Mahmutlar is a coastal neighbourhood of Alanya, in Antalya province, about 11.6 km east of Alanya city centre at Güller Pınarı. On 13 October 2026 its 642 apartments for sale on Emlakjet had a median asking price of TRY 3,900,000 (about EUR 70,800) for a one-bedroom flat and TRY 5,905,000 (about EUR 107,200) for a two-bedroom flat. Long-term rents between July and October 2026 had a median of TRY 24,500 a month for a one-bedroom flat and TRY 25,000 for a two-bedroom flat, and a furnished one-bedroom flat showed a gross yield of about 6.9% and a worked net yield of about 5.3% after the title deed fee, service charge, insurance, property tax and a month without a tenant. Building age moved the price per square metre more than the sea did: flats in buildings one to five years old asked about TRY 68,400 per m², against TRY 40,700 in buildings more than 20 years old, while flats within 200 m of the sea asked no more per square metre than flats up to 1 km back. Mahmutlar is still named on the Presidency of Migration Management's 2022 closures list, but between April and September 2026 the Presidency reworded its national announcement, which no longer lists residence permits among the procedures the closure covers; the Antalya Provincial Directorate of Migration Management's own page still carried the older wording when it was checked on 17 October 2026. The value test did not change: a permit based on property needs a home worth at least USD 200,000 that the owner does not let, an asking price only 14% of the flats for sale reached. Of the flats for sale, 91% were described as empty, and 56% of those that stated a title type were still on kat irtifakı, the construction-stage title that usually means no occupancy permit is on record. Among the five eastern neighbourhoods compared, Mahmutlar's median rent of TRY 25,000 matched Oba's, was below Kestel's TRY 30,000 and Kargıcak's TRY 32,500 and above Demirtaş's TRY 18,500, while Oba is closer to the centre and, with Demirtaş, never named on the closures list.
Where is Mahmutlar, and how far is it from Alanya and the airports?
Mahmutlar is a coastal neighbourhood (mahalle) of Alanya district in Antalya province, about 11.6 km by road east of Alanya city centre at Güller Pınarı and 31.3 km from Gazipaşa-Alanya Airport, according to OpenStreetMap routing measured on 13 October 2026. It was a separate town (belde) with its own municipality until Law 6360, the 2012 metropolitan municipality law, took effect at the March 2014 local elections and folded Antalya's towns into their districts as neighbourhoods. Mahmutlar has been governed by Alanya Municipality since then.
The same routing gives the distances a resident actually drives.
| From the centre of Mahmutlar to | Road distance | Drive time without traffic |
|---|---|---|
| Kestel (next neighbourhood west) | 3.6 km | 4 minutes |
| Kargıcak (next neighbourhood east) | 5.0 km | 6 minutes |
| ALKÜ Alanya Training and Research Hospital, Oba | 8.7 km | 11 minutes |
| Oba | 9.1 km | 9 minutes |
| Alanya city centre (Güller Pınarı) | 11.6 km | 14 minutes |
| Alanya Castle | 15.5 km | 22 minutes |
| Gazipaşa-Alanya Airport (GZP) | 31.3 km | 31 minutes |
| Antalya Airport (AYT) | 141.8 km | about 110 minutes |
The drive times are free-flow estimates from the routing engine, so summer traffic adds to every line. The D-400, the main coastal road between Antalya and Mersin, runs through Mahmutlar, and the Ministry of Transport counted about 33,000 vehicles a day on the existing route through eastern Alanya. The ministry opened 12 km of the new Alanya East Ring Road, from Hasbahçe to Mahmutlar, on 20 December 2025, with twin-tube tunnels at Oba, Dim and Mahmutlar. The remaining 3.2 km to Kargıcak was still at the land acquisition stage in July 2026, so the full saving the ministry forecast, about 35 minutes cut to 10, is not yet available. A separate motorway is being built from Antalya toward Alanya and is set out under the Antalya-Alanya highway.
