Kargıcak, Alanya: what it costs to buy a villa or apartment, rent and live there in 2026

Kargıcak is a coastal and hillside neighbourhood of Alanya, in Antalya province, 15.3 km by road south-east of the city centre and 26.8 km from Gazipaşa-Alanya Airport, the second closest to that airport of the eight Alanya neighbourhoods sampled the same way, after Demirtaş, and 71% of its 23.4 km² lies more than 100 m above the sea. On 20 October 2026 the 191 apartments for sale in Kargıcak on Emlakjet had a median asking price of TRY 8,650,000, about EUR 155,900, the highest of the eight, and a median of TRY 71,765 per square metre, second only to Kestel's, because most are new flats in pool complexes on the coastal strip, where new flats within 200 m of the sea asked about 45% more per square metre than those further back. The 100 villas for sale on the hill asked a median TRY 22,175,000, about EUR 399,800, and a private pool added 58% to the median, but only 3 of the 43 villas that stated a title type had a detached title; the rest share their plot under a condominium title. Only 27 flats and 3 villas were advertised for long-term rent, at a median of TRY 28,000 a month for a flat: a furnished 2+1 showed a gross yield of about 5.4% and a worked net yield of about 4.3%, and no villa yield can be measured. Kargıcak is still named on the Presidency of Migration Management's 2022 closures list, although the closure as now worded no longer covers residence permits, and 40% of its flats and 97 of its 100 villas asked the USD 200,000 a property-based permit needs. The trade-offs are the drive, with the last 3.2 km of the East Ring Road to Kargıcak still unbuilt, a median service charge of TRY 3,000 a month, the highest of the eight, and the forest behind the villas, from which a fire reached Kargıcak in September 2025.

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

Kargıcak is a coastal and hillside neighbourhood (mahalle) of Alanya district in Antalya province, south-east of Mahmutlar along the coast, about 15.3 km by road from Alanya city centre at Güller Pınarı, 26.8 km from Gazipaşa-Alanya Airport and 144.4 km from Antalya Airport, according to OpenStreetMap routing measured on 20 October 2026. Of the eight Alanya neighbourhoods sampled the same way, Kargıcak is the second closest to Gazipaşa-Alanya Airport, after Demirtaş at 22.6 km and ahead of Mahmutlar at 31.3 km, and the third farthest from the city centre, after Demirtaş at 24.9 km and Avsallar at 24.6 km.

Kargıcak is also large. On the boundary held by the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM), Kargıcak covers 23.4 km², about nine times the area of Cikcilli and close to Mahmutlar's 28.1 km². Kargıcak borders Mahmutlar to the north-west, Gözüküçüklü to the north-east, and Aliefendi, İspatlı and Seki to the south-east. The neighbourhood reaches the sea at its south-western corner, where the D-400 coastal road, the Plumeria shopping centre and most of the apartment complexes stand, and climbs from there to the ridge. The ruins of the ancient city of Syedra lie inside the same boundary.

Kargıcak was a town (belde) with its own municipality until Law 6360, the 2012 metropolitan municipality law, took effect at the March 2014 local elections and joined it to Alanya as a single neighbourhood. The old village core, Köyiçi, sits about 1.3 km by road inland from the coastal road, around the Kargıcak Vahapoğlu primary school.

The same routing gives the distances a resident actually drives.

The drive times are free-flow estimates from the routing engine, so summer traffic adds to every line, and the start point is the same Kargıcak point used for the distances in the Oba and Mahmutlar guides. Some distances change with direction because the D-400 is a divided road: the nearest beach area mapped on OpenStreetMap is 0.9 km away in one direction and 2.8 km in the other. No published timetable or fare for public transport between Kargıcak and the city centre could be found in October 2026, so the times in the table are for driving.

