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

Güller Pınarı, also written Güllerpınarı, is a neighbourhood in the centre of Alanya, in Antalya province, on the flat shore east of the castle peninsula, and the city-centre point from which the distances for every neighbourhood compared here are measured lies inside it, at the building OpenStreetMap maps as Alanya Municipality. On 24 October 2026 the 116 apartments for sale in Güller Pınarı on Emlakjet had a median asking price of TRY 6,600,000, about EUR 118,900, and a median of TRY 71,965 per square metre, the second highest of the ten Alanya neighbourhoods sampled the same way, after Kestel. That median covers two markets: flats in buildings up to five years old asked about TRY 91,000 per square metre and flats in buildings more than 20 years old about TRY 45,500, and 20 of the 26 old flats that stated a title were still on kat irtifakı, the construction-stage title. In the newer buildings, flats within 200 m of the sea asked about 40% more per square metre than those further away. Güller Pınarı is not on the Presidency of Migration Management's 2022 closures list, and 26 of the 116 flats, none of them one-bedroom, asked the USD 200,000 a property-based residence permit needs. The 46 flats advertised for long-term rent asked a median TRY 25,000 a month, and one-bedroom flats TRY 26,000, yet a two-bedroom flat showed a gross yield of about 3.7% and a worked net yield of about 3.0%, the lowest of the ten. Daily life is on foot, with 15 supermarkets and 15 pharmacies inside its 1.05 km² and two private hospitals within 1.4 km, while the state hospital is 4.7 km away in Oba, and the 16,779 registered residents of 2024 were fewer than at the 2013 peak of 18,604.

Where is Güller Pınarı, and how far is it from the castle, the beaches and the airports?

Güller Pınarı, also written Güllerpınarı, is a neighbourhood (mahalle) in the centre of Alanya, in Antalya province, on the flat coastal strip east of the castle peninsula, 4.3 km by road from Alanya Castle, 42.4 km from Gazipaşa-Alanya Airport and 127.7 km from Antalya Airport, according to OpenStreetMap routing measured on 24 October 2026. The castle stands on its peninsula 1.5 km to the south-west in a straight line, and the road winds up the hill, which is why the drive is nearly three times as long.

The "Alanya city centre" used for every distance in the neighbourhood comparison further down is a point in Güller Pınarı: the building OpenStreetMap maps as Alanya Municipality (Alanya Belediyesi), beside the Atatürk monument and the municipal park, about 100 m from the shore. The municipality's official address is now Eğri Köprü Caddesi No 66 in neighbouring Cumhuriyet, 3.9 km by road from that point. The same routing reproduces the published distances to the centre for Oba (4.6 km), Cikcilli (3.1 km), Kestel (8.6 km) and Payallar (17.5 km).

On OpenStreetMap, Güller Pınarı covers 1.05 km²; its neighbours include Fığla to the north-east, Hacet to the north-west, Cumhuriyet to the east and Şekerhane to the west, and the sea runs along its southern edge. The General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM) records a larger unit of 1.47 km² under the spelling Kellerpinari, which also takes in Fığla, a separate neighbourhood with its own population figures. Even that larger unit is smaller than Tosmur's 1.69 km², and areas and counts here follow the OpenStreetMap boundary of Güller Pınarı alone.

The same routing gives the distances a resident actually drives.

The drive times are free-flow estimates from the routing engine, so summer traffic in the centre adds to every line. Some distances change with direction, because some streets in the centre are one-way: the castle is 4.3 km from the Güller Pınarı point but 4.0 km on the way back, and Başkent University Alanya Hospital 1.4 km but 1.1 km. In a straight line the hospital is 0.9 km away and the harbour 0.3 km, so many everyday trips are shorter on foot than by car.

Is Güller Pınarı on the sea?

Yes: about 2.0 km of OpenStreetMap coastline runs along the southern edge of Güller Pınarı, and the Güller Pınarı point is about 100 m from the shore. The figure counts coastline within 150 m of the neighbourhood boundary, so it is an approximation. OpenStreetMap maps one beach, Anjeliq Beach, inside the boundary, 0.9 km by road from the point, while Damlataş beach and Kleopatra Beach, on the far side of the castle peninsula, are 2.0 and 2.5 km away.