City buses run along the coast between Mahmutlar and central Alanya. The full fare under the tariff announced on 2 December 2025 is TRY 35 with a Kent Kart, the rechargeable transport card.
Who lives in Mahmutlar?
TÜİK, Turkey's statistics institute, counted 53,034 residents in Mahmutlar in its address-based population register at 31 December 2022, the most recent neighbourhood figure that could be retrieved in October 2026. That figure counts people whose registered address is in Mahmutlar, so it includes foreign residents with a registered address and excludes holiday owners who live elsewhere.
No official source publishes the number of foreign residents by neighbourhood. The Presidency of Migration Management (Göç İdaresi Başkanlığı) does publish a list of closed neighbourhoods, and Mahmutlar has been named on it since 2022, alongside Kestel, Kargıcak and Avsallar in Alanya; since a rewording made between April and September 2026, the Presidency's national announcement no longer lists residence permits among the procedures the closure covers.
The sale listings show how much of the housing stock is used as second homes. Of 642 apartments listed for sale on 13 October 2026, 584, or 91%, were described as empty, 48 as lived in by the owner and 10 as let to a tenant. An empty flat on a sale portal is not the same as an empty flat all year, but the pattern fits a neighbourhood where many owners visit rather than live.
What do apartments in Mahmutlar cost to buy?
Apartments listed for sale in Mahmutlar on 13 October 2026 had a median asking price of TRY 5,590,000, about EUR 101,400, and a median of TRY 58,289 per gross square metre, about EUR 1,058. The medians come from all 642 apartment listings live on Emlakjet, a national Turkish property portal, on that day, read from each listing page. Euro figures use the euro buying rate of TRY 55.1075 published by the Central Bank of the Republic of Türkiye (TCMB) on 12 October 2026. These are asking prices, not sale prices, and the gap between the two is a matter for negotiation, covered in detail under how much of an asking price is negotiable in Alanya.
Flat size moves the total asking price more than any other feature the listings record.
| Flat type | Listings | Median asking price | Middle half of listings | Median gross size | Median price per m² | Median in euros |
|---|---|---|---|---|---|---|
| 1+1 | 188 | TRY 3,900,000 | TRY 3,500,000 to 4,615,000 | 57 m² | TRY 68,174 | EUR 70,800 |
| 2+1 | 352 | TRY 5,905,000 | TRY 4,800,000 to 7,500,000 | 110 m² | TRY 53,807 | EUR 107,200 |
| 3+1 | 57 | TRY 8,300,000 | TRY 6,885,000 to 11,000,000 | 160 m² | TRY 50,000 | EUR 150,600 |
| 4+1 | 27 | TRY 9,900,000 | TRY 8,750,000 to 13,300,000 | 215 m² | TRY 51,389 | EUR 179,600 |
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 91.5% of the gross figure.
The smallest flats cost the most per square metre. On 13 October 2026 a 1+1 asked a median TRY 68,174 per m², 27% more than a 2+1, so the cheapest way into Mahmutlar is also the most expensive per square metre.
Furniture moves the price as well. In October 2026, furnished 1+1 flats asked a median TRY 4,350,000 across 93 listings, against TRY 3,650,000 for 74 unfurnished ones, a difference of TRY 700,000 or 19%.
Listings posted since 1 July 2026 asked a little more than older ones still on the market: TRY 4,150,000 for a 1+1 and TRY 6,000,000 for a 2+1. Most of the 642 listings were posted in 2026, but 112 had been online since 2025 and 3 since 2024, and a flat still listed after a year has not sold at its asking price.
