose 19.5%.

Can foreigners get a residence permit for an Avsallar address in 2026?

A residence permit at an Avsallar address is no longer barred by the neighbourhood closure as the Presidency of Migration Management now words it, but a permit based on owning property still needs a home worth at least USD 200,000 that the owner lives in, and only 11 of the 363 flats for sale in Avsallar, 3%, asked that much in October 2026. The closure has changed; the value test has not.

Avsallar is on the list of 1,169 neighbourhoods the Presidency closed from 1 July 2022, alongside Kargıcak, Mahmutlar and Kestel in Alanya. Until at least April 2026, the Presidency's announcement said the listed neighbourhoods were closed to residence permits as well as to temporary and international protection registrations. The version of the same page archived on 29 September 2026, and the live page checked on 16 October 2026, list only temporary protection, international protection and changes of province for people under protection. The 2022 list is still attached.

The Presidency has not published a separate notice saying the restriction was lifted, so each application is still decided on its documents. Because the closure wording no longer names residence permits of any kind, the change applies to a permit based on a lease as well as to one based on ownership, which matters to a landlord looking for a foreign long-term tenant. The list, and what it covers, can change again by administrative decision, as it did in 2022, and the same rules apply in Mahmutlar and the two other Alanya neighbourhoods on the list.

The value test is the one almost every Avsallar flat fails. The Presidency's list of documents for a short-term residence permit, published on its e-İkamet application site, requires a home used for a property-based permit to have been worth at least USD 200,000 in Turkish lira on the date it was acquired, and to be used as the foreigner's own home rather than let for rent or any other income. At the TCMB dollar buying rate of 15 October 2026, TRY 49.3315, the threshold was about TRY 9,866,000. Only 11 of the 363 flats for sale in Avsallar asked that much: five 4+1s, three 3+1s, two 2+1s and one 5+1, and not a single 1+1. The median 1+1 asked TRY 3,472,500, about USD 70,400, roughly a third of the threshold. Avsallar's share of 3% compares with 14% in Mahmutlar and about 27% in Oba and Tosmur, and a flat bought to let cannot also be the basis of its owner's permit.

The neighbourhood on the title deed decides which rules apply, not the name in the listing. İncekum to the west and Türkler to the east were never on the closed list, and maps and listings often use Avsallar's name for the whole stretch of coast: OpenStreetMap's address for İncekum Beach, for one, includes both names. The neighbours are also dearer: on 16 October 2026 the 10 flats for sale in İncekum asked a median TRY 7,625,000 and the 27 in Türkler TRY 9,350,000, with 4 and 10 of them above the threshold.

The safe sequence is to ask the provincial migration office, in writing, whether a first residence permit application at the exact address would be accepted, and to make that answer a condition of the purchase. How the application itself works is set out under residence permit, and current properties for sale in Avsallar are listed separately.

What is the housing stock like in Avsallar?

Avsallar is a market of new, mid-rise complexes: 85% of the flats for sale were in buildings up to five years old, 41% in buildings of six to eight storeys, and 57% of the listings that stated a title type still carried kat irtifakı, the construction-stage title. The detail pages of the 363 sale listings on 16 October 2026 give the profile, and it differs from each of the other three neighbourhoods sampled.

Of the 363 Avsallar listings, 283 stated a lift, 286 a car park, open or covered, and 108 placed the flat inside a site. Only 4 gave natural gas as the heating. The 98 sale listings that stated an aidat in October 2026 gave a median of TRY 1,875 a month, against TRY 1,500 in Tosmur and TRY 2,100 in Oba, and 285 of the 363 listings, 79%, described the flat as eligible for a mortgage.