The Alanya East Ring Road does not reach Kargıcak yet. The Ministry of Transport and Infrastructure opened the ring road between Hasbahçe and Mahmutlar on 20 December 2025, out of a planned 15.2 km, and the last 3.2 km, from Mahmutlar to Kargıcak, was still at the land acquisition stage: the General Directorate of Highways (KGM) scheduled expropriation talks for 8 July 2026, and no tender or opening had been announced by 20 October 2026. A driver from Kargıcak therefore takes the D-400 through Mahmutlar to join the ring road. The toll motorway from Serik, due by October 2028, will end at the D-400 in Telatiye, west of Alanya, and what it changes for each part of the district is set out under the Antalya-Alanya highway.

How much of Kargıcak is on the hillside?

Most of Kargıcak is hillside: on the Copernicus elevation model, 71% of the land inside its TKGM boundary lies more than 100 m above sea level and 40% more than 200 m, with a median height of 164 m and a highest point of 534 m. For comparison, the highest point on Cikcilli's boundary is about 238 m. The figures come from 132 evenly spaced points inside the boundary, read from the 90 m Copernicus model through the Open-Meteo service on 20 October 2026.

The two halves of Kargıcak sell different homes. The apartment complexes cluster on the low coastal strip: of the 57 apartment listings that stated a distance to the sea in their title or description, 38 put it at 200 m or less and 21 described the flat as denize sıfır, directly on the seafront. The villas climb the hill: the 17 villa listings that stated a distance to the sea gave a median of 2,000 m, and only 2 said 500 m or less. The old village core at Köyiçi sits about 37 m above sea level, and the land rises steeply behind it. A household in a hillside villa drives for groceries, school and the beach, and the 4.4 km drive up to Syedra takes about 20 minutes on the routing engine.

Who lives in Kargıcak?

TÜİK, Turkey's statistics institute, counted 5,989 registered residents in Kargıcak in its address-based population register at 31 December 2022, the most recent neighbourhood figure that could be confirmed in October 2026, up from 3,065 in 2017. Kargıcak is thinly settled for its size: about 256 registered residents per km², against about 1,890 in Mahmutlar, which had 53,034 residents on 28.1 km². For comparison, Tosmur had 11,712 residents in 2022, Avsallar 15,220, Cikcilli 21,449 and Oba 28,864.

The register counts people whose address is in Kargıcak, 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) did name Kargıcak in 2022 among the neighbourhoods it closed on the grounds of foreign population density, alongside Mahmutlar, Kestel and Avsallar in Alanya.

The sale listings describe a second-home market. Of the 191 apartments listed for sale on 20 October 2026, 179, or 94%, were described as empty, with 9 lived in by the owner and 3 let to a tenant, close to Avsallar's 94.5% and above Oba's 88% and Cikcilli's 89%. Three in four flats for sale, 141 of 191, were offered furnished, against half in Cikcilli and 45% in Oba, and 90 of the 100 villas for sale were empty.

What do apartments in Kargıcak cost to buy?

Apartments listed for sale in Kargıcak on 20 October 2026 had a median asking price of TRY 8,650,000, about EUR 155,900, and a median of TRY 71,765 per gross square metre, about EUR 1,294, the highest asking price of the eight Alanya neighbourhoods sampled the same way and the second highest per square metre, after Kestel's TRY 75,909. The medians come from all 191 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 55.4677 in the Central Bank of the Republic of Türkiye (TCMB) bulletin of 19 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.

Two-bedroom and one-bedroom flats make up two thirds of the 191 listings, 68 and 60 of them.

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 4+1 line rests on 14 listings, so it is indicative only, and the 1+1's high price per square metre reflects its small size.

Kargıcak's square metre is the second dearest of the eight neighbourhoods, after Kestel's, even though it is among the farthest from the centre. The median price per square metre of TRY 71,765 was 5% below Kestel's TRY 75,909, measured on 21 October 2026, but 5% above Oba's TRY 68,149 and 10% above Tosmur's TRY 65,424, measured on 14 October, 14% above Cikcilli's TRY 63,195 on 17 October, 22% above Avsallar's TRY 59,000 on 16 October, 23% above Mahmutlar's TRY 58,289 on 13 October and 25% above Demirtaş's TRY 57,556 on 22 October. A 2+1 in Kargıcak asked 29% more than in neighbouring Mahmutlar, where the median 2+1 asked TRY 5,905,000.