How building age changes the price
Building age moves the price per square metre more than flat size, furnishing or distance to the sea.
| Building age | Listings | Median price per m² | In euros | Median asking price |
|---|---|---|---|---|
| New (completed or under construction) | 57 | TRY 64,000 | EUR 1,161 | TRY 4,500,000 |
| 1 to 5 years | 199 | TRY 68,396 | EUR 1,241 | TRY 5,130,000 |
| 6 to 10 years | 145 | TRY 59,286 | EUR 1,076 | TRY 6,885,000 |
| 11 to 15 years | 100 | TRY 51,494 | EUR 934 | TRY 6,063,500 |
| 16 to 20 years | 81 | TRY 45,590 | EUR 827 | TRY 5,395,000 |
| 21 years or more | 60 | TRY 40,732 | EUR 739 | TRY 3,945,000 |
A flat in a building more than 20 years old asked about 40% less per square metre than one in a building one to five years old. Older buildings also hold larger flats, which is why their total asking prices fall less steeply than their prices per square metre. Of the 642 listings, 386, or 60%, were in buildings more than five years old.
Building age is not a reliable guide to which earthquake code a building follows. 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 building completed in 2020 can have been permitted under the 2007 rules, and a building permitted before 2019 is not unsafe for that reason alone; it was designed to the code in force at the time.
Seafront or further back: the price gap
Listings that state a distance to the sea show no clear premium per square metre for being close to it. Of the 181 listings on 13 October 2026 that gave a distance in the description, flats within 200 m of the sea asked a median TRY 58,261 per m² and flats 500 m to 1 km back asked TRY 60,000. Building age explains most of it. Only 15 of the 83 listings within 200 m of the sea, 18%, were in buildings up to five years old, against 25 of the 42 listings 500 m to 1 km back, 60%. The newer blocks further from the beach ask an age premium that cancels out the location premium of the older seafront blocks, so two flats should be compared at the same building age before a sea view is paid for.
What does rent cost in Mahmutlar?
Apartments in Mahmutlar listed for long-term rent between 1 July and 8 October 2026 had a median asking rent of TRY 24,500 a month for a 1+1 and TRY 25,000 for a 2+1, about EUR 445 and EUR 454. The medians come from 89 Emlakjet listings in Mahmutlar, part of the sample used for the cost of living in Alanya.
| Flat type | Listings | Median asking rent | Middle half of listings | Furnished, median | Unfurnished, median |
|---|---|---|---|---|---|
| 1+1 | 30 | TRY 24,500 | TRY 18,000 to 25,000 | TRY 25,000 (23 listings) | TRY 16,500 (7 listings) |
| 2+1 | 50 | TRY 25,000 | TRY 21,000 to 30,000 | TRY 26,250 (28 listings) | TRY 24,000 (22 listings) |
A one-bedroom and a two-bedroom flat rent for almost the same median in Mahmutlar because most one-bedroom flats on offer are furnished: 23 of the 30. An unfurnished 1+1 asked TRY 16,500 between July and October 2026, though only seven such listings appeared, too few to rely on.
The rental listings describe the same building stock as the sale listings. Of the 89, 81 were heated by air conditioning and 35 were inside a site (a gated residential complex). The 48 listings that stated an aidat, the monthly service charge, gave a median of TRY 2,000 between July and October 2026, with TRY 2,500 for a 1+1 and TRY 1,500 for a 2+1. Of the 48 that stated a deposit, 39 asked for one month's rent.
What rental yield can a Mahmutlar apartment make?
A furnished one-bedroom flat in Mahmutlar showed a gross rental yield of about 6.9% at October 2026 asking prices and rents, the highest of the four common combinations of size and furnishing. Gross yield here is twelve months of the median asking rent divided by the median asking price for the same type of flat.
| Flat | Median asking rent | Median asking price | Gross yield |
|---|---|---|---|
| Furnished 1+1 | TRY 25,000 | TRY 4,350,000 | 6.9% |
| Unfurnished 1+1 | TRY 16,500 | TRY 3,650,000 | 5.4% |
| Furnished 2+1 | TRY 26,250 | TRY 6,450,000 | 4.9% |
| Unfurnished 2+1 | TRY 24,000 | TRY 5,500,000 | 5.2% |
Two cautions apply to every line. Both prices are asking prices, so the true yield depends on what a buyer pays and what a tenant signs. The unfurnished 1+1 line rests on only seven rental listings.
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 further down runs those numbers for a furnished 1+1. 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. In a complex of more than one building, only the owners of that building have to agree. 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, so a single objecting neighbour can still block a holiday-let permit.
