Gazipaşa: what it costs to buy, rent and live in the district east of Alanya in 2026

Gazipaşa is the district east of Alanya, a separate district of Antalya province whose town lies 44.2 km by road from Alanya's centre and 7.0 km from Gazipaşa-Alanya Airport. On 25 October 2026 the 156 apartments for sale in Gazipaşa on Emlakjet had a median asking price of TRY 3,950,000, about EUR 71,200, and a median of TRY 54,364 per square metre, lower than in every Alanya neighbourhood sampled the same way except Payallar, and 105 of them were in one neighbourhood, Pazarcı. The stock is new and small: 94 of the 156 flats were in buildings no more than two years old, 73 were one-bedroom flats at a median TRY 3,100,000, and only 13% of the listings that stated a condominium title gave kat irtifakı, the construction-stage title. The airport is not what is growing: Gazipaşa-Alanya Airport handled 992,383 passengers in 2025, below its 2018 peak of 1,201,895, and 7.9% fewer in January to September 2026 than a year earlier, while the district's registered population reached 55,850 in 2025, 15% more than in 2009. No Gazipaşa neighbourhood is on the 2022 closures list, but only 8 of the 156 flats, none of them one-bedroom, asked the USD 200,000 a property-based residence permit needs. The 62 flats advertised for long-term rent asked a median TRY 18,000 a month and one-bedroom flats TRY 15,000, which gives a 1+1 a gross yield of about 5.8%, a furnished 1+1 about 6.8%, and a worked net yield of about 4.5%. The state hospital is 2.6 km from the town hall and a yacht harbour opened in November 2025, while Alanya's centre is a 41-minute drive, Antalya Airport 173.3 km away, and the motorway from Antalya stops in Alanya.

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

Gazipaşa is a separate district (ilçe) of Antalya province, the province's easternmost, and not part of Alanya: its town lies on a coastal plain 44.2 km by road from Alanya city centre at Güller Pınarı, 7.0 km from Gazipaşa-Alanya Airport and 173.3 km from Antalya Airport, according to OpenStreetMap routing measured on 26 October 2026. Alanya district borders Gazipaşa to the west, and Anamur, in Mersin province, to the east. Gazipaşa-Alanya Airport, named after both, lies on the Gazipaşa side of the border, in the cadastral unit of Sarıağaç.

Gazipaşa district covers 1,068 km² on the boundary of the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM), checked on 26 October 2026. The TKGM cadastre divides Gazipaşa into 53 units: 13 neighbourhoods of the former town and 40 units still recorded under their village names, which became neighbourhoods when Law 6360, the 2012 metropolitan municipality law, took effect at the March 2014 local elections. About 55 km of OpenStreetMap coastline runs along the district's southern edge, the longest stretches at Zeytinada, 15.3 km, and Koru, 8.2 km.

The motorway being built from Antalya stops short of Gazipaşa. The 2018 environmental impact assessment of the Antalya-Alanya motorway ran the line on to Gazipaşa, but the project ends at Km 136, at the Alanya centre junction, at the request of Turkey's General Directorate of Highways (KGM), so traffic from Alanya continues on the D-400 coast road.

The distances below are measured from the Gazipaşa Municipality building (Gazipaşa Belediyesi), as mapped on OpenStreetMap, which TKGM places in Yeni Mahallesi.

The drive times are free-flow estimates from the routing engine, so summer traffic on the D-400 adds to the longer lines. The airport is 3.9 km from the municipality in a straight line, and the route back from the terminal is 9.4 km. The point used for Alanya city centre is the one used across the Alanya neighbourhood guides, and the same routing reproduces their published airport distances: 22.6 km from Demirtaş, the Alanya neighbourhood nearest the airport, and 42.4 km from Güller Pınarı.

Where in Gazipaşa is the property market?

Gazipaşa's flat market is in Pazarcı: 105 of the 156 apartments listed for sale in the district on Emlakjet on 25 October 2026, or 67%, gave Pazarcı Mahallesi as their location, and 92 of those 105 were in buildings up to five years old. Pazarcı is a 3.24 km² neighbourhood on the TKGM cadastre, between the old town centre and the coast at Selinus, with about 1.4 km of shoreline.

