Oba is a neighbourhood of Alanya, in Antalya province, about 4.6 km east of the city centre at Güller Pınarı, with the district's state teaching hospital inside it and the municipality's main building 1.9 km away. On 14 October 2026 the 374 apartments for sale on Emlakjet had a median asking price of TRY 4,082,500 (about EUR 74,100) for a one-bedroom flat and TRY 6,700,000 (about EUR 121,600) for a two-bedroom flat, and a median of TRY 68,149 per square metre, 17% more than Mahmutlar measured the same way a day earlier. Long-term rents between July and October 2026 had a median of TRY 20,000 a month for a one-bedroom flat, most of them unfurnished, and TRY 33,750 for a two-bedroom flat; a furnished one-bedroom flat showed a gross yield of about 7.4% and a worked net yield of about 5.9% after the title deed fee, service charge, insurance, property tax and a month without a tenant. The stock is young and low: 64% of the flats for sale were in buildings up to five years old and 90% in blocks of four or five storeys, while the 16 listings within 200 m of the sea asked about 48% more per square metre than those more than 1 km back, almost all of them in older buildings. Oba has never been on the Presidency of Migration Management's 2022 closures list, which names Mahmutlar, Kestel, Kargıcak and Avsallar in Alanya, but a permit based on owning property needs a home worth at least USD 200,000 that the owner does not let, and only 26% of the flats for sale asked that much. Half of the listings that stated a title type were still on kat irtifakı, the construction-stage title that usually means no occupancy permit is on record.
Where is Oba, and how far is it from Alanya centre and the airports?
Oba is a neighbourhood (mahalle) of Alanya district in Antalya province, about 4.6 km by road east of Alanya city centre at Güller Pınarı and 37.8 km from Gazipaşa-Alanya Airport, according to OpenStreetMap routing measured on 14 October 2026. Oba became a town (belde) with its own municipality in 1999 and was folded into Alanya as a neighbourhood when Law 6360, the 2012 metropolitan municipality law, took effect at the March 2014 local elections. Alanya Municipality's main building now stands 1.9 km from the centre of Oba, at Eğri Köprü Caddesi in neighbouring Cumhuriyet.
The same routing gives the distances a resident actually drives.
| From the centre of Oba to | Road distance | Drive time without traffic |
|---|---|---|
| Tosmur (next neighbourhood to the east) | 1.3 km | 2 minutes |
| ALKÜ Alanya Training and Research Hospital | 1.7 km | 4 minutes |
| Alanya Municipality main building, Cumhuriyet | 1.9 km | 3 minutes |
| Alanyum shopping centre | 2.1 km | 3 minutes |
| Cikcilli | 2.8 km | 3 minutes |
| Alanya city centre (Güller Pınarı) | 4.6 km | 6 minutes |
| Kestel | 4.9 km | 5 minutes |
| Başkent University hospital, Saray | 5.5 km | 7 minutes |
| Mahmutlar | 7.7 km | 8 minutes |
| Alanya Castle | 8.5 km | 14 minutes |
| Gazipaşa-Alanya Airport (GZP) | 37.8 km | 37 minutes |
| Antalya Airport (AYT) | 133.7 km | about 104 minutes |
The drive times are free-flow estimates from the routing engine, so summer traffic adds to every line. The new Alanya East Ring Road, whose first 12 km from Hasbahçe to Mahmutlar the Ministry of Transport opened on 20 December 2025, passes Oba through a 653 m twin-tube tunnel and gives through traffic a bypass of the coastal D-400. A separate motorway is being built from Antalya toward Alanya and is set out under the Antalya-Alanya highway.
City buses run between Oba and the centre of 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 Oba?
TÜİK, Turkey's statistics institute, counted 28,864 residents in Oba in its address-based population register at 31 December 2022, the most recent neighbourhood figure that could be retrieved in October 2026. The figure counts people whose registered address is in Oba, 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. What the Presidency of Migration Management (Göç İdaresi Başkanlığı) does publish is its 2022 closures list, the neighbourhoods closed to certain new registrations of foreigners, and Oba has never been on it.
The sale listings say little about who lives in Oba year-round, because most of what is for sale is new. Of the 374 apartments listed on 14 October 2026, 328, or 88%, were described as empty, 30 as lived in by the owner and 16 as let to a tenant. In buildings up to five years old the empty share was 91%, against 82% in older buildings, where more of the flats for sale were lived in by their owners or let.
What do apartments in Oba cost to buy?