Listings posted since 1 July 2026 asked TRY 7,743,000 for a 2+1, in line with the whole sample. Most listings were posted in 2026, but 19 had been online since 2025 or earlier, and a flat still listed after a year has not sold at its asking price.

How much does being near the sea add to a Kargıcak flat?

In buildings up to five years old, Kargıcak flats described as within 200 m of the sea asked a median TRY 101,837 per square metre in October 2026, about 45% more than the TRY 70,000 asked further back. The comparison holds building age fixed, so the gap is not a new-build premium: it rests on 25 listings within 200 m and 15 further away that stated a distance and stood in buildings up to five years old. In older buildings, the 13 flats within 200 m of the sea asked a median TRY 76,000.

The seafront complexes are what make Kargıcak's average dear. Of the 38 listings that put the sea within 200 m, 25 were in buildings up to five years old, and 21 described the flat as directly on the seafront. The distances are the agents' own descriptions, not measurements, so a buyer should check the walk to the beach in person, including whether it crosses the D-400.

How does building age change the price per square metre in Kargıcak?

Kargıcak's apartment stock is young, and its price per square metre falls with every age band: 115 of the 191 flats for sale, 60%, were in buildings up to five years old, 29 of them new. That share is close to Oba's 64%, below Avsallar's 85% and well above Mahmutlar's 40%, Tosmur's 14% and Cikcilli's 7%.

New flats asked about 57% more per square metre than flats in buildings 16 to 20 years old, and the price falls with every age band. Building age also 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. The 36 flats in buildings more than ten years old were therefore built under the earlier rules, which does not make them unsafe but does make a structural survey worth commissioning before buying one.

What do villas in Kargıcak cost?

Villas listed for sale in Kargıcak on 20 October 2026 had a median asking price of TRY 22,175,000, about EUR 399,800, and a median of TRY 80,051 per gross square metre, about EUR 1,443, with the typical three-bedroom villa of 229 m² asking TRY 20,500,000. The medians come from 100 of the 108 villa listings on Emlakjet that day; the other 8, with gross areas from 710 m² to 2,000 m² and prices from TRY 28.5 million to TRY 193 million, are left out as outliers.

Three-bedroom villas make up half the sample.

A private pool is the largest single difference in price. In October 2026 the 53 villas whose description mentioned a private pool asked a median TRY 29,300,000, about EUR 528,200, against TRY 18,500,000, about EUR 333,500, for the 47 without one, 58% more. The pool villas are also larger, a median 333 m² against 270 m², so per square metre the gap is 30%: TRY 92,394 against TRY 70,909.

Half the villas for sale, 50 of 100, were in buildings up to five years old, and the 21 new ones asked a median TRY 100,000 per square metre in October 2026. Most villas had two storeys (71) or three (27), 80 were offered furnished and 16 named underfloor heating. A third of the villas, 33, stood inside a site (a gated residential complex), and those asked a median TRY 19,600,000 against TRY 24,800,000 for the 67 outside one. The spread is wide: 30 villas asked less than EUR 300,000, half less than EUR 400,000, and 8 more than EUR 1,000,000.

Kargıcak is the first of the eight Alanya neighbourhoods sampled with a villa market large enough to measure; Kestel had 10 villa listings for sale on 21 October 2026 and Demirtaş 7 on 22 October, too few for a median, and the other five samples hold flats only, so the villa figures have no counterpart on the same method. The villa adverts often describe a sea view, 48 of the 100, but a view is a claim the listing makes, not one the data can test.

Is a Kargıcak villa a detached title?

Usually not: of the 43 villa listings that stated a title type on 20 October 2026, only 3 gave müstakil tapu, a title to a detached house on its own plot, while 24 gave kat mülkiyeti (full condominium title) and 16 kat irtifakı (the construction-stage condominium title). On either condominium title, a villa is an independent unit of a larger property, and the land under it is shared with the other owners of the plot.

The word in the advert does not settle the question. Of the 100 villa listings, 64 used the word müstakil, meaning detached, and of the 25 among those that stated a title type, 23 were on kat mülkiyeti or kat irtifakı. A gated site is not the test either: of the 22 villas outside a site that stated a title type, 20 still sat on a condominium title. The title type field is filled in by the agent who posts the listing, so the deed itself is the document to read.