Pazarcı is flat and close to the runway. On the SRTM elevation model, the median height of 174 evenly spaced points inside the TKGM boundary is 9 m and the highest is 41 m, and the nearest edge of Pazarcı is 2.6 km from the airport point in a straight line. Flight paths and noise levels near Pazarcı were not measured.

The town's institutions sit in the neighbourhoods around Pazarcı rather than in it. On the TKGM boundaries, the municipality and the PTT post office are in Yeni, the bus station, the market hall and the courthouse in İstiklal, and the state hospital in Cumhuriyet, which matches the hospital's official address on Cumhuriyet Mahallesi, İpek Sokak. OpenStreetMap draws Pazarcı twice as large, at 6.99 km², taking in most of Cumhuriyet, so a map app may name the wrong neighbourhood for an address near the hospital.

The other 51 flats were spread over eight neighbourhoods of the former town: 12 in Koru, 9 in Gazi, 8 each in İstiklal, Yeni and Cumhuriyet, 4 in Aydın, and one each in Bakılar and Sarıağaç. None was in one of the 40 former villages. Koru, on the coast south of Selinus, is a different market from Pazarcı. Ten of its 12 flats were 2+1 to 4+1 flats of 110 m² or more in buildings more than ten years old, with a median asking price of TRY 8,350,000 in October 2026, and three of the district's eight villas for sale were in Koru.

What does the airport mean for Gazipaşa's property market?

Gazipaşa-Alanya Airport handled 992,383 passengers in 2025, below its 2018 peak of 1,201,895, and 730,297 in the first nine months of 2026, 7.9% fewer than in the same months of 2025, according to the State Airports Authority (Devlet Hava Meydanları İşletmesi, DHMİ). The terminal is 7 km from the town, closer than to any Alanya neighbourhood in the series, but its traffic has not grown since 2018, so the airport alone does not explain the building in Pazarcı.

DHMİ publishes year-end passenger totals, arrivals and departures together, for every Turkish airport, and its tables first record Gazipaşa in 2010, with 4,684 domestic passengers, and the first 9,938 international passengers in 2011.

International traffic is the larger share and the one that fell most. In 2025, 561,566 of the airport's passengers, 57%, flew on international routes, and in the first nine months of 2026 international passengers fell 10.5% and domestic passengers 4.3%. Antalya Airport handled 39,000,177 passengers in 2025, so Gazipaşa's traffic was about 2.5% of Antalya's, and in January to September 2026 Antalya's fell 3.3%, less than Gazipaşa's. DHMİ notes that Gazipaşa-Alanya Airport is run by a private company under its supervision.

For a buyer, the airport is a convenience. A resident of Pazarcı reaches the terminal in about 11 minutes, against 42.4 km of driving from Alanya's centre. The convenience covers few routes, though: of the 40.0 million passengers the two airports handled in 2025, 97.5% used Antalya Airport, 173.3 km from Gazipaşa by road. The evidence that the market is growing comes from the housing stock and the population: 94 of the 156 flats for sale were in buildings no more than two years old, and the district's registered population rose 15% between 2009 and 2025. The effect of the runway on prices and noise in the streets nearest to it is a separate question that the listings cannot answer.

Who lives in Gazipaşa?

Gazipaşa district had 55,850 registered residents at 31 December 2025 in TÜİK's address-based population register, up from 48,369 in 2009, and the growth is in the town: the former town area grew 41% between 2009 and 2022, from 21,730 to 30,732, while the district as a whole grew 11%. TÜİK is Turkey's statistics institute. Its own query could not be read directly in October 2026, so the 2025 figure is taken from the Turkish Wikipedia population table, which cites TÜİK, and it matches the figure on the population site nufusu.com. The town figures come from citypopulation.de, which uses TÜİK's register.

Pazarcı doubled in a decade. Its register rose from 3,430 in 2009 to 6,906 in 2019, the latest year for which a neighbourhood figure could be found, according to the TÜİK-sourced table on Turkish Wikipedia. The Wikipedia table and nufusu.com agree for every year from 2007 to 2022 and for 2025 but not for 2023 and 2024, so those two years are left out. At about 52 registered residents per km² in 2025, Gazipaşa is a thinly populated district around one town, and the town held 57% of the district's register in 2022.