The ground is flat. On the SRTM elevation model, the median height of 121 evenly spaced points inside the boundary is 15 m and the highest is 26 m, with none above 50 m, against a median of 50 m in Payallar. The flats themselves are close to the water: 53 of the 116 sale listings stated a distance to the sea, 31 of them 200 m or less, and 6 described the flat as on the seafront.

Who lives in Güller Pınarı?

TÜİK, Turkey's statistics institute, counted 16,779 registered residents in Güller Pınarı in its address-based population register at 31 December 2024, down from a peak of 18,604 in 2013; at the end of 2022, the year used to compare the neighbourhoods below, the count was 17,989. The figures come from the population table on the neighbourhood's Turkish Wikipedia page, which cites TÜİK's central data system, because TÜİK's own neighbourhood query could not be read directly in October 2026.

Güller Pınarı has grown far less than the outer neighbourhoods and has shrunk since 2013. Between 2009 and 2022 its register rose 6%, against 14% in Demirtaş, 70% in Payallar, 79% in Avsallar, 102% in Kargıcak, 121% in Kestel and 137% in Cikcilli, and between 2013 and 2024 it fell 9.8%. The sharpest fall came in 2023, by 1,168 people, but Cikcilli lost a similar share that year, 6.3%, so the drop was not Güller Pınarı's alone. Fığla, which shares its cadastral unit, grew from 3,827 registered residents in 2017 to 5,154 in 2024. At about 17,100 registered residents per km² in 2022 on the OpenStreetMap area, Güller Pınarı is far denser than any other neighbourhood in the series: Cikcilli, the next, had about 8,300 on its OpenStreetMap area, and Payallar about 896 on its TKGM area.

The register counts people whose address is in Güller Pınarı, 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, and Güller Pınarı is not among the Alanya neighbourhoods the Presidency of Migration Management (Göç İdaresi Başkanlığı) closed in 2022 on the grounds of foreign population density.

The sale listings describe a lived-in stock. Of the 116 apartments listed for sale on 24 October 2026, 88, or 76%, were described as empty, the lowest share in the series, with 15 lived in by the owner and 13 let to a tenant, against 95% empty in Payallar and 87% in Kestel. Of the 107 listings that stated it, 47, or 44%, were furnished.

What do apartments in Güller Pınarı cost to buy?

Apartments listed for sale in Güller Pınarı on 24 October 2026 had a median asking price of TRY 6,600,000, about EUR 118,900, and a median of TRY 71,965 per gross square metre, about EUR 1,297, the second highest of the ten Alanya neighbourhoods sampled the same way, after Kestel. The medians come from the apartment listings live on Emlakjet, a national Turkish property portal, that day, read one listing page at a time: 117 were online, and one was taken down before its page could be read, so the figures rest on 116. 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 Saturday 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.

Two-bedroom flats make up more than half of the listings, 68 of 116, with 23 one-bedroom and 17 three-bedroom flats.

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 92% of the gross figure. The other eight listings in October 2026 were three 4+1s at TRY 12,900,000 to 16,380,000, three 5+1s, a 3+2 and a studio at TRY 4,250,000.

Güller Pınarı's square metre is second only to Kestel's. The median of TRY 71,965 was 5% below Kestel's TRY 75,909, measured on 21 October 2026, level with Kargıcak's TRY 71,765 on 20 October and 6% above Oba's TRY 68,149 on 14 October, then 10% above Tosmur's TRY 65,424, 14% above Cikcilli's TRY 63,195 on 17 October and 41% above Payallar's TRY 51,109 on 23 October. The one-bedroom flat is the dearest in the series: the median 1+1 asked TRY 5,890,000, 5% more than in Cikcilli and 12% more than in Kestel. The median 2+1, at TRY 6,486,500, asked less than in Oba, Cikcilli, Tosmur, Kargıcak or Kestel, because Güller Pınarı's 2+1s mix new flats with flats in buildings more than 20 years old.

