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

Kestel is a coastal neighbourhood of Alanya, in Antalya province, between Tosmur and Mahmutlar, 8.6 km by road from the city centre rather than the 4 km many listings give, with about 4.1 km of beach and the main campus of Alanya Alaaddin Keykubat University inside its boundary. On 21 October 2026 the 189 apartments for sale in Kestel on Emlakjet had a median asking price of TRY 7,750,000, about EUR 139,600, and a median of TRY 75,909 per square metre, the highest of the seven Alanya neighbourhoods sampled the same way, and the seafront explains much of it: in buildings six to ten years old, flats within 200 m of the sea asked 38% more per square metre than those further back. The stock is mostly five-storey pool blocks, the largest group of them finished between 2016 and 2020, and two thirds of the listings that stated either condominium title, including 40 of 51 in buildings six to ten years old, were still on kat irtifakı, the construction-stage title that converts to full title on the strength of an occupancy permit. The 50 flats advertised for long-term rent asked a median TRY 30,000 a month, the highest rent per square metre of the seven, and a furnished one-bedroom flat showed a gross yield of about 5.7% and a worked net yield of about 4.5%. Kestel 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 only 30% of its flats, and 7 of its 75 one-bedroom flats, asked the USD 200,000 a property-based permit needs. Daily life is compact, with a Wednesday market, a family health centre, two primary schools and four chain supermarkets inside the neighbourhood and the nearest state hospital 5.8 km away in Oba.

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

Kestel is a coastal neighbourhood (mahalle) of Alanya district in Antalya province, between Tosmur and Mahmutlar on the coast east of the city, about 8.6 km by road from Alanya city centre at Güller Pınarı, 33.9 km from Gazipaşa-Alanya Airport and 137.8 km from Antalya Airport, according to OpenStreetMap routing measured on 21 October 2026. Many property listings put Kestel 4 km from the centre. That figure matches the drive from Kestel's western edge, at the D-400 bridge over the Dim Çayı (Dim River), to Alanya Municipality's service building in Cumhuriyet, which is 3.1 to 4.7 km by road depending on the direction of travel, not the distance from the village. From the Kestel village point used for the distances in the Oba, Tosmur and Mahmutlar guides, Güller Pınarı is 7.8 km in a straight line and 8.6 km by road.

On the boundary held by the General Directorate of Land Registry and Cadastre (Tapu ve Kadastro Genel Müdürlüğü, TKGM), Kestel covers 12.4 km², more than Oba's 8.1 km² and less than half of Mahmutlar's 28.1 km². Kestel stretches about 5.5 km from the coast to the hills. Tosmur lies to the west, across the Dim Çayı for the river's last 1.5 km to the sea, Oba and Karakocalı to the north-west, Kızılcaşehir to the north, Akçatı to the north-east, Yaylalı and Kuzyaka to the east, and Mahmutlar to the south-east along the coast. The main campus of Alanya Alaaddin Keykubat University (ALKÜ) lies inside the same boundary.

Kestel was a town (belde) with its own municipality until 2014. A government decision published in the Official Gazette (Resmî Gazete) on 28 August 2009 abolished the municipalities of Kestel, Cikcilli, Oba, Çıplaklı and Tosmur and joined them to Alanya Municipality; the towns challenged it in court, and the merger took effect at the March 2014 local elections.

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. The start point is the same Kestel point used in the guides to the neighbouring areas, and the routing reproduces their published figures: Mahmutlar to Kestel 3.6 km, Tosmur to Kestel 3.9 km and Kargıcak to Kestel 7.3 km. Some distances change with direction because the D-400 is a divided road.

The Alanya East Ring Road, opened between Hasbahçe and Mahmutlar on 20 December 2025, runs inland through three tunnels and keeps through traffic off the D-400 coastal road through Oba, Cikcilli and Kestel. The university's own directions send municipal bus line 202 to the campus by the ring road and line 101 by the coastal road. The toll motorway from Serik, due by October 2028, ends 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 long is Kestel's beach?