The register counts people with an address in Gazipaşa, foreign residents included, and leaves out holiday owners who live elsewhere. No official source publishes foreign residents by district or neighbourhood, and no Gazipaşa neighbourhood is among those the Presidency of Migration Management (Göç İdaresi Başkanlığı) closed in 2022 on the grounds of foreign population density.

The sale listings describe a mostly empty, newly built stock. Of the 156 apartments for sale on 25 October 2026, 133, or 85%, were described as empty, 17 as lived in by the owner and 6 as let to a tenant. Among the eleven areas sampled the same way, only Alanya's Güller Pınarı, at 76%, had a smaller empty share, against 95% in Payallar and 87% in Kestel.

What do apartments in Gazipaşa cost to buy?

Apartments listed for sale in Gazipaşa on 25 October 2026 had a median asking price of TRY 3,950,000, about EUR 71,200, and a median of TRY 54,364 per gross square metre, about EUR 980, lower than in every Alanya neighbourhood sampled the same way except Payallar. The medians come from all 156 apartment listings live for Gazipaşa district on Emlakjet, a national Turkish property portal, that day, each read from its own listing page. Euro figures use the euro buying rate of TRY 55.4997 in the Central Bank of the Republic of Türkiye (TCMB) bulletin of 23 October 2026, the latest before the Sunday sample. 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.

One-bedroom flats make up nearly half of the listings, 73 of 156, with 50 two-bedroom, 19 three-bedroom and 13 four-bedroom flats.

Turkish listings count rooms as bedrooms plus living room, so a 1+1 has one bedroom and a separate living room. Gross size includes a share of walls and balconies; across the sample the net area was a median 91% of the gross figure. The one other listing in October 2026 was a 5+2 of 290 m² at TRY 8,500,000.

Gazipaşa's square metre is cheaper than Alanya's outer neighbourhoods by a small margin and than its centre by a quarter. The median of TRY 54,364 was 6% below Demirtaş's TRY 57,556, measured on 22 October 2026, 7% below Mahmutlar's, 8% below Avsallar's, 20% below Oba's, 24% below Güller Pınarı's and Kargıcak's and 28% below Kestel's, and 6% above Payallar's TRY 51,109 on 23 October. The median 2+1, at TRY 4,600,000, was the lowest of the eleven areas, just below Payallar's TRY 4,650,000, and the median 1+1 the second lowest, after Payallar's TRY 2,862,500.

Pazarcı asks more than the rest of the town. Its 105 flats asked a median TRY 56,552 per square metre and the other 51 TRY 49,020, and a 1+1 in Pazarcı asked a median TRY 3,200,000 against TRY 2,675,000 elsewhere. Listings posted since 1 July 2026, 95 of the 156, asked a median TRY 3,200,000 for a 1+1 and TRY 4,350,000 for a 2+1. Eleven listings repeated another listing's room count, size and price, the usual sign of the same flat posted by two agents; removing them leaves the median at TRY 4,000,000 and TRY 54,182 per square metre.

Prices for Gazipaşa on English-language portals can sit far above the Turkish portal's. On 26 October 2026 an English-language portal showed one-bedroom flats in new developments in Gazipaşa at EUR 97,000 and EUR 103,500, the second in Pazarcı. On Emlakjet the same day, the 64 one-bedroom flats in buildings up to two years old asked a median TRY 3,025,000, about EUR 54,500, and only one of them asked more than EUR 97,000. Two listings on one portal prove nothing about a market, but the gap is large enough that the same type of flat is worth checking on a Turkish portal before an offer.

How much does building age change the price in Gazipaşa?

Most of Gazipaşa's stock is too new for building age to split the market: 94 of the 156 flats for sale on 25 October 2026, or 60%, were in buildings no more than two years old, and flats in buildings up to five years old asked a median TRY 56,552 per square metre against TRY 43,500 in older buildings. The older bands are thin.

The median asking price rises with age up to 15 years mostly because the older flats are larger: the 34 new flats had a median gross size of 53 m², and the 9 in buildings 11 to 15 years old 180 m². A cheap flat in Gazipaşa is a small new one. Of the 37 flats asking TRY 3,000,000 or less in October 2026, 35 were 1+1s and 34 were in buildings up to five years old, and the cheapest, a new 1+1 of 53 m² in Pazarcı, asked TRY 2,200,000, about EUR 39,600. Within one flat type the age gap is smaller: the 32 two-bedroom flats in buildings up to five years old asked a median TRY 51,993 per square metre and the 18 older ones TRY 44,652.