The Condominium Law (Kat Mülkiyeti Kanunu, Law 634) sets what a condominium title means for a villa owner, in four rules.

• Shared land: the owners own the common parts of the property, including the land, together in proportion to their land shares (arsa payı), under Article 16.
• Shared gardens: courtyards and anything needed for joint use count as common parts under Article 4, unless the title and the management plan assign a garden or pool to one villa.
• Consent to build: building, installing or altering anything on the common parts, such as a new pool or an extension, needs the written consent of four-fifths of all the owners, under Article 19.
• Binding management plan: the management plan (yönetim planı) sets how the property is used and binds every owner, and changing it needs four-fifths of the owners, under Article 28.

Kat irtifakı adds a second check. Under the same law, kat irtifakı converts to kat mülkiyeti on the strength of the occupancy permit (yapı kullanma izin belgesi, known as iskan) issued for the whole development, and 3 of the 16 villas on kat irtifakı were 11, 16 and 26 years old. A buyer who wants a villa with land of their own should ask for the müstakil tapu before viewing, and a buyer happy with a villa in a complex should read the management plan before signing. What each title type means for a buyer is set out under types of title deed in Turkey.

What does rent cost in Kargıcak?

Apartments in Kargıcak listed for long-term rent on 20 October 2026 had a median asking rent of TRY 28,000 a month, about EUR 505, with TRY 22,500 for a 1+1 and TRY 35,000 for a 2+1. The medians come from all 27 Emlakjet rental listings for flats in Kargıcak that day, a small rental market next to 191 flats and 100 villas for sale.

The other two flats on 20 October 2026 were a 3+1 at TRY 60,000 and a 4+1 at TRY 40,000. Across all sizes Kargıcak asked a median TRY 318 of rent per square metre, level with Oba and above the TRY 270 to 273 of Cikcilli, Tosmur, Mahmutlar and Avsallar. A 2+1 asked TRY 35,000 in Kargıcak, against TRY 33,750 in Oba, TRY 30,000 in Cikcilli, TRY 29,000 in Avsallar and TRY 25,000 in Tosmur and Mahmutlar.

Villas are almost absent from the long-term rental market. Only 3 villas were advertised for rent in Kargıcak on 20 October 2026: a furnished 179 m² 2+1 with a private pool at TRY 41,000 a month, a 300 m² 3+1 at TRY 75,000, and a 280 m² 5+2 at TRY 10,000, far below the other two. Three listings give no median, so a villa rent for Kargıcak cannot be stated from the market.

Rental listings in Kargıcak stay up for weeks. Of the 19 Kargıcak listings in the July to early October 2026 sample used for the cost of living in Alanya, 15 were still advertised on 20 October, so either those flats stayed unlet or their listings stayed online after letting. Of the 16 rental listings that stated a deposit, 12 asked for one month's rent, and the 15 that stated an aidat, the monthly service charge, gave a median of TRY 3,000.

What rental yield can a Kargıcak apartment make?

A furnished two-bedroom flat in Kargıcak showed a gross rental yield of about 5.4% at October 2026 asking prices and rents, and a furnished one-bedroom flat about 6.3% on a small rental sample, while the yield on a villa cannot be measured because only three villas were advertised for rent. Gross yield here is twelve months of the median asking rent divided by the median asking price for the same type of flat.

Furniture moves the rent of a one-bedroom flat in Kargıcak but not its price. In October 2026 a furnished 1+1 asked TRY 4,985,000 to buy and an unfurnished one TRY 4,970,000, and both were young, a median three years and one year old, yet the furnished 1+1s asked TRY 26,000 a month to rent against TRY 15,000 for the unfurnished ones, six of which were flats of 45 to 65 m² in buildings up to three years old. For a buyer who plans to let a 1+1, furnishing it is what lifts the gross yield, from about 3.6% to 6.3%.