The regional trend works in a landlord's favour for now. In the Antalya, Burdur and Isparta region, the TCMB's New Tenant Rent Index rose 22.8% in the year to August 2026, while its house price index rose 19.5%, so rents were growing faster than prices.
Can foreigners get a residence permit for a Mahmutlar address in 2026?
A residence permit at a Mahmutlar 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 rather than lets, and only 89 of the 642 flats for sale in Mahmutlar, 14%, asked that much on 13 October 2026. The Antalya provincial page still showed the older wording on 17 October 2026, so a buyer who needs a residence permit should have the provincial migration office confirm the specific address before paying a deposit.
Mahmutlar is on the list of 1,169 neighbourhoods the Presidency closed from 1 July 2022, alongside Kargıcak, Kestel and Avsallar in Alanya. Until at least April 2026, the Presidency's announcement said the listed neighbourhoods were closed to residence permits as well as to temporary and international protection registrations. The version of the same page archived on 29 September 2026, and the live page checked on 17 October 2026, list only temporary protection, international protection and changes of province for people under protection. The 2022 list is still attached.
| Date | What happened | Source |
|---|---|---|
| 1 July 2022 | The Presidency closed 1,169 neighbourhoods across Turkey to new residence permits and protection registrations; its published list names four in Alanya: Kargıcak, Mahmutlar, Kestel and Avsallar | Presidency announcement and the attached list dated 31 August 2022 |
| 16 April 2026 | The announcement still names residence permits among the closed procedures | Presidency website, archived copy |
| 4 June 2026 | Alanya's local press reported, citing a local politician, that the four neighbourhoods had reopened to new applications | Local newspapers; no matching Presidency announcement |
| 29 September 2026 | The announcement no longer names residence permits; the 2022 list stays attached | Presidency website, archived copy |
| 17 October 2026 | The national announcement still does not name residence permits, and the attached 2022 list still names Mahmutlar; the Antalya Provincial Directorate of Migration Management's own closures page still carries the older wording, residence permits included, and the file attached to it names no Alanya neighbourhood | Presidency website and Antalya Provincial Directorate website, checked on 17 October 2026 |
The closure never affected ownership: a foreign buyer can buy a flat in a listed neighbourhood and receive a title deed. As the national announcement now words it, the closure covers temporary and international protection registrations and changes of province for people under protection, with exemptions for newborns and nuclear family reunification, and a residence permit at the address is no longer among the procedures it names. The list, and what it covers, can change again by administrative decision, as it did in 2022.
The value test is now the main hurdle. The Presidency's list of documents for a short-term residence permit, published on its e-İkamet application site and checked on 13 October 2026, sets two conditions for a permit based on property: the home must have been worth at least USD 200,000 in Turkish lira on the date it was acquired, and it must be used as the foreigner's home, not let for rent or any other income. At the TCMB dollar buying rate of 12 October 2026, TRY 49.2471, the threshold was about TRY 9,849,000, and only 89 of the 642 flats for sale in Mahmutlar, 14%, asked that much. A typical 1+1 or 2+1 in Mahmutlar therefore does not support a property-based permit, whatever the closure covers, and a flat bought to let cannot also be the basis of its owner's permit. The same document lists other grounds for a short-term permit, such as staying for tourism, that do not depend on owning property.
The Antalya Provincial Directorate of Migration Management's own page still carried the older wording, residence permits included, when it was checked on 17 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 residence permit application itself works is set out under residence permit, and current properties for sale in Mahmutlar are listed separately.
What is the housing stock like in Mahmutlar?