Five of the new flats were still under construction, and all five gave kat irtifakı, the construction-stage condominium title, as their title. Of the 29 new flats described as ready to move into, 26 gave kat mülkiyeti, the full condominium title.

What does rent cost in Gazipaşa?

Apartments in Gazipaşa listed for long-term rent on 25 October 2026 had a median asking rent of TRY 18,000 a month, about EUR 324, and one-bedroom flats TRY 15,000, below Avsallar's TRY 15,750 and Payallar's TRY 16,500 measured the same way in October 2026. The medians come from all 62 Emlakjet rental listings for flats in Gazipaşa district that day.

Furniture adds half to a one-bedroom rent. In October 2026 the 17 furnished 1+1s asked a median TRY 18,000 and the 12 unfurnished ones TRY 12,000, while the furnished and unfurnished 1+1s for sale asked almost the same, TRY 3,200,000 and TRY 3,100,000. Unfurnished 2+1s asked TRY 18,000 on 16 listings and furnished ones TRY 23,500 on 6.

The rental stock is as new as the stock for sale. Of the 62 rental flats, 18 were in new buildings and 23 in buildings one to three years old, and 33 were in Pazarcı, where the median rent was also TRY 18,000 and a 1+1 asked TRY 17,000. Across all sizes Gazipaşa asked a median TRY 229 of rent per square metre in October 2026, more than Demirtaş's TRY 182 and less than Güller Pınarı's TRY 233, Payallar's TRY 260, TRY 270 to 273 in Cikcilli, Tosmur, Mahmutlar and Avsallar, TRY 318 in Kargıcak and Oba and TRY 348 in Kestel. Of the 23 listings that stated a deposit, 17 asked one month's rent, and 28 of the 62 placed the flat inside a site (a gated residential complex). One villa was advertised for rent, a 3+1 in Koru at TRY 55,000 a month.

Rent is the largest difference in living costs between Gazipaşa and Alanya, because utility tariffs and supermarket prices are the same across the region; how the rest of a monthly budget breaks down is set out under the cost of living in Alanya.

What rental yield can a Gazipaşa apartment make?

A one-bedroom flat in Gazipaşa showed a gross rental yield of about 5.8% at October 2026 asking prices and rents, a furnished one-bedroom flat about 6.8% and a two-bedroom flat about 5.0%. The 1+1 figure is twelve months of the TRY 15,000 median rent divided by the TRY 3,100,000 median asking price; the furnished 1+1 figure uses the TRY 18,000 median rent and the TRY 3,200,000 median asking price for furnished one-bedroom flats.

Furnished one-bedroom flats show the best return because furniture raises the rent and not the price. At 6.8%, a furnished 1+1 in Gazipaşa sits between Avsallar's 6.7% and Mahmutlar's 6.9%, above Kestel's and Güller Pınarı's 5.7% and below Oba's 7.4% at the same month's prices. Comparing like with like for two-bedroom flats, the 16 unfurnished 2+1s for rent and the 37 unfurnished 2+1s for sale give about 5.0% as well. All of these are asking prices, so the true yield depends on what a buyer pays and what a tenant signs.

Net yield is lower again. Aidat, the monthly service charge, 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 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 (Resmî Gazete) on 2 April 2026. Gazipaşa's blocks are small, with 120 of the 156 flats for sale in buildings of five storeys or fewer, so there are fewer owners to persuade than in a large complex, but every one of them must agree.

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 23.6% in the year to September 2026, while its house price index rose 20.0%.

Can foreigners get a residence permit for a Gazipaşa address in 2026?

No Gazipaşa neighbourhood is on the Presidency of Migration Management's list of closed neighbourhoods, so no closure stands in the way of an address there, but only 8 of the 156 flats for sale on 25 October 2026 asked at least the USD 200,000 a property-based permit needs, and none of them was a one-bedroom or three-bedroom flat. Six of the eight were 4+1s and two were 2+1s of 112 m² in Pazarcı, at TRY 10,450,000 and TRY 10,700,000. The dearest 1+1 asked TRY 5,950,000, about USD 120,000, and the dearest 3+1 TRY 9,200,000, about USD 185,600.