Kestel has about 4.1 km of coastline on OpenStreetMap, with one continuous mapped beach running from the mouth of the Dim Çayı to the Mahmutlar boundary, and 69 of the 98 sale listings that stated a distance to the sea in October 2026 put it within 200 m. The 4.1 km comes from assigning each stretch of OpenStreetMap coastline to the nearest TKGM boundary, because the cadastral boundary itself stops short of the shoreline, so it is an approximation. OpenStreetMap tags the beach surface as sand; agency listings describe a 3 km beach of sand and shingle.

Kestel is low-lying for the most part. On the Copernicus elevation model, the median height of 173 evenly spaced points inside the boundary is 31 m and only 9% of the land lies above 100 m, against 71% in Kargıcak. The ground rises gently from about 10 m behind the beach to about 66 m around the university, and only the northern tip, towards Kızılcaşehir, climbs to 243 m. Of the 98 listings that stated a distance, 39 described the flat as denize sıfır, directly on the seafront.

Who lives in Kestel?

TÜİK, Turkey's statistics institute, counted 15,445 registered residents in Kestel in its address-based population register at 31 December 2022, the most recent neighbourhood figure that could be confirmed in October 2026, up from 9,446 in 2017 and 6,974 in 2009. Kestel's registered population rose 64% in the five years to 2022, the years in which the largest group of flats now for sale was built. At about 1,245 registered residents per km², Kestel is about two thirds as dense as 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, Oba 28,864 and Kargıcak 5,989.

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

Kestel is also a university neighbourhood. ALKÜ, a state university founded on 23 April 2015, gives its address as Kestel Mahallesi, Üniversite Caddesi No 80, and says in its 2025-2026 orientation material that it teaches about 16,000 students; some of its faculties and vocational schools are in Gazipaşa and Akseki, so not all of them study in Kestel.

The sale listings describe a holiday-home stock. Of the 189 apartments listed for sale on 21 October 2026, 165, or 87%, were described as empty, with 15 lived in by the owner and 9 let to a tenant, the same share as Tosmur's 87% and below Kargıcak's 94%. Two in three flats for sale, 128 of 189, were offered furnished. The long-term rental market is deeper than in most of the series: in the July to October 2026 rental sample for Alanya, Kestel had the third largest number of flats for rent, 47, after Mahmutlar and Oba.

What do apartments in Kestel cost to buy?

Apartments listed for sale in Kestel on 21 October 2026 had a median asking price of TRY 7,750,000, about EUR 139,600, and a median of TRY 75,909 per gross square metre, about EUR 1,367, the highest price per square metre of the seven Alanya neighbourhoods sampled the same way. The medians come from all 189 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 55.5191 in the Central Bank of the Republic of Türkiye (TCMB) bulletin of 20 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.

One-bedroom and two-bedroom flats make up three quarters of the 189 listings, 75 and 63 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 91% of the gross figure. The 4+1 line rests on 14 listings, so it is indicative only. The other 10 listings were five 5+1s, three studios, a 6+2 and a 3+2.

Kestel's square metre is the dearest of the seven neighbourhoods sampled. The median of TRY 75,909 per square metre was 6% above Kargıcak's TRY 71,765, measured on 20 October 2026, 11% above Oba's TRY 68,149 and 16% above Tosmur's TRY 65,424 on 14 October, 20% above Cikcilli's TRY 63,195 on 17 October, 29% above Avsallar's TRY 59,000 on 16 October and 30% above Mahmutlar's TRY 58,289 on 13 October. A 2+1 in Kestel asked 43% more than in neighbouring Mahmutlar, where the median 2+1 asked TRY 5,905,000, and 21% more than in Tosmur across the river.

Listings posted since 1 July 2026 asked the same TRY 8,450,000 for a 2+1 as the whole sample. Most listings were posted in 2026, but 22 had been online since 2025 or earlier, and a flat still listed after a year has not sold at its asking price. Fifteen 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 7,800,000 and TRY 76,023 per square metre.

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

In buildings six to ten years old, the age band that holds most of Kestel's flats, those described as within 200 m of the sea asked a median TRY 80,318 per square metre in October 2026, about 38% more than the TRY 58,059 asked further back. The comparison holds building age fixed, so the gap is not a new-build premium: it rests on 26 listings within 200 m and 14 further away, all in buildings six to ten years old.