Listings posted since 1 July 2026, 75 of the 116, asked a median TRY 5,890,000 for a 1+1 and TRY 7,100,000 for a 2+1. Fifteen listings had been online since 2025 or earlier, and seven 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 6,526,000 and TRY 71,750 per square metre.

How much does building age change the price in Güller Pınarı?

Building age splits Güller Pınarı into two markets: flats in buildings up to five years old asked a median TRY 91,250 per square metre on 24 October 2026, and flats in buildings more than 20 years old TRY 45,521, half as much. The 63 newer flats and the 28 older ones are 54% and 24% of the sample, and the bands in between are thin.

The same split shows within one flat type. In October 2026 the 42 two-bedroom flats in buildings up to five years old asked a median TRY 7,935,000, and the 16 in buildings more than 20 years old TRY 4,475,000. A cheap flat in Güller Pınarı is usually an old one: of the 21 flats asking TRY 5,000,000 or less, 16 were in buildings more than 20 years old, and the cheapest, a 1+1 of 82 m², asked TRY 3,000,000. Repeat listings sit mostly in the newer bands; with the seven duplicates removed, the one-to-five-year band falls to TRY 85,807 on 38 listings, while the band over 20 years is unchanged.

The older flats come with a title question. Of the 26 listings in buildings more than 20 years old that stated the title as either kat irtifakı (the construction-stage condominium title) or kat mülkiyeti (full condominium title), 20 gave kat irtifakı. 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 block finished more than 20 years ago and still on kat irtifakı usually has no occupancy permit on record, or its owners never asked for the conversion. The title deed shows which title applies, so the check costs nothing before an offer.

How much does being near the sea add?

In buildings up to five years old, flats within 200 m of the sea asked about 40% more per square metre than those further away: TRY 115,071 on 12 listings against TRY 82,456 on 14 in October 2026, counting only listings that state a distance to the sea and leaving out duplicates. The distances are the agents' own claims, so the samples are small and the figure is indicative.

Six of the 12 newer flats near the sea are in one new development advertised as 92 m from the sea; without it, the premium is still about 38%. In older buildings the sea adds nothing measurable: the 16 flats within 200 m asked less per square metre than the 7 further away. Kestel showed a similar pattern on 21 October 2026, where flats within 200 m of the sea in buildings six to ten years old asked 38% more per square metre.

What does rent cost in Güller Pınarı?

Apartments in Güller Pınarı listed for long-term rent on 24 October 2026 had a median asking rent of TRY 25,000 a month, about EUR 450, and one-bedroom flats asked more than two-bedroom flats: TRY 26,000 against TRY 20,000. The medians come from all 46 Emlakjet rental listings for flats in Güller Pınarı that day.

The two flat types are different products. Ten of the 14 one-bedroom flats were furnished, at a median TRY 27,500, while 17 of the 19 two-bedroom flats were unfurnished, at TRY 20,000. The rental stock is also much older than the stock for sale: 34 of the 46 rental flats were in buildings more than 15 years old and only 5 in buildings up to five years old. Across all sizes Güller Pınarı asked a median TRY 233 of rent per square metre, more than Demirtaş's TRY 182 and less than 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. A 1+1 asked a median TRY 32,000 in Cikcilli, on four furnished listings, and TRY 27,850 in Tosmur in October 2026, against TRY 22,500 in Kargıcak and, in the July to October 2026 sample, TRY 20,000 in Oba, TRY 24,500 in Mahmutlar and TRY 25,000 in Kestel, so the centre's one-bedroom rent is the third highest in the series.

Rental listings in Güller Pınarı stay up for weeks. Of the 32 Güller Pınarı listings in the July to early October 2026 sample used for the cost of living in Alanya, 22 were still advertised on 24 October. Of the 28 listings that stated a deposit, 21 asked one month's rent. No villa was advertised for rent.