The Presidency's list of 1,169 neighbourhoods closed from 1 July 2022 has ten Antalya entries, in rows 145 to 154 of the attached file: four in Alanya, two in Döşemealtı, three in Konyaaltı and one in Muratpaşa, and none in Gazipaşa. The announcement, checked again on 26 October 2026, describes the closure as covering temporary and international protection registrations and changes of province for people under protection, and no longer names residence permits.

The value test decides which flat qualifies. 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 23 October 2026, TRY 49.5647, the threshold was about TRY 9,913,000. The median 1+1 asked about USD 62,500, or 31% of the threshold, and the median 2+1 about USD 92,800, or 46%. Gazipaşa's share of flats over the line, 5%, compares with 40% in Kargıcak and Cikcilli, 30% in Kestel, 27% in Oba and Tosmur, 22% in Güller Pınarı, 14% in Mahmutlar, 3% in Avsallar, 1% in Payallar and none in Demirtaş, measured the same way in October 2026. Listings on Russian-language portals describe Gazipaşa flats as suitable for a residence permit, but 148 of the 156 flats on Emlakjet asked less than the threshold in October 2026. How the application itself works is set out under residence permit.

What is the housing stock like in Gazipaşa?

Gazipaşa's flats for sale are new, low-rise and mostly on full title: 78% of those listed on 25 October 2026 were in buildings up to five years old, only 6 of 156 were in buildings of nine storeys or more, 59% of the listings mentioned a pool, and only 13% of the listings that stated either condominium title gave kat irtifakı, the lowest share of the eleven areas sampled the same way. The detail pages of the 156 sale listings give the profile.

The taller blocks ask more. In October 2026 the 36 flats in blocks of six to ten storeys asked a median TRY 64,514 per square metre, the 64 in five-storey blocks TRY 54,196 and the 56 in blocks of four storeys or fewer TRY 50,000, and the listings that mentioned a pool asked TRY 58,209 against TRY 47,917 for those that did not. Fifty-three of the 156 listings placed the flat inside a site. The 40 sale listings that stated an aidat gave a median of TRY 1,000 a month, the same as Güller Pınarı's and lower than in the other Alanya neighbourhoods, with TRY 1,250 for a 1+1 on 18 listings and TRY 600 for a 2+1 on 13. Of the 156 listings, 118 described the flat as eligible for a mortgage, 25 stated no lift, 7 of them in buildings of five storeys or more, and 20 stated no car park.

The title figure stands out, and the listings do not say why. Of the 139 listings that stated the title as either kat irtifakı or kat mülkiyeti, 18 gave kat irtifakı: 15 of the 111 flats in buildings up to five years old, including the five still under construction, and 3 of the 28 older ones. Under Article 3 of the Condominium Law (Kat Mülkiyeti Kanunu, Law 634), kat irtifakı converts to kat mülkiyeti on the strength of the occupancy permit (yapı kullanma izin belgesi, known as iskan) for the whole building, so a listing that states kat mülkiyeti points to a building with its permit on record. The title deed itself shows which title applies, and a listing's statement is no substitute for it; what each title type means is set out under types of title deed in Turkey.

The age of the stock also decides the earthquake rules a building was designed under. The current Turkish Building Earthquake Code (Türkiye Bina Deprem Yönetmeliği) took effect on 1 January 2019, and for any building the date that decides is the building permit's, which is on the building's file at Gazipaşa Municipality; 35 of the 156 flats were in buildings more than five years old.

Eight villas were listed for sale in Gazipaşa on 25 October 2026, at TRY 10,500,000 to 45,000,000. Three were in Koru, among them a 5+2 of 436 m² at TRY 38,000,000, and the only new one was a 3+1 of 230 m² in Pazarcı at TRY 18,550,000.

What is daily life like in Gazipaşa?

Daily life in Gazipaşa runs on a small town centre: OpenStreetMap maps 33 supermarkets and 14 pharmacies in Pazarcı and the four neighbourhoods around it, the state hospital is 2.6 km from the municipality, the yacht harbour 4.7 km and the nearest beaches 5 to 6 km, while the nearest training and research hospital is 41.4 km away in Alanya. The places listed are those recorded on OpenStreetMap in October 2026, placed against the TKGM boundaries, with road distances from the municipality building.