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. The furnished 2+1 line is the firmest, with nine rents; the 1+1 lines rest on five and seven rents and the unfurnished 2+1 on four, so one new listing can move any of them by half a point or more. The furnished 2+1 places Kargıcak above Cikcilli's 4.3% and just below Tosmur's 5.5% for the same type, and the furnished 1+1 below Oba's 7.4%, Mahmutlar's 6.9% and Avsallar's 6.7%.

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 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 on 2 April 2026. In Kargıcak, where half the flats for sale stand in five-storey blocks and 157 of 191 listings mention a pool, a holiday let needs the written agreement of every owner in the 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 23.6% in the year to September 2026, while its house price index rose 20.0%.

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

A residence permit at a Kargıcak 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 76 of the 191 flats for sale, 40%, and 97 of the 100 villas asked that much on 20 October 2026. The closure has changed; the value test has not, and in Kargıcak far more homes pass it than in Mahmutlar or Avsallar.

Kargıcak is the first Alanya entry on the Presidency's list of 1,169 neighbourhoods closed from 1 July 2022, row 145 of the attached file, followed by Mahmutlar, Kestel and Avsallar. Until at least April 2026, the Presidency's announcement said the listed neighbourhoods were closed to residence permits as well as to protection registrations. Between April and September 2026 the Presidency reworded its national closure announcement, which no longer lists residence permits among the procedures the closure covers; it now names temporary and international protection registrations and changes of province for people under protection. The live page checked on 20 October 2026 carries the new wording, and the 2022 list is still attached. The dates and archived copies are set out in the guide to Avsallar, another listed neighbourhood.

The Presidency has not published a separate notice saying the restriction was lifted, so each application is still decided on its documents. The list, and what it covers, can change again by administrative decision, as it did in 2022.

The value test is the one most small Kargıcak flats fail and almost every villa passes. 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 19 October 2026, TRY 49.4632, the threshold was about TRY 9,893,000. The 76 flats that cleared it were 37 of the 47 3+1s, 12 of the 14 4+1s, 22 of the 68 2+1s, 4 of the 60 1+1s and one 3+2. The median 2+1 asked TRY 7,610,000, about USD 153,900, roughly 77% of the threshold, and the median three-bedroom villa about USD 414,500. Kargıcak's 40% for flats matches Cikcilli's and compares with about 27% in Oba and Tosmur, 14% in Mahmutlar and 3% in Avsallar.

The Antalya Provincial Directorate of Migration Management's own page still carried the older wording, residence permits included, when it was checked on 20 October 2026, and no separate notice of the change has been published. So the safe sequence is still 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.

What is the housing stock like in Kargıcak?

Kargıcak's flats are new, mid-rise and resort-style: 60% of the flats for sale were in buildings up to five years old, half were in five-storey blocks, 82% of the listings mentioned a pool and 74% were furnished, while 58% of the listings that stated a title type still carried kat irtifakı, the construction-stage title. The detail pages of the 191 sale listings on 20 October 2026 give the profile, and it sits closest to Oba's among the six neighbourhoods sampled.

Of the 191 Kargıcak listings, 97 were in five-storey blocks, 150 stated a lift, 166 a car park, open or covered, and 62 placed the flat inside a site. None gave natural gas as the heating. The 48 sale listings that stated an aidat in October 2026 gave a median of TRY 3,000 a month, the highest of the eight neighbourhoods, against TRY 2,500 in Kestel, TRY 2,100 in Oba, TRY 1,900 in Demirtaş, TRY 1,875 in Avsallar, TRY 1,700 in Cikcilli and TRY 1,500 in Tosmur and Mahmutlar, and 137 of the 191 listings described the flat as eligible for a mortgage.

In a young stock, kat irtifakı is common and not by itself a warning, but it still needs checking. Of the 100 listings that stated the title as either kat irtifakı or kat mülkiyeti, 58 gave kat irtifakı, including 38 of the 66 in buildings up to five years old and 10 of the 17 in buildings six to ten years old. Under the Condominium Law, kat irtifakı converts to kat mülkiyeti on the strength of the occupancy permit issued for the whole building. A block finished more than five years ago and still on kat irtifakı usually has no occupancy permit on record, which is a reason to ask why before an offer is made.