What rental yield can a Güller Pınarı apartment make?

A two-bedroom flat in Güller Pınarı showed a gross rental yield of about 3.7% at October 2026 asking prices and rents, one of the lowest in the series, while a furnished one-bedroom flat showed about 5.7%. The 2+1 figure is twelve months of the TRY 20,000 median rent divided by the TRY 6,486,500 median asking price; the 1+1 figure uses the TRY 27,500 median rent and the TRY 5,800,000 median asking price for furnished one-bedroom flats.

The gap comes from the stock. In October 2026 two-bedroom flats for rent were mostly unfurnished flats in old buildings, while the two-bedroom flats for sale included new flats at more than TRY 9,000,000; comparing like with like, the 35 unfurnished 2+1s for sale asked a median TRY 6,200,000, which still gives only about 3.9%. A furnished 1+1 at 5.7% matches Kestel's 5.7% and sits below Oba's 7.4%, Mahmutlar's 6.9% and Avsallar's 6.7% at the same month's prices, and a 2+1 in Demirtaş showed 4.1%. 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 2+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. Güller Pınarı's blocks are small, with 63 of the 116 flats for sale in five-storey buildings, 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 Güller Pınarı address in 2026?

Güller Pınarı is not on the Presidency of Migration Management's list of closed neighbourhoods, so no closure stands in the way of an address there, and 26 of the 116 flats for sale on 24 October 2026 asked at least the USD 200,000 a property-based permit needs, but none of them was a one-bedroom flat. Sixteen of the 26 were 2+1s, five 3+1s, three 4+1s and two 5+1s, and 20 were in buildings up to five years old. The dearest 1+1 asked TRY 9,900,000, about USD 199,700, just under the line.

The Presidency's list of 1,169 neighbourhoods closed from 1 July 2022 names four in Alanya, Kargıcak, Mahmutlar, Kestel and Avsallar, in rows 145 to 148 of the attached file; neither Güller Pınarı nor Fığla is among them. The announcement, checked again on 24 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. How the wording changed during 2026 is set out in the guide to Avsallar, one of the listed neighbourhoods.

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 2+1 asked TRY 6,486,500, about USD 130,900, or 65% of the threshold, and the median 1+1 about USD 118,800. Güller Pınarı's share of flats over the line, 22%, compares with 40% in Kargıcak and Cikcilli, 30% in Kestel, 27% in Oba and Tosmur, 14% in Mahmutlar, 3% in Avsallar, 1% in Payallar and none in Demirtaş, measured the same way in October 2026. How the application itself works is set out under residence permit.

What is the housing stock like in Güller Pınarı?

Güller Pınarı's flats are split between new blocks and old ones: 54% of those for sale on 24 October 2026 were in buildings up to five years old and 24% in buildings more than 20 years old, most were in five-storey blocks, only 44% of the listings mentioned a pool, the lowest share in the series, and two thirds of the listings that stated either condominium title gave kat irtifakı. The detail pages of the 116 sale listings give the profile.

The taller and newer blocks ask more. In October 2026 the 63 flats in five-storey blocks, a median four years old, asked TRY 72,000 per square metre, and the 30 in blocks of six to eleven storeys TRY 85,140, while the 23 in blocks of four storeys or fewer, a median 21 years old, asked TRY 52,632. Only 24 of the 116 listings placed the flat inside a site (a gated residential complex), and those asked a median TRY 80,914 per square metre, against TRY 69,399 for the 92 outside one. The 32 sale listings that stated an aidat gave a median of TRY 1,000 a month, the lowest in the series, against TRY 1,500 in Payallar, Tosmur and Mahmutlar and TRY 2,500 in Kestel; flats in buildings up to five years old stated a median TRY 1,500 and older flats TRY 250. Of the 116 listings, 88 described the flat as eligible for a mortgage.