• Shopping: the 33 supermarkets are 11 in Pazarcı, 10 in İstiklal, 7 in Gazi, 3 in Cumhuriyet and 2 in Yeni, among them Migros, Carrefour, BİM, A101 and Şok branches.
• Healthcare: Gazipaşa State Hospital (Gazipaşa Devlet Hastanesi) gives its address on its Ministry of Health site as Cumhuriyet Mahallesi, İpek Sokak, 2.6 km and about 4 minutes from the municipality. A community health centre (toplum sağlığı merkezi) is mapped in İstiklal, and no family health centre (aile sağlığı merkezi) address in the town could be confirmed from an official source in October 2026. The nearest training and research hospital is ALKÜ Alanya Training and Research Hospital in Oba, 41.4 km and about 38 minutes away.
• Schools: OpenStreetMap maps five schools and five kindergartens inside Pazarcı alone, and families should confirm places at each level with the Gazipaşa district education directorate (İlçe Milli Eğitim Müdürlüğü). Gazipaşa Mustafa Rahmi Büyükballı Vocational School, part of Alanya Alaaddin Keykubat University (ALKÜ), is in Pazarcı, 0.9 km from the municipality.
• The weekly market: OpenStreetMap maps the market hall and the market place in İstiklal, 0.5 km from the municipality. No municipal market calendar could be found in October 2026, so the day is worth confirming locally.
• Buses: the Gazipaşa bus station is in İstiklal, 1.2 km from the municipality, with a dolmuş (shared minibus) station mapped beside it. No current timetable could be found from Gazipaşa Municipality in October 2026.
• The sea: Selinus beach is 5.0 km from the municipality and Koru beach 6.1 km, and the acropolis of ancient Selinus stands above the harbour 4.5 km away.
• The marina: Gazipaşa Gold Marina, the town's yacht harbour, was opened officially in November 2025 by Abdulkadir Uraloğlu, the Minister of Transport and Infrastructure, who gave its capacity as 208 yachts; it is 4.7 km from the municipality.

Utility tariffs and supermarket prices are the same as elsewhere in Antalya province, so the cost of living in Gazipaşa differs from Alanya mainly in rent, where its one-bedroom flats ask less than in the Alanya neighbourhoods, and in the drive to what the town does not have, such as a training and research hospital 41.4 km away or Alanya's centre 44.2 km away.

What are the downsides of living in Gazipaşa?

The main downsides of Gazipaşa are distance, from Alanya's centre and from Antalya Airport, an airport whose traffic is below its 2018 peak and falling in 2026, no motorway, a small market with fewer buyers for a resale, few flats above the residence permit threshold and a very new stock of small flats. None of them rules Gazipaşa out, but each changes what a buyer should check.

• Distance: Alanya's centre is 44.2 km away, about 41 minutes without traffic, and Antalya Airport 173.3 km.
• Airport traffic: passengers at Gazipaşa-Alanya Airport fell from 1,201,895 in 2018 to 992,383 in 2025, and fell another 7.9% in January to September 2026.
• Motorway: the Antalya-Alanya motorway ends at Km 136 in Alanya, and the national 2053 Transport Master Plan lists an Alanya-Silifke motorway only for 2035.
• Market size: 156 flats were for sale in the whole district, against 642 in Mahmutlar and 374 in Oba, so a seller later has fewer buyers browsing.
• Permit threshold: only 8 of the 156 flats asked USD 200,000 or more in October 2026, none of them a 1+1.
• New stock: 94 of the 156 flats were in buildings no more than two years old and five were still under construction, so the occupancy permit, the title and the delivery date are the checks that matter most.
• Specialist care: the nearest training and research hospital is 41.4 km away in Oba.
• Airport proximity: the nearest edge of Pazarcı is 2.6 km from the airport, and noise was not measured.
• Duplicate listings: 11 of the 156 sale listings repeated another listing's size and price.

Each of these can be checked before an offer is made. The title type, the occupancy permit, the building permit date, the lift and the parking are among the checks set out for a property viewing trip to Alanya, and they apply in Gazipaşa unchanged.

Who is Gazipaşa right for, and how does it compare with Alanya's neighbourhoods?