What is daily life like in Kargıcak?

Daily life in Kargıcak runs along the coastal strip: a shopping centre, six chain supermarket branches and two pharmacies lie inside the neighbourhood, but the weekly market, private clinics and most other services are in Mahmutlar, and the nearest state hospital is 12.5 km away. The places listed are those recorded on OpenStreetMap in October 2026 and placed inside the TKGM boundary, with road distances from the Kargıcak point on the coastal road.

• The weekly market: no market day for Kargıcak itself could be confirmed in October 2026. The nearest open-air market (pazar) is Mahmutlar's Tuesday market near Barış Caddesi, 2.9 km away, which OpenStreetMap gives as open 09:00 to 19:00; Mahmutlar also has a Saturday market in its centre. A property listing that mentions a "Tuesday market" for Kargıcak most likely means the same one.
• Healthcare: there is no hospital or family health centre (aile sağlığı merkezi) recorded inside Kargıcak, and no state hospital in Kargıcak could be found in October 2026, although searches often ask for one. ALKÜ Alanya Training and Research Hospital, the state teaching hospital, is 12.5 km away in Oba, about 16 minutes without traffic. A private polyclinic is 3.4 km away in Mahmutlar, and OpenStreetMap records two pharmacies inside Kargıcak. The family doctor for an address is worth confirming with the muhtar, the elected neighbourhood headman.
• Shopping: the Plumeria shopping centre is 0.6 km from the coastal road point, and the six chain supermarket branches inside Kargıcak (an A101, a Migros Jet, two Migros, a Şok and a BİM) all stand on the coastal strip. OpenStreetMap records 22 more supermarkets within 3 km, most of them on Barbaros Caddesi and Atatürk Caddesi in Mahmutlar.
• Schools: Kargıcak Vahapoğlu İlkokulu, a primary school, is in the old village core at Köyiçi, 1.3 km from the coastal road, on a plot the land registry describes as holding two schools. Families should confirm places at each level with the Alanya district education directorate (İlçe Milli Eğitim Müdürlüğü).
• The sea: Kargıcak's coast is its south-western corner, along the D-400, where 38 apartment listings put the sea within 200 m. From the hillside villas the median distance stated was 2 km.
• The hill: 71% of Kargıcak lies more than 100 m above sea level, and no published bus timetable could be found, so a household on the hill needs a car.
• Syedra: the ruins of the ancient city of Syedra, with a theatre, baths, cisterns and a church recorded on OpenStreetMap, lie inside Kargıcak's boundary, 4.4 km by road from the coast and about 20 minutes by car.

Utility tariffs and supermarket prices are the same as elsewhere in Alanya, so the cost of living in Kargıcak differs from the rest of the district mainly in rent, aidat and the cost of running a car. More shops, the markets and a wider choice of services are in Mahmutlar, Kargıcak's neighbour to the north-west.

What are the downsides of living in Kargıcak?

The main downsides of Kargıcak are its distance from the centre with the ring road unfinished, a hillside where a car is essential, exposure to forest fire, its name on the 2022 closures list, the highest asking prices and service charges of the eight neighbourhoods sampled, a thin rental market with almost no villa rentals, and villa titles that are rarely detached. None of them rules Kargıcak out, but each changes what a buyer should check.

• Distance: Alanya city centre is 15.3 km away, about 19 minutes without traffic, and the last 3.2 km of the East Ring Road, from Mahmutlar to Kargıcak, had not opened by October 2026.
• The hill: 71% of the neighbourhood lies above 100 m, the villas are a median 2 km from the sea on the listings' own figures, and no public transport timetable could be found.
• Forest fire: a fire that started at about 22:40 on 18 September 2025 in Aliefendi, Kargıcak's neighbour, spread through İspatlı into Kargıcak. The Antalya Regional Directorate of Forestry put the forest damaged at 300 hectares when the fire was brought under control on 20 September. Kargıcak's muhtar told the DHA news agency on 19 September that close to 50 villas in Kargıcak had been evacuated, and DHA reported no deaths, with two villas under construction, a garden house and a vehicle damaged.
• The closures list: Kargıcak is still named on the 2022 list, and the provincial migration office's own page still used the older wording on 20 October 2026.
• Price and service charges: in October 2026 the median asking price of TRY 8,650,000 and the median aidat of TRY 3,000 a month were the highest of the eight neighbourhoods sampled the same way, and the median of TRY 71,765 per square metre the second highest, after Kestel's.
• Thin rental market: 27 flats and 3 villas were advertised for long-term rent against 191 flats and 100 villas for sale.
• Titles: only 3 of the 43 villas that stated a title type had a detached title, and 58% of the flats that stated one were still on kat irtifakı.
• Hospital distance: the nearest state hospital is 12.5 km away in Oba.