Mahmutlar is a neighbourhood of mid-rise and tall apartment blocks heated by air conditioning, most listings mention a pool, and the majority of flats on offer are furnished and empty. The detail pages of the 642 sale listings on 13 October 2026 give the profile.
| What the listing states | Listings | Share of 642 |
|---|---|---|
| Building of five storeys, the most common single height | 154 | 24% |
| Building of nine to twelve storeys | 321 | 50% |
| Air conditioning as the heating | 604 | 94% |
| Natural gas combi boiler as the heating | 1 | under 1% |
| A pool mentioned in the description | 501 | 78% |
| Flat inside a site (gated complex) | 175 | 27% |
| Furnished | 354 | 55% |
| Unfurnished | 223 | 35% |
A pool appears in far more descriptions than the site field does, so the site field alone is a poor guide to whether a block has a shared pool. The 150 listings that stated an aidat in October 2026 gave a median of TRY 1,500 a month, below the TRY 2,000 asked in the rental listings.
The title type is the line a buyer should check first. Of the 297 listings that stated the title as either kat irtifakı or kat mülkiyeti, 166, or 56%, gave kat irtifakı, the construction-stage title. Under the Condominium Law, a building moves to full condominium title (kat mülkiyeti) on the strength of its occupancy permit (iskan), so a title that still says kat irtifakı usually means the building as a whole has no occupancy permit on record. That does not make the flat illegal to buy, but the occupancy permit is worth checking before any offer, and it is one of the checks set out for a property viewing trip to Alanya.
What is daily life like in Mahmutlar?
Daily life in Mahmutlar centres on Barbaros Caddesi, the main commercial street, and the coastal D-400, with the beach on the sea side of the road. Most flats are close to the water: of the 181 sale listings that stated a distance to the sea in October 2026, 83 were within 200 m and 173 within 1 km.
- Markets: OpenStreetMap records a Saturday market in the centre of Mahmutlar and a second market on the eastern side, near Barış Caddesi, open on Tuesdays. Local stallholders set the days, so they are worth confirming on arrival.
- Healthcare: the nearest state hospital is ALKÜ Alanya Training and Research Hospital in Oba, 8.7 km away, and Başkent University's private hospital in Alanya is 12.8 km away.
- Schools: state primary and lower secondary schools run by the Ministry of National Education operate inside the neighbourhood, including Mahmutlar Selçuklu Middle School.
Utility tariffs and supermarket prices are the same as elsewhere in Alanya, so the monthly budgets in the cost of living guide linked above apply in Mahmutlar too; rent is the line that changes.
What are the downsides of living in Mahmutlar?
The main downsides of Mahmutlar are a residence permit value test that 86% of the flats for sale fail, the distance to the city centre along the D-400, a large share of flats without full condominium title, an older building stock and a high share of flats standing empty. None of them rules Mahmutlar out, but each changes what a buyer should check.
- Residence permits: the national closure announcement no longer names residence permits, though the Antalya provincial page still carried the older wording on 17 October 2026, and 86% of the flats for sale on 13 October 2026 asked less than the USD 200,000 a property-based permit needs.
- Distance and traffic: the centre of Alanya is 11.6 km away, and the D-400 through Mahmutlar carries the coastal traffic; the East Ring Road relieves part of it, but its last section toward Kargıcak is not open.
- Title and permits: 56% of the listings that stated a title type gave kat irtifakı, so the occupancy permit needs checking building by building.
- Older stock: 60% of the flats for sale were in buildings more than five years old, many permitted before the 2019 earthquake code, and an older building carries older lifts, pipes and roofs.
- Seasonal emptiness: 91% of the flats for sale were described as empty, which suggests many neighbours are holiday owners.
Who is Mahmutlar right for, and who should look elsewhere?
Mahmutlar suits buyers who want a one-bedroom flat near the sea, at a median asking price of TRY 3,900,000 in October 2026, and who do not depend on a new residence permit at that address; buyers who need a permit at the address, or a short trip to the old town, should compare Oba first. The rental medians from the same July to October 2026 sample, with Demirtaş's from its listings of 22 October 2026, put five eastern neighbourhoods side by side.