Apartments listed for sale in Oba on 14 October 2026 had a median asking price of TRY 6,500,000, about EUR 117,900, and a median of TRY 68,149 per gross square metre, about EUR 1,237. The medians come from 374 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 55.1128 in the Central Bank of the Republic of Türkiye (TCMB) bulletin of 13 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. Current properties for sale in Oba are listed separately.
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 | 118 | TRY 4,082,500 | TRY 3,490,000 to 5,280,000 | 55 m² | TRY 74,700 | EUR 74,100 |
| 2+1 | 162 | TRY 6,700,000 | TRY 5,700,000 to 8,750,000 | 110 m² | TRY 64,226 | EUR 121,600 |
| 3+1 | 54 | TRY 12,050,000 | TRY 8,500,000 to 14,000,000 | 160 m² | TRY 67,229 | EUR 218,600 |
| 4+1 | 22 | TRY 9,860,000 | TRY 8,500,000 to 11,375,000 | 177.5 m² | TRY 56,583 | EUR 178,900 |
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 90.9% of the gross figure. The 3+1 line sits above the 4+1 line partly because the 3+1 flats are newer: 29 of the 54 were in buildings up to five years old, against 6 of the 22 4+1 listings.
Oba costs more than Mahmutlar, measured the same way. The median price per square metre in Oba was TRY 68,149 on 14 October 2026, against TRY 58,289 in Mahmutlar on 13 October, 17% more; the gap was 5% for a 1+1 and 13% for a 2+1.
Furniture moves the price as well. In October 2026, furnished 1+1 flats asked a median TRY 4,300,000 across 49 listings, against TRY 3,750,000 for 57 unfurnished ones, 15% more. Furnished 2+1 flats asked TRY 8,125,000 against TRY 6,100,000 unfurnished, a gap of 33% that furniture alone does not explain: most furnished 2+1 listings were in buildings older than five years, and in Oba the older buildings are the ones nearer the sea.
Listings posted since 1 July 2026 asked TRY 4,257,500 for a 1+1 and TRY 6,762,500 for a 2+1. Most listings were posted in 2026, but 51 had been online since 2025 or earlier, and a flat still listed after a year has not sold at its asking price.
How building age changes the price
Oba's stock is young: 239 of the 374 listings, 64%, were in buildings up to five years old, including 86 brand-new flats, 81 of them ready to move into and 5 still under construction.
| Building age | Listings | Median price per m² | In euros | Median asking price |
|---|---|---|---|---|
| New (completed or under construction) | 86 | TRY 66,056 | EUR 1,199 | TRY 5,300,000 |
| 1 to 5 years | 153 | TRY 73,684 | EUR 1,337 | TRY 6,152,000 |
| 6 to 10 years | 57 | TRY 70,408 | EUR 1,278 | TRY 9,970,000 |
| 11 to 15 years | 41 | TRY 66,364 | EUR 1,204 | TRY 8,500,000 |
| 16 to 20 years | 26 | TRY 53,708 | EUR 975 | TRY 6,595,000 |
| 21 years or more | 11 | TRY 49,565 | EUR 899 | TRY 5,700,000 |
A flat in a building more than 20 years old asked about 33% less per square metre than one in a building one to five years old, although only 11 such listings appeared. Brand-new flats asked slightly less per square metre than flats one to 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.
Near the sea or further back: the price gap
Unlike in Mahmutlar, being close to the sea carries a clear premium in Oba, although few listings state the distance. Of the 57 listings on 14 October 2026 that gave a distance in the description, the 16 within 200 m of the sea asked a median TRY 95,167 per m², against TRY 64,242 for the 25 more than 1 km back, about 48% more. The premium holds despite age: only one of the 16 seafront listings was in a building up to five years old, while 21 of the 25 listings more than 1 km back were. The new blocks that make Oba look young stand mostly in the streets behind the coast, and a buyer who wants both a new building and a short walk to the beach pays for both.
What does rent cost in Oba?
Apartments in Oba listed for long-term rent between 1 July and 8 October 2026 had a median asking rent of TRY 20,000 a month for a 1+1 and TRY 33,750 for a 2+1, about EUR 363 and EUR 612. The medians come from 84 Emlakjet listings in Oba, 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 | 50 | TRY 20,000 | TRY 16,000 to 26,000 | TRY 26,500 (18 listings) | TRY 16,500 (32 listings) |
| 2+1 | 23 | TRY 33,750 | TRY 25,000 to 45,000 | TRY 40,000 (13 listings) | TRY 31,875 (10 listings) |
Oba's rental market is the reverse of Mahmutlar's. Most one-bedroom flats on offer in Oba were unfurnished, 32 of 50, which pulls the 1+1 median down to TRY 20,000, while a 2+1 asked TRY 33,750 against TRY 25,000 in Mahmutlar between July and October 2026. Across all sizes, Oba asked a median TRY 318 per square metre of rent against TRY 272 in Mahmutlar.