In Avsallar the title type is the first document to check. Of the 228 listings that stated the title as either kat irtifakı or kat mülkiyeti, 130 gave kat irtifakı, and the share stays high in finished buildings: among flats one to five years old, 54 gave kat irtifakı and 49 kat mülkiyeti (full condominium title). Under the Condominium Law (Kat Mülkiyeti Kanunu), kat irtifakı converts to kat mülkiyeti on the strength of the occupancy permit (yapı kullanma izin belgesi, known as iskan) issued for the whole building. A finished flat still on kat irtifakı is therefore a reason to ask whether the building has its iskan and when the title will convert, before an offer is made. What each title type means for a buyer is set out under types of title deed in Turkey. Thirteen of the flats for sale were still under construction. For such pre-payment sales from a developer, Turkey's Ministry of Trade requires a promise-to-sell contract drawn up by a notary, gives the buyer 14 days to withdraw without a reason, caps delivery at 48 months and requires completion insurance or a bank guarantee for projects of 30 homes or more.

What is daily life like in Avsallar?

Daily life in Avsallar runs along the D-400 and Konak Caddesi: the Wednesday market, chain supermarkets, pharmacies, a primary school and the public beach are all within about 1 km of the centre, but there is no hospital, and the nearest state hospitals are 28.3 km away in Oba and 37.3 km away in Manavgat. The places listed are those recorded on OpenStreetMap in October 2026, with road distances from the centre of Avsallar.

• The weekly market: Avsallar's market (pazar) is held on Wednesdays in the covered market area on Konak Caddesi, 1.2 km from the centre. OpenStreetMap tags the market area for Wednesdays, and property listings describe the same Wednesday bazaar; no calendar from Alanya Municipality could be found.
• The sea: OpenStreetMap maps public beach strips between 0.45 km and 1 km from the centre. İncekum Beach, the long sandy beach many listings name, lies in neighbouring İncekum, 2.7 km away in one driving direction.
• Healthcare: there is no hospital inside Avsallar. ALKÜ Alanya Training and Research Hospital, the state teaching hospital, is 28.3 km away in Oba, about 23 minutes without traffic, and Manavgat State Hospital is 37.3 km away, about 29 minutes. OpenStreetMap records seven pharmacies within 3.5 km of the centre. A family health centre (aile sağlığı merkezi), where family doctors practise, could not be located on the map or in published lists in October 2026, so its address is worth asking at the office of the muhtar, the elected neighbourhood headman.
• Shopping: OpenStreetMap records 13 chain supermarket branches within 3.5 km of the centre: five BİM, three Şok, two Migros, two Carrefour and one A101.
• Schools: OpenStreetMap names one primary school near the centre, Alaaddin Keykubat İlkokulu, and maps two other school sites without names, so families should confirm the middle and high school options with the Alanya district education directorate (İlçe Milli Eğitim Müdürlüğü).

Utility tariffs and supermarket prices are the same as elsewhere in Alanya, so the cost of living in Avsallar differs from the rest of the district mainly in rent and in the drive to the city.

What are the downsides of living in Avsallar?

The main downsides of Avsallar are its distance from Alanya's hospitals and offices, a residence permit value test that 97% of the flats for sale fail, a crowded market in new one-bedroom flats, construction-stage titles, a thin rental market and motorway works until 2028. None of them rules Avsallar out, but each changes what a buyer should check.

• Distance: Avsallar is 24.6 km from Alanya city centre, 28.3 km from the state teaching hospital and 66.0 km from Gazipaşa airport, and no public transport timetable to Alanya could be found.
• Residence permits: the closure no longer names residence permits, but 352 of the 363 flats for sale on 16 October 2026 asked less than the USD 200,000 a property-based permit needs, and none of the 206 one-bedroom flats reached it.
• New-build competition: 115 brand-new flats and 206 one-bedroom flats were for sale on the same day, so a resale 1+1 competes directly with developers' stock, and new flats asked no more per square metre than five-year-old ones.
• Construction-stage titles: 57% of the listings that stated a title gave kat irtifakı, including 54 of the 103 flats one to five years old that stated one.
• Thin rental market: only 32 flats were advertised for long-term rent against 363 for sale, and all 24 listings posted between July and early October were still advertised on 16 October.
• Motorway works: the project's environmental and social impact assessment places Construction Camp 3, with its concrete and asphalt plants, at Km 124+300 near Avsallar and İncekum, puts two spoil areas in Avsallar, and gives a distance of 0 m between the main line and Avsallar's nearest building, with works running until the opening by October 2028.
• Empty flats: 343 of the 363 flats for sale were empty at the time of listing, the highest share of the four neighbourhoods sampled, so a buyer who wants year-round neighbours should ask how many flats in a block are lived in.