The sea premium is larger in older buildings than in new ones. Across all buildings more than five years old, in October 2026, flats within 200 m of the sea asked TRY 87,640 per square metre against TRY 55,294 further back, 58% more, on 41 and 17 listings. In buildings up to five years old the gap was 22%: TRY 97,735 within 200 m on 28 listings, against TRY 80,245 on 12. A flat up to five years old away from the beach asked about 8% less per square metre than an older one on the seafront, and older flats away from the beach asked the least of the four groups.

The distances are the agents' own descriptions, not measurements, and 69 of the 98 listings that gave one were within 200 m, which suggests agents state the distance mainly when it is short. 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 Kestel?

Kestel's largest group of flats is six to ten years old, and the price per square metre falls with every age band: 85 of the 189 flats for sale, 45%, were in buildings six to ten years old, and 70, 37%, in buildings up to five years old. The share of young buildings sits between Mahmutlar's 40% and Tosmur's 14%, well below Kargıcak's 60% and Oba's 64%.

New flats asked 61% more per square metre than flats six to ten years old, against 25% in Kargıcak, and the 17 new flats asked a median TRY 10,900,000. 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. A block six to ten years old in 2026 was finished between 2016 and 2020, so many of Kestel's flats will have been permitted under the earlier rules. That does not make them unsafe. The permit date is on the building's file at Alanya Municipality, and a structural survey before buying is worth commissioning for any block permitted before 2019.

What does rent cost in Kestel?

Apartments in Kestel listed for long-term rent on 21 October 2026 had a median asking rent of TRY 30,000 a month, about EUR 540, with TRY 25,000 for a 1+1 and TRY 33,500 for a 2+1. The medians come from all 50 Emlakjet rental listings for flats in Kestel that day.

The other three flats on 21 October 2026 were two studios at TRY 25,000 and a 4+2 at TRY 35,000. Across all sizes Kestel asked a median TRY 348 of rent per square metre, the highest of the seven neighbourhoods, against TRY 318 in Kargıcak and Oba and TRY 270 to 273 in Cikcilli, Tosmur, Mahmutlar and Avsallar. A 2+1 asked TRY 33,500 in Kestel, against TRY 35,000 in Kargıcak, TRY 33,750 in Oba, TRY 30,000 in Cikcilli, TRY 29,000 in Avsallar and TRY 25,000 in Tosmur and Mahmutlar.

In Kestel, the age of a one-bedroom flat moves its rent more than furniture does. The seven unfurnished 1+1s for rent on 21 October 2026 were new, a median of zero years old, and asked TRY 27,500 a month, while the twelve furnished 1+1s, a median of five years old and the same 55 m², asked TRY 25,000. Among 2+1s, the furnished flats were older but larger, a median 128 m² against 110 m², and asked TRY 3,000 more.

Rental listings in Kestel stay up for weeks. Of the 47 Kestel listings in the July to early October 2026 sample used for the cost of living in Alanya, 34 were still advertised on 21 October, and the medians barely moved: TRY 30,000 for all flats and TRY 25,000 for a 1+1 on both dates. Of the 34 rental listings that stated a deposit, 24 asked for one month's rent, and the 34 that stated an aidat, the monthly service charge, gave a median of TRY 2,250.

Villas barely figure. Four villas were advertised for rent on 21 October 2026, at TRY 50,000 to 60,000 a month, and two of the four described themselves as in Tosmur or on the Dim Çayı, so no villa rent can be stated for Kestel.

What rental yield can a Kestel apartment make?

A one-bedroom flat in Kestel showed a gross rental yield of about 5.7% furnished and 6.5% unfurnished at October 2026 asking prices and rents, and a furnished two-bedroom flat about 5.0%. Gross yield here is twelve months of the median asking rent divided by the median asking price for the same type of flat.

The unfurnished 1+1 line compares like with like: the flats for sale were a median of one year old and those for rent new. The unfurnished 2+1 line does not, because the 2+1s for rent were a median of one year old and 110 m² while those for sale were six years old and 121 m², so its 3.9% understates what a new unfurnished 2+1 would earn.