Lifts and parking are the practical gaps. Of the 116 listings, 29 stated no lift, 17 of them in buildings of five storeys or more, and 37 stated no car park. Of the 74 listings that stated the title as either kat irtifakı or kat mülkiyeti, 49, or 66%, gave kat irtifakı: 22 of the 37 flats up to five years old, which is expected in a young building, and 23 of the 32 in buildings more than 15 years old, which is not. What each title type means for a buyer 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 28 flats in buildings more than 20 years old were permitted long before 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 Alanya Municipality.

No villa was listed for sale in Güller Pınarı on 24 October 2026.

What is daily life like in Güller Pınarı?

Daily life in Güller Pınarı is within walking distance: OpenStreetMap maps 15 chain supermarkets, 15 pharmacies, a post office and a state primary school inside its 1.05 km², two private hospitals are 1.1 and 1.4 km away by road, and the nearest state hospital is 4.7 km away in Oba. The places listed are those recorded on OpenStreetMap in October 2026 and placed against the OpenStreetMap boundary, with road distances from the Güller Pınarı point.

• Shopping: the 15 supermarkets inside the boundary are five Migros branches, four BİM, three Şok and three A101, and the Alanyum shopping centre is 3.5 km away.
• Healthcare: the 15 pharmacies are spread across the neighbourhood, Özel Yaşam Hastanesi is 1.1 km away and Başkent University Alanya Hospital 1.4 km, both private. The nearest state hospital is ALKÜ Alanya Training and Research Hospital in Oba, 4.7 km and about 7 minutes away. OpenStreetMap maps no family health centre (aile sağlığı merkezi) inside the boundary, and no address for one in Güller Pınarı could be confirmed from an official source in October 2026; the nearest one mapped is 1.8 km away by road.
• Schools: Kemal Şuberi İlkokulu, a state primary school, gives its address on its Ministry of National Education site as Güllerpınarı Mahallesi, Kemal Şuberi Sokak No 1, with 26 classrooms, 30 teachers and 490 pupils. Families should confirm places at each level with the Alanya district education directorate (İlçe Milli Eğitim Müdürlüğü).
• The weekly market: no market for Güller Pınarı itself appears in the 2020 and 2021 Alanya market lists, and the same lists give a Sunday market in neighbouring Hacet. No municipal market calendar could be found in October 2026, so the day is worth confirming locally.
• Buses: the Doğu Garajı dolmuş stop is 0.7 km from the Güller Pınarı point and the intercity bus station 3.3 km. No current timetable or line numbers could be found from Alanya Municipality in October 2026.
• The sea: Anjeliq Beach is inside the neighbourhood, Damlataş beach 2.0 km away and Kleopatra Beach 2.5 km.
• Offices: the PTT post office is inside the boundary, 1.4 km by road from the point, and the municipality's offices on Eğri Köprü Caddesi are 3.9 km away.

Utility tariffs and supermarket prices are the same as elsewhere in Alanya, so the cost of living in Güller Pınarı differs from the rest of the district mainly in rent, where its one-bedroom flats ask the third most in the series, and in aidat, where its median is the lowest.

What are the downsides of living in Güller Pınarı?

The main downsides of Güller Pınarı are old blocks where most stated titles are still kat irtifakı, few pools or gated sites, missing lifts and parking, the lowest worked rental yield in the series, the second highest price per square metre, a population that has fallen since 2013, and the third longest drive to Gazipaşa-Alanya Airport. None of them rules Güller Pınarı out, but each changes what a buyer should check.

• Old blocks and titles: 20 of the 26 listings in buildings more than 20 years old that stated a title gave kat irtifakı, and those are the cheapest flats on offer.
• Few pools and sites: 44% of the sale listings mentioned a pool, the lowest share in the series, and 21% placed the flat inside a site.
• Lifts and parking: 29 listings stated no lift, 17 of them in buildings of five storeys or more, and 37 stated no car park.
• Low yield: the worked example for a 2+1 returns about 3.0% net, the lowest of the ten neighbourhoods.
• Price: the median of TRY 71,965 per square metre was second only to Kestel's in October 2026.
• Sea premium: in buildings up to five years old, flats within 200 m of the sea asked about 40% more per square metre.
• Falling population: the register fell 9.8% between 2013 and 2024, while Kestel's and Cikcilli's more than doubled between 2009 and 2022.
• Airport distance: Gazipaşa-Alanya Airport is 42.4 km away, the third furthest in the series after Avsallar and Payallar.
• Duplicate listings: 7 of the 116 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.