Gazipaşa suits a buyer on a small budget who wants a new one-bedroom flat in a working town with a state hospital, a buyer who flies often and values a terminal 11 minutes away, and a landlord willing to furnish a 1+1; it suits less well a buyer who needs a property-based residence permit, who wants Alanya's centre within easy reach, or who may need to resell quickly. Its median price per square metre, TRY 54,364 or about EUR 980, was the second lowest of the eleven areas sampled the same way, and its stock was among the newest.

Gazipaşa is a whole district and the other ten are neighbourhoods of Alanya, so its row covers a wider area, but two thirds of its flats are in one neighbourhood, Pazarcı, whose own median was TRY 56,552 per square metre. Sale prices were sampled for Gazipaşa on 25 October, for Güller Pınarı on 24 October, for Payallar on 23 October, for Demirtaş on 22 October, for Kestel on 21 October, for Kargıcak on 20 October, for Cikcilli on 17 October, for Avsallar on 16 October, for Oba and Tosmur on 14 October and for Mahmutlar on 13 October 2026. Rents for Gazipaşa, Güller Pınarı, Payallar, Demirtaş, Kestel, Kargıcak, Cikcilli, Avsallar and Tosmur are all listings live on the sampling day, and Gazipaşa's rest on 62 listings; those for Oba and Mahmutlar come from listings posted between July and October 2026. Distances to the centre are measured to the same point at Güller Pınarı, and distances to the airport to the same airport point.

On these figures Gazipaşa fits a buyer who wants a new flat with a pool at one of the lowest prices in the series, accepts a 41-minute drive to Alanya, and lives in the flat or lets it furnished. A buyer who wants more choice at a similar price could compare Payallar, 6% cheaper per square metre and 17.5 km from Alanya's centre, or Demirtaş, 6% dearer, on the Alanya side of the district border and 22.6 km from the airport. Current listings from AKEA are under property for sale in Gazipaşa.

Worked example: buying and letting a 1+1 in Gazipaşa

A one-bedroom flat bought at the October 2026 median asking price of TRY 3,100,000 and let at the median asking rent of TRY 15,000 a month would return about 4.5% 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 1+1s are the largest group of flats for sale, 73 of 156, and of flats for rent, 29 of 62.

At October 2026 prices, the net income of TRY 146,058 is 4.5% of a TRY 3,224,000 outlay and 4.3% of TRY 3,372,800 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, repairs, furniture 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 Gazipaşa Municipality, not by the market, and the rent rests on 29 one-bedroom listings, 17 of them furnished.

Of the eleven worked examples in the series, Gazipaşa's sits in the middle, level with Kestel's 4.5% and just below Tosmur's 4.6%, under Oba (5.9%), Payallar (5.4%), Mahmutlar (5.3%) and Avsallar (5.2%) and above Kargıcak (4.3%), Cikcilli (3.9%), Demirtaş (3.1%) and Güller Pınarı (3.0%). A furnished 1+1 does better: bought at the TRY 3,200,000 median for furnished one-bedroom flats and let at TRY 18,000 a month, with the same costs, it would return about 5.4% net. At about USD 62,500 in October 2026 the median 1+1 is 31% of 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 Gazipaşa 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 20.0% and the new-tenant rent index 23.6% in the year to September 2026, according to the bulletin published on 16 October 2026. Annual consumer price inflation was 29.73% in September 2026 according to TÜİK, so both figures were falls in real terms, of roughly 7.5% for prices and 5% for rents. Across Turkey the two indices rose 22.3% and 26.6%.

Neither TCMB nor TÜİK publishes an index for Gazipaşa. The district's own listings give no sign of a recent jump: within buildings up to five years old, the 77 flats listed since 1 July 2026 asked a median TRY 57,333 per square metre and the 44 listed earlier TRY 55,470, a gap of about 3%, and listings that stay online keep the price set when they were posted, so even that gap partly reflects inflation since then. The demand signals point in different directions: the registered population grew 4% between 2022 and 2025 while passengers at the airport fell 7.9% in the first nine months of 2026. The listing medians for Gazipaşa are a snapshot of asking prices on one day, 25 October 2026, and will be refreshed in January 2027 with the same method used for the ten Alanya neighbourhoods, so the change in Gazipaşa itself can be measured from then on.