Kestel's yields sit below most of the series because its prices are the highest. The furnished 1+1 at 5.7% compares with 7.4% in Oba, 6.9% in Mahmutlar, 6.7% in Avsallar and 6.3% in Kargıcak, and the furnished 2+1 at 5.0% with 5.5% in Tosmur, 5.4% in Kargıcak and 4.3% in Cikcilli. Both figures are asking prices, so the true yield depends on what a buyer pays and what a tenant signs, and the rental lines rest on 7 to 12 listings, so one new listing can move any of them by half a point.

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

Short holiday lets are a separate regime. Under Law 7464 on the tourist rental of residences, letting a home for periods of up to 100 days needs a permit from the Ministry of Culture and Tourism, and the application must include a unanimous decision of all the owners in the building where the flat sits. The Constitutional Court rejected a challenge to that rule on 25 December 2025, in a decision published in the Official Gazette on 2 April 2026. In Kestel, where 135 of the 189 flats for sale stand in five-storey blocks and 165 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 Kestel address in 2026?

A residence permit at a Kestel address is no longer barred by the neighbourhood closure as the Presidency of Migration Management now words it, but a permit based on owning property still needs a home worth at least USD 200,000 that the owner lives in, and only 57 of the 189 flats for sale, 30%, asked that much on 21 October 2026. The closure has changed; the value test has not, and in Kestel it rules out almost every one-bedroom flat.

Kestel is the third Alanya entry on the Presidency's list of 1,169 neighbourhoods closed from 1 July 2022, row 147 of the attached file, after Kargıcak and Mahmutlar and before 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 21 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 Kestel flats fail. 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 20 October 2026, TRY 49.4889, the threshold was about TRY 9,898,000. The 57 flats that cleared it were 19 of the 63 2+1s, 14 of the 27 3+1s, 11 of the 14 4+1s, all five 5+1s, one 6+2 and only 7 of the 75 1+1s. The median 2+1 asked TRY 8,450,000, about USD 170,700, roughly 85% of the threshold. Kestel's 30% compares with 40% in Kargıcak and Cikcilli, 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 21 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 Kestel?

Kestel's flats are mid-rise pool blocks from the building wave of the late 2010s: 45% of the flats for sale were in buildings six to ten years old, 71% in five-storey blocks, 87% of the listings mentioned a pool, and two thirds of the listings that stated either condominium title still carried kat irtifakı, the construction-stage title. The detail pages of the 189 sale listings on 21 October 2026 give the profile.

Of the 189 Kestel listings, 135 were in five-storey blocks and 30 in four-storey ones, 165 stated a lift, 156 a car park, open or covered, and 74 placed the flat inside a site (a gated residential complex). None gave natural gas as the heating. Inside a site did not mean dearer: the 74 flats in a site asked a median TRY 70,750 per square metre, against TRY 78,136 for the 115 outside one. The 57 sale listings that stated an aidat in October 2026 gave a median of TRY 2,500 a month, below Kargıcak's TRY 3,000 and above Oba's TRY 2,100, and 140 of the 189 listings described the flat as eligible for a mortgage.

Kestel is a flat market. Only 10 villas were listed for sale on 21 October 2026, two pairs of them with identical size and layout and one described as in Yaylalı, so villa prices cannot be measured. AKEA's own Kestel listings, 15 on 21 October 2026, are on its properties in Kestel page.

Why are so many Kestel flats still on kat irtifakı?

Of the 108 listings that stated the title as either kat irtifakı or kat mülkiyeti on 21 October 2026, 72, or 67%, gave kat irtifakı, the highest share of the seven neighbourhoods, and in buildings six to ten years old the share was 40 of 51, or 78%. A young building on kat irtifakı is normal; a block finished six or more years ago and still on it needs an explanation, and in Kestel that is the common case.

The Condominium Law (Kat Mülkiyeti Kanunu, Law 634) sets out the link in Article 3. Kat irtifakı (the construction-stage condominium title) is created on the units of a building that is under construction or still to be built, and it converts to kat mülkiyeti (full condominium title) on the strength of the occupancy permit (yapı kullanma izin belgesi, known as iskan) issued for the whole building. A block still on kat irtifakı years after completion therefore usually has no occupancy permit on record for the whole building, or the owners never asked for the conversion. The title deed shows which title applies, so the check costs nothing before an offer.