Who is Güller Pınarı right for, and how does it compare with Kestel, Kargıcak, Oba, Tosmur, Cikcilli, Mahmutlar, Avsallar, Demirtaş and Payallar?

Güller Pınarı suits buyers who want to live in Alanya's centre without a car, with supermarkets, pharmacies, private hospitals and the shore within walking distance, and buyers of a newer two-bedroom flat who need a property-based residence permit, since 16 of its 2+1s asked USD 200,000 or more in October 2026; it suits a landlord looking for yield less well than any other neighbourhood in the series. Its median price per square metre, TRY 71,965 or about EUR 1,297, was the second highest of the ten, and its stock mixes new blocks with old ones.

Sale prices were sampled 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 Güller Pınarı, Payallar, Demirtaş, Kestel, Kargıcak, Cikcilli, Avsallar and Tosmur are all listings live on the sampling day, and Güller Pınarı's rest on 46 listings; those for Oba and Mahmutlar come from listings posted between July and October 2026. Distances are measured to the same point at Güller Pınarı and to the same airport point.

On these figures Güller Pınarı fits a buyer who wants a flat in the centre for long stays or retirement, walks rather than drives, and accepts a smaller block without a pool, and a buyer who needs a residence permit through property and can pay for a newer 2+1. It fits less well for a landlord, for a buyer who wants a pool complex, or for one who flies through Gazipaşa. Oba, 4.6 km away, asks 5% less per square metre and has the state hospital, and Cikcilli, 3.1 km up the slope, asks 12% less, though only 7% of its flats for sale are in buildings up to five years old. Current listings from AKEA are under flats for sale in Güller Pınarı.

Worked example: buying and letting a 2+1 in Güller Pınarı

A two-bedroom flat bought at the October 2026 median asking price of TRY 6,486,500 and let unfurnished at the median asking rent of TRY 20,000 a month would return about 3.0% 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 2+1 is used because 2+1s are the largest group of flats for sale, 68 of 116, and of flats for rent, 19 of 46.

At October 2026 prices, the net income of TRY 205,458 is 3.0% of a TRY 6,745,960 outlay and 2.9% of TRY 7,057,312 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 Alanya Municipality, not by the market, and the rent rests on 19 two-bedroom listings, most of them unfurnished flats in older buildings, while the price mixes new and old flats.

Of the ten worked examples in the series, Güller Pınarı's is the lowest, below Demirtaş (3.1%), Cikcilli (3.9%), Kargıcak (4.3%), Kestel (4.5%), Tosmur (4.6%), Avsallar (5.2%), Mahmutlar (5.3%), Payallar (5.4%) and Oba (5.9%). A furnished 1+1 does better: bought at the TRY 5,800,000 median for furnished one-bedroom flats and let at TRY 27,500 a month, with the same costs and a TRY 1,525 aidat, it would return about 4.6% net. At about USD 130,900 in October 2026 the median 2+1 is 65% 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 Güller Pınarı 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 Alanya or for a single neighbourhood. Güller Pınarı's own listings give only a weak signal: within the same age band, flats listed since 1 July 2026 asked about a quarter more per square metre than flats listed earlier, TRY 96,417 against TRY 76,923 in buildings up to five years old (42 and 21 listings) and TRY 59,859 against TRY 48,611 in older buildings (33 and 20). Listings that stay online keep the price set when they were posted, so part of that gap is simply inflation since then. Of the 32 rental listings in the July to early October sample, 22 were still advertised on 24 October. The listing medians for Güller Pınarı are a snapshot of asking prices on one day, 24 October 2026, and will be refreshed in January 2027 with the same method used for the other nine neighbourhoods, so the change in Güller Pınarı itself can be measured from then on.