Each of these can be checked before an offer is made. The occupancy permit and the title type are among the checks set out for a property viewing trip to Alanya, and both are easier to obtain while the seller still wants the sale.

Who is Avsallar right for, and how does it compare with Oba, Tosmur and Mahmutlar?

Avsallar suits buyers who want a new one-bedroom flat in a complex with a pool, for holidays or to let, for less than EUR 100,000 at October 2026 prices, and who accept a drive of about 20 minutes to Alanya and 23 minutes to its state hospital. It also suits a landlord willing to furnish, since a furnished 1+1 showed the highest gross yield of the flat types sampled in Avsallar, at about 6.7%.

Sale prices were sampled for Avsallar on 16 October, for Oba and Tosmur on 14 October and for Mahmutlar on 13 October 2026. Rents for Avsallar and Tosmur are all listings live on the sampling day; those for Oba and Mahmutlar come from listings posted between July and October 2026. Distances to the city centre are measured to the same point at Güller Pınarı. The closures list still names Avsallar, Mahmutlar and Kestel, but since the 2026 change it no longer covers residence permits. Kestel and Demirtaş were sampled the same way on 21 and 22 October 2026, after the first four, and change none of Avsallar's rankings among them.

On these figures Avsallar fits a buyer on the tightest budget who wants a new building, and a landlord who furnishes a 1+1. It fits less well for a buyer who needs a property-based residence permit, since only 11 flats for sale cleared the value test, for a retiree who wants a hospital within ten minutes, which Oba and Tosmur offer, or for a buyer who wants an established block on full condominium title, which Tosmur's older stock provides more often.

Worked example: buying and letting a furnished 1+1 in Avsallar

A furnished one-bedroom flat bought at the October 2026 median asking price of TRY 3,750,000 and let at the median asking rent of TRY 21,000 a month would return about 5.2% a year net, before income tax, if the buyer pays the whole title deed fee and no agent's fee. The calculation uses the medians from the listing samples and the fees in force in 2026, set out in full under buying costs in Turkey. A 1+1 is used because 57% of the flats for sale in Avsallar and half of the flats for rent are 1+1s.

At October 2026 prices, the net income of TRY 202,458 is 5.2% of a TRY 3,900,000 outlay and 5.0% of TRY 4,080,000 if the buyer also pays the maximum agent's fee. Smaller costs are left out: the land registry service charge, the sworn translator at the title deed office, furniture replacement and the income tax on the rent, which depends on the owner's tax residence. The property tax line is an assumption, because the municipal value of a flat is set by Alanya Municipality, not by the market, and the rent rests on only seven furnished 1+1 listings.

The same calculation gave 5.9% for a furnished 1+1 in Oba and 4.6% for a furnished 2+1 in Tosmur, so Avsallar's furnished 1+1 sits between the two. At about USD 76,000 in October 2026, the flat is also far below the USD 200,000 a property-based residence permit needs, and a flat let to tenants could not serve as the basis for one in any case.

How fast are Avsallar prices and rents moving?

Official figures do not go below the region: in the Antalya, Burdur and Isparta region, the TCMB house price index rose 19.5% and the new-tenant rent index 22.8% in the year to August 2026. Annual consumer price inflation was 31.51% in August 2026 according to TÜİK, so both figures were falls in real terms, of roughly 9% for prices and 7% for rents.

Neither TCMB nor TÜİK publishes an index for Alanya or for a single neighbourhood. The listing medians for Avsallar are a snapshot of asking prices on one day, 16 October 2026, and will be refreshed in January 2027 with the same method used for Oba, Tosmur and Mahmutlar, so the change in Avsallar itself can be measured from then on.