By building age, 20 of 36 flats up to five years old gave kat irtifakı, 40 of 51 six to ten years old, 10 of 16 eleven to fifteen years old and 2 of 5 older. Agents marked 53 of the 72 kat irtifakı flats as eligible for a mortgage; that field is the agent's own entry, not a lender's decision. For comparison, the share of kat irtifakı among listings stating a title was 58% in Kargıcak, 57% in Avsallar, 56% in Mahmutlar, 52% in Cikcilli, 50% in Oba and 29% in Tosmur. What each title type means for a buyer is set out under types of title deed in Turkey.

What is daily life like in Kestel?

Daily life in Kestel is self-contained for a household: a weekly market, four chain supermarkets, five pharmacies, a family health centre, two primary schools, a post office and the university campus lie inside the neighbourhood, and the nearest state hospital is 5.8 km away in Oba. The places listed are those recorded on OpenStreetMap in October 2026 and placed inside the TKGM boundary, with road distances from the Kestel village point.

• The weekly market: Alanya market lists published in 2020 and 2021 give Kestel's open-air market (pazar) as Wednesday, one of them as Friday, and OpenStreetMap records the market place on Fakülte Caddesi, 0.5 km from the village point, without opening hours. No calendar from Alanya Municipality could be found, so a first visit should confirm the day. Tosmur's Thursday market is 4.7 km away and Mahmutlar's Tuesday market 5.2 km.
• Healthcare: a family health centre (aile sağlığı merkezi) stands inside Kestel near the Tosmur side, 2.5 km from the village point, and OpenStreetMap records five pharmacies inside the boundary. ALKÜ Alanya Training and Research Hospital, the state teaching hospital, is 5.8 km away in Oba, about 8 minutes without traffic. The muhtar, the elected neighbourhood headman, can confirm which family doctor covers an address.
• Shopping: a Carrefour, a Migros, a BİM and an A101 stand inside Kestel, and the Akdeniz Park shopping centre in Mahmutlar is 4.2 km away. Alanyum is 6.2 km away.
• Schools: Kestel İlköğretim Okulu, a primary school, is next to the village point, Kestel Akdeniz İlkokulu is in the north of the neighbourhood near the university, and a private school, Doğa Koleji, is inside the boundary. Families should confirm places at each level with the Alanya district education directorate (İlçe Milli Eğitim Müdürlüğü).
• The university: ALKÜ's main campus is 4.1 km by road from the village point. ALKÜ was founded in 2015 and started teaching in 2016, and the Kestel site was already a campus of Akdeniz University in the 2005-2006 academic year.
• Buses: the university's directions give municipal lines 101, along the coastal road, and 202, by the ring road, from Alanya bus station to the campus in about 40 minutes, and a dolmuş (shared minibus) from Mahmutlar every two hours. The page is undated and no fare could be found in October 2026.
• The sea: Kestel's 4.1 km of coast runs from the Dim Çayı to Mahmutlar, and 69 sale listings put the sea within 200 m.
• The river and the cave: the Dim Çayı forms the boundary with Tosmur for its last 1.5 km and runs through northern Kestel upstream. The Dim Cave lies just outside the boundary, 7.4 km by road.

Utility tariffs and supermarket prices are the same as elsewhere in Alanya, so the cost of living in Kestel differs from the rest of the district mainly in rent and aidat. More shops and the Tuesday and Saturday markets are a few minutes away in Mahmutlar, Kestel's neighbour to the south-east.

What are the downsides of living in Kestel?

The main downsides of Kestel are the highest asking price per square metre of the seven neighbourhoods sampled, a stock where two thirds of the condominium titles stated are still kat irtifakı, its name on the 2022 closures list with only 30% of flats passing the residence permit value test, a centre further away than the listings say, a steep premium for the seafront, and a state hospital outside the neighbourhood. None of them rules Kestel out, but each changes what a buyer should check.