Of the 84 rental listings, 72 were heated by air conditioning and 32 were inside a site (a gated residential complex). The 53 listings that stated an aidat, the monthly service charge, gave a median of TRY 2,000 between July and October 2026, with TRY 2,000 for a 1+1 and TRY 1,500 for a 2+1. Of the 49 that stated a deposit, 35 asked for one month's rent.
What rental yield can an Oba apartment make?
A furnished one-bedroom flat in Oba showed a gross rental yield of about 7.4% 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 26,500 | TRY 4,300,000 | 7.4% |
| Unfurnished 1+1 | TRY 16,500 | TRY 3,750,000 | 5.3% |
| Furnished 2+1 | TRY 40,000 | TRY 8,125,000 | 5.9% |
| Unfurnished 2+1 | TRY 31,875 | TRY 6,100,000 | 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 1+1 and both 2+1 lines rest on between 10 and 18 rental listings each.
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. 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.
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%.
Can foreigners get a residence permit for an Oba address in 2026?
Yes: Oba has never been on the Presidency of Migration Management's 2022 closures list, so the answer for an Oba address does not depend on how the closure is worded, 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. The list, dated 31 August 2022 and still attached to the Presidency's closures page when checked on 17 October 2026, names Kargıcak, Mahmutlar, Kestel and Avsallar in Alanya and not Oba.
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 four Alanya neighbourhoods are still named on the list. For an Oba address the change makes no difference, because the closure never applied.
The value test is the one most Oba flats fail. 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, 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 13 October 2026, TRY 49.2794, the threshold was about TRY 9,856,000. Only 99 of the 374 flats for sale in Oba, 26%, asked that much; the median 3+1 did, at TRY 12,050,000, while the median 1+1 and 2+1 were far below it. 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 list, and what it covers, can change by administrative decision, as it did in 2022 and again in 2026. 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 application itself works is set out under residence permit.
What is the housing stock like in Oba?
Oba is a neighbourhood of low-rise apartment blocks, mostly four or five storeys, heated by air conditioning, with a pool mentioned in four out of five listings. The detail pages of the 374 sale listings on 14 October 2026 give the profile, and the height profile is the clearest difference from Mahmutlar, where half the flats for sale were in buildings of nine to twelve storeys.
| What the listing states | Listings | Share of 374 |
|---|---|---|
| Building of four or five storeys | 338 | 90% |
| Building of nine to twelve storeys | 5 | 1% |
| Air conditioning as the heating | 342 | 91% |
| Underfloor heating | 15 | 4% |
| A pool mentioned in the description | 300 | 80% |
| Flat inside a site (gated complex) | 143 | 38% |
| Furnished | 170 | 45% |
| Unfurnished | 170 | 45% |
The 89 sale listings that stated an aidat in October 2026 gave a median of TRY 2,100 a month.
The title type is the line a buyer should check first. Of the 266 listings that stated the title as either kat irtifakı or kat mülkiyeti, 134, or 50%, 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. In a neighbourhood where most of the stock is new, that share is expected, 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 Oba?
Daily life in Oba sits close to the district's main services: the state teaching hospital is inside the neighbourhood, and the municipality's main building and the Alanyum shopping centre are each about 2 km away.
- Healthcare: ALKÜ Alanya Training and Research Hospital, the state teaching hospital, is 1.7 km from the centre of Oba, and Başkent University's private hospital in Saray is 5.5 km away.
- Shopping: the Alanyum shopping centre on Keykubat Bulvarı is 2.1 km away. Oba's weekly open-air market (pazar) is held on Mondays on Hacıkadiroğlu Caddesi, next to the Hacıkadiroğlu primary school, according to Alanya market listings published in 2020 and 2021, and listings for flats in Oba give the same day. The nearest other markets are Tosmur's on Thursdays and Cikcilli's on Saturdays.
- Schools: state schools run by the Ministry of National Education operate inside the neighbourhood, including Oba Nazmi Yılmaz Anadolu Lisesi, a state high school.
- The sea: Oba reaches inland from the coast, and only 16 of the 57 sale listings that stated a distance to the sea were within 200 m of it, while 25 were more than 1 km back.
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 Oba too; rent is the line that changes.
What are the downsides of living in Oba?
The main downsides of Oba are its price, which is higher than in the eastern neighbourhoods, the cost of combining a new building with a seafront position, a residence permit value test that three quarters of the flats for sale fail, and a large share of flats still on construction-stage title. None of them rules Oba out, but each changes what a buyer should check.