| Neighbourhood | Median asking rent, all sizes | Median 1+1 | Median 2+1 | Rental listings | To Alanya city centre | To Gazipaşa airport | Named on the 2022 closures list |
|---|---|---|---|---|---|---|---|
| Oba | TRY 25,000 | TRY 20,000 | TRY 33,750 | 84 | 4.6 km | 37.8 km | No |
| Kestel | TRY 30,000 | TRY 25,000 | TRY 32,000 | 47 | 8.6 km | 33.9 km | Yes |
| Mahmutlar | TRY 25,000 | TRY 24,500 | TRY 25,000 | 89 | 11.6 km | 31.3 km | Yes |
| Kargıcak | TRY 32,500 | too few | too few | 18 | 15.3 km | 26.8 km | Yes |
| Demirtaş | TRY 18,500 | too few | too few | 10 | 24.9 km | 22.6 km | No |
"Too few" means fewer than ten listings of that size. Oba is the closest to the centre, and Oba and Demirtaş are the two of the five never named on the closures list, so their residence permit answer does not depend on how the closure is worded. Kargıcak, the next neighbourhood east, asked the highest median rent, though from only 18 listings, and Demirtaş, beyond it, is the closest to Gazipaşa airport and asked the lowest, from all 10 listings live on 22 October 2026. Kestel sits between Mahmutlar and Oba on the map but asked a higher median rent than either.
On these figures Mahmutlar fits a landlord letting a furnished one-bedroom flat to long-term tenants, the combination with the highest gross yield, and a buyer on a budget who accepts an older building for a lower price per square metre. The two goals do not combine in one flat: a flat that is let cannot be the basis of its owner's residence permit. Mahmutlar fits less well for a buyer who needs a property-based residence permit, since only 89 of the 642 flats for sale cleared the value test, or wants to live within walking distance of the old town.
Worked example: buying and letting a furnished 1+1 in Mahmutlar
A furnished one-bedroom flat bought at the October 2026 median asking price of TRY 4,350,000 and let at the median asking rent of TRY 25,000 a month would return about 5.3% 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.
| Line | Amount | Basis |
|---|---|---|
| Purchase price | TRY 4,350,000 | Median asking price, furnished 1+1, 13 October 2026 |
| Title deed fee (tapu harcı) | TRY 174,000 | 4% of the declared price; the law splits it 2% buyer and 2% seller, but buyers often pay all of it |
| Agent's fee | TRY 0 to 208,800 | Capped at 4% plus 20% VAT; often paid by the seller or developer |
| Total outlay | TRY 4,524,000 to 4,732,800 | About EUR 82,100 to 85,900 |
| Annual rent | TRY 300,000 | TRY 25,000 × 12 |
| Aidat | − TRY 30,000 | TRY 2,500 a month, median for a 1+1 rental listing |
| DASK earthquake insurance | − TRY 1,942 | Median policy in Antalya province, June 2026 |
| Property tax | − TRY 3,000 | 0.2% of the municipal value, assumed here to be TRY 1,500,000 |
| One month empty | − TRY 25,000 | One month's rent lost between tenants |
| Net annual income | TRY 240,058 | About EUR 4,360 |
At October 2026 prices, the net income of TRY 240,058 is 5.3% of a TRY 4,524,000 outlay and 5.1% of TRY 4,732,800 if the buyer also pays the maximum agent's fee. Smaller costs are left out: the land registry service charge, the sworn translator at the title deed office, furniture replacement and the income tax on the rent, which depends on the owner's tax residence. The property tax line is an assumption, because the municipal value of a flat is set by Alanya Municipality, not by the market.
How fast are Mahmutlar prices and rents moving?
Official figures do not go below the region: in the Antalya, Burdur and Isparta region, the TCMB house price index rose 19.5% and the new-tenant rent index 22.8% in the year to August 2026. Annual consumer price inflation was 31.51% in August 2026 according to TÜİK, so both figures were falls in real terms, of roughly 9% for prices and 7% for rents.
Neither TCMB nor TÜİK publishes an index for Alanya or for a single neighbourhood. The listing medians above are a snapshot of asking prices on one day, 13 October 2026, and will be refreshed in January 2027 with the same method, so the change in Mahmutlar itself can be measured from then on.