• Price: in October 2026 the median asking price of TRY 75,909 per square metre was the highest of the seven neighbourhoods sampled the same way, and the median rent per square metre was the highest too.
• Titles: 72 of the 108 listings that stated either condominium title gave kat irtifakı, including 40 of 51 in buildings six to ten years old.
• The closures list: Kestel is still named on the 2022 list, the provincial migration office's own page still used the older wording on 21 October 2026, and only 7 of 75 one-bedroom flats asked enough for a property-based permit.
• Distance: Alanya city centre is 8.6 km by road from the village point, about 11 minutes without traffic, not the 4 km many listings give.
• Sea premium: in buildings six to ten years old, flats within 200 m of the sea asked 38% more per square metre than those further back.
• Hospital distance: the nearest state hospital is 5.8 km away in Oba.
• Duplicate listings: 15 of the 189 sale listings repeated another listing's size and price, so the same flat may appear through two agents at the same figure.
• No villa market: 10 villas were listed for sale and 4 for rent, so a buyer looking for a house with a garden has little to choose from.

Each of these can be checked before an offer is made. The title type, the occupancy permit, the building permit date and the walk to the beach are among the checks set out for a property viewing trip to Alanya.

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

Kestel suits buyers who want a flat near the beach in a pool complex, close to Mahmutlar's shops and within 11 minutes' drive of the centre, and who will check the title; it suits a buyer who needs a property-based residence permit only with written confirmation for the address and a two-bedroom flat or larger, because Kestel is still named on the 2022 closures list and fewer than one in ten one-bedroom flats cleared the USD 200,000 value test in October 2026. It is also the neighbourhood with ALKÜ's main campus inside its boundary.

Sale prices were sampled 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 Kestel, Kargıcak, Cikcilli, Avsallar and Tosmur are all listings live on the sampling day; those for Oba and Mahmutlar come from listings posted between July and October 2026. Distances are measured to the same point at Güller Pınarı and to the same airport point. All eight neighbourhoods in the comparison have been sampled with the same method. Demirtaş, sampled on 22 October 2026 with all of its 10 rental listings live that day, came after the first seven and changes none of Kestel's rankings among them.

On these figures Kestel fits a buyer who will use the home for long stays or let it to year-round tenants, wants the beach on foot and the town within a short drive, and is willing to pay the top of the series for it. It fits less well for an investor chasing yield, who will find higher gross yields on one-bedroom flats in Oba, Mahmutlar or Avsallar; for a buyer who needs a residence permit on a small flat; or for a buyer who wants a building up to five years old, which made up about three in five flats for sale in Oba and Kargıcak but just over a third in Kestel.

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

A furnished one-bedroom flat bought at the October 2026 median asking price of TRY 5,265,000 and let at the median asking rent of TRY 25,000 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 furnished 1+1 is used because 1+1s are the largest group of flats for sale, 75 of 189, and the furnished 1+1 has the largest rental sample of any flat type and furnishing, twelve listings.

At October 2026 prices, the net income of TRY 246,058 is 4.5% of a TRY 5,475,600 outlay and 4.3% of TRY 5,728,320 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 twelve furnished 1+1 listings.

The same calculation gives about 5.2% for an unfurnished 1+1, at the October 2026 medians of TRY 5,100,000 and TRY 27,500 a month on seven rents, and about 3.9% for a furnished 2+1, at TRY 8,350,000 and TRY 35,000 with an aidat of TRY 3,000 and property tax of TRY 5,000. The worked examples for Oba (5.9%), Mahmutlar (5.3%), Avsallar (5.2%) and Tosmur (4.6%) came out higher, Kargıcak's (4.3%) about level and Cikcilli's (3.9%) lower, so Kestel's case for letting a one-bedroom flat is middling and its case for a two-bedroom flat weak. At about USD 106,400 the furnished 1+1 is about half 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 Kestel 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. Kestel's asking rents give a short check of their own: the median for all flats was TRY 30,000 both in the July to early October 2026 sample and on 21 October, and the median 2+1 moved from TRY 32,000 to TRY 33,500. The listing medians for Kestel are a snapshot of asking prices on one day, 21 October 2026, and will be refreshed in January 2027 with the same method used for the other six neighbourhoods, so the change in Kestel itself can be measured from then on.