- Price: Oba asked about 17% more per square metre than Mahmutlar in October 2026.
- Seafront or new, rarely both: the 16 listings within 200 m of the sea asked about 48% more per square metre than those more than 1 km back, and all but one were in buildings older than five years.
- Residence permits: Oba has never been on the closures list, but 74% of the flats for sale on 14 October 2026 asked less than the USD 200,000 a property-based permit needs.
- Title and permits: 50% of the listings that stated a title type gave kat irtifakı, so the occupancy permit needs checking building by building.
- Empty new blocks: 91% of the flats for sale in buildings up to five years old were described as empty, which suggests many new blocks are still filling up.
Who is Oba right for, and how does it compare with Mahmutlar, Kestel and Tosmur?
Oba suits buyers who want a newer, low-rise building close to the hospital, the municipality and the city centre, and buyers who need a residence permit at the address, as long as the flat clears the USD 200,000 test in force in October 2026 and is not let. Oba, Tosmur and Demirtaş are the three of the five neighbourhoods compared that have never been on the 2022 closures list, so their answer does not depend on how the closure is worded. The listing samples put the five side by side.
| Neighbourhood | Median asking price per m², October 2026 | Median asking rent, all sizes | Median 1+1 rent | Median 2+1 rent | Rental listings | To Alanya city centre | To Gazipaşa airport | Named on the 2022 closures list |
|---|---|---|---|---|---|---|---|---|
| Oba | TRY 68,149 | TRY 25,000 | TRY 20,000 | TRY 33,750 | 84 | 4.6 km | 37.8 km | No |
| Tosmur | TRY 65,424 | TRY 26,000 | too few | TRY 25,000 | 25 | 5.3 km | 36.9 km | No |
| Kestel | TRY 75,909 | TRY 30,000 | TRY 25,000 | TRY 32,000 | 47 | 8.6 km | 33.9 km | Yes |
| Mahmutlar | TRY 58,289 | TRY 25,000 | TRY 24,500 | TRY 25,000 | 89 | 11.6 km | 31.3 km | Yes |
| Demirtaş | TRY 57,556 | TRY 18,500 | too few | too few | 10 | 24.9 km | 22.6 km | No |
Sale prices were sampled for Oba and Tosmur on 14 October, for Mahmutlar on 13 October, for Kestel on 21 October and for Demirtaş on 22 October 2026. Rents for Oba, Kestel and Mahmutlar come from listings posted between July and October 2026, Tosmur's from all 25 listings live on 14 October 2026 and Demirtaş's from all 10 live on 22 October 2026; "too few" means fewer than ten listings of that size. Distances to the city centre are measured to Güller Pınarı. Kestel and Mahmutlar are still named on the closures list, but since the 2026 change the Presidency's national announcement no longer lists residence permits among the procedures it covers.
On these figures Oba fits a family renting or buying a 2+1, the size for which Oba's rents most exceed Mahmutlar's, and a landlord letting a furnished 1+1, the combination with the highest gross yield. A flat that is let cannot be the basis of its owner's residence permit, so the two goals do not combine in one flat. Oba fits less well for a buyer on the tightest budget, who will find Mahmutlar and Demirtaş about 14% and 16% cheaper per square metre, or one who wants a high-rise flat with a wide sea view.
Worked example: buying and letting a furnished 1+1 in Oba
A furnished one-bedroom flat bought at the October 2026 median asking price of TRY 4,300,000 and let at the median asking rent of TRY 26,500 a month would return about 5.9% 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 4,300,000 | Median asking price, furnished 1+1, 14 October 2026 |
| Title deed fee (tapu harcı) | TRY 172,000 | 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 206,400 | Capped at 4% plus 20% VAT; often paid by the seller or developer |
| Total outlay | TRY 4,472,000 to 4,678,400 | About EUR 81,100 to 84,900 |
| Annual rent | TRY 318,000 | TRY 26,500 × 12 |
| Aidat | − TRY 24,000 | TRY 2,000 a month, median for a 1+1 rental listing in Oba |
| 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 26,500 | One month's rent lost between tenants |
| Net annual income | TRY 262,558 | About EUR 4,760 |
At October 2026 prices, the net income of TRY 262,558 is 5.9% of a TRY 4,472,000 outlay and 5.6% of TRY 4,678,400 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. The same calculation for Mahmutlar in October 2026 gave 5.3%, because the furnished 1+1 there asked a similar price but a lower rent.
How fast are Oba 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, 14 October 2026, and will be refreshed in January 2027 with the same method used for Mahmutlar, so the change in Oba itself can be measured from then on.