Each of these can be checked before an offer is made. The title type, the occupancy permit, the management plan and the drive from the property to the coast are among the checks set out for a property viewing trip to Alanya, and a buyer looking at a hillside villa should also ask whether the plot borders forest.

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

Kargıcak suits buyers who want a new flat in a pool complex near the sea or a villa on the hill, who will drive, and who fly through Gazipaşa-Alanya Airport, 26.8 km away and closer than any of the eight neighbourhoods sampled except Demirtaş; it suits a buyer who needs a property-based residence permit only with written confirmation for the address, because Kargıcak is still named on the 2022 closures list. Two in five of its flats and almost every villa cleared the USD 200,000 value test in October 2026.

Sale prices were sampled 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, and for Kestel on 21 October and Demirtaş on 22 October 2026. Rents for Kargıcak, Cikcilli, Avsallar, Tosmur, Kestel and Demirtaş are all listings live on the sampling day; 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. Only Kargıcak had enough villas for sale to measure, so the villa market has no counterpart in the comparison.

On these figures Kargıcak fits a buyer who will use the home for long stays and wants either a new seafront flat or space and a pool on the hill, and who accepts the drive into Alanya. It fits less well for an investor buying to let, who will find higher yields on one-bedroom flats in Oba, Mahmutlar or Avsallar, for a buyer without a car, or for a buyer who wants the hospital and the town centre within a few minutes, which Cikcilli, Oba and Tosmur offer. A buyer who wants a detached villa should expect to search for one: three in the sample of 100 stated that title.

Worked example: buying and letting a furnished 2+1 in Kargıcak

A furnished two-bedroom flat bought at the October 2026 median asking price of TRY 7,765,000 and let at the median asking rent of TRY 35,000 a month would return about 4.3% 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 furnished 2+1 is used because 2+1s are the largest group of flats for sale, 68 of 191, and of flats for rent, 13 of 27, and because the furnished 2+1 has the largest rental sample, nine listings.

At October 2026 prices, the net income of TRY 348,058 is 4.3% of a TRY 8,075,600 outlay and 4.1% of TRY 8,448,320 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, replacing 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 nine furnished 2+1 listings.

The same calculation gives about 4.8% for a furnished 1+1, at the October 2026 medians of TRY 4,985,000 and TRY 26,000 a month on five rents, and about 3.8% for an unfurnished 2+1. The worked examples for Oba (5.9%), Mahmutlar (5.3%), Avsallar (5.2%) and Tosmur (4.6%) came out higher and Cikcilli's (3.9%) lower, so Kargıcak's case for letting is middling. At about USD 157,000 the furnished 2+1 is 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.

A villa cannot be run through the same sum, because Kargıcak has no villa rental market to measure. The purchase side for the median three-bedroom villa, at the October 2026 asking price of TRY 20,500,000, works out in three lines.

At about USD 414,500 in October 2026, the median three-bedroom villa clears the residence permit value test twice over, provided the owner lives in it. Running costs vary more than for a flat: the 8 villa listings that stated an aidat gave figures from TRY 2,150 to TRY 16,000 a month, and the DASK premium rises with the gross area.

How fast are Kargıcak 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. The listing medians for Kargıcak are a snapshot of asking prices on one day, 20 October 2026, and will be refreshed in January 2027 with the same method used for Oba, Tosmur, Mahmutlar, Avsallar and Cikcilli, so the change in Kargıcak itself can be measured from then on.