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

Tosmur is a coastal neighbourhood of Alanya, in Antalya province, about 5.3 km east of the city centre at Güller Pınarı, with the Dim Çayı (Dim River) on its south-eastern edge and Kestel across the river. On 14 October 2026 the 91 apartments for sale in Tosmur on Emlakjet had a median asking price of TRY 7,000,000, about EUR 127,000, and a median of TRY 65,424 per square metre, 4% below Oba and 12% above Mahmutlar measured the same way; two in three were two-bedroom flats. The stock is older and taller than Oba's: 86% of the flats for sale were in buildings more than five years old and 55% in blocks of nine to twelve storeys, and the 18 listings within 200 m of the sea asked about 72% more per square metre than those further back. Only 25 flats were advertised for long-term rent, at a median of TRY 26,000 a month; a furnished 2+1 showed a gross yield of about 5.5% and a worked net yield of about 4.6% after the title deed fee, service charge, insurance, property tax and a month without a tenant. Tosmur has never been on the Presidency of Migration Management's 2022 closures list, unlike Kestel, but a permit based on owning property needs a home worth at least USD 200,000 that the owner does not let, and only 27% of the flats for sale asked that much. Daily needs are met inside the neighbourhood, from the Thursday market on 9. Sokak to seven chain supermarkets, while the nearest state hospital is 2.3 km away in Oba.

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

Tosmur is a coastal neighbourhood (mahalle) of Alanya district in Antalya province, about 5.3 km by road east of Alanya city centre at Güller Pınarı and 36.9 km from Gazipaşa-Alanya Airport, according to OpenStreetMap routing measured on 15 October 2026. Tosmur lies between Oba to the west and Kestel to the east. On OpenStreetMap's boundary the Dim Çayı (Dim River) forms Tosmur's south-eastern edge for the last 1.5 km before it reaches the sea, so Kestel starts on the far bank, and the whole neighbourhood covers about 1.9 km².

Tosmur was a village until a government decision of 8 December 1998, published in the Official Gazette (Resmî Gazete) the next day, set up a municipality there under the name Tosmur. It stayed a town (belde) until Law 6360, the 2012 metropolitan municipality law, took effect at the March 2014 local elections and made it a neighbourhood of Alanya.

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. Some distances also change with direction, because of one-way streets and the divided D-400: the drive from Oba to Tosmur is 1.3 km, the drive back 2.6 km. The Alanya East Ring Road, opened between Hasbahçe and Mahmutlar on 20 December 2025, runs inland through tunnels at Oba (653 m) and Dim (1,692 m) 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.

Alanya's city buses charge a full fare of TRY 35 with a Kent Kart, the rechargeable transport card, under the tariff announced on 2 December 2025.

Who lives in Tosmur?

TÜİK, Turkey's statistics institute, counted 11,712 residents in Tosmur in its address-based population register at 31 December 2022, the most recent neighbourhood figure that could be retrieved in October 2026. That is about two fifths of neighbouring Oba's 28,864. The figure counts people whose registered address is in Tosmur, 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) does publish its 2022 closures list, and Tosmur is not named on it, while Kestel, across the Dim Çayı, is.

The sale listings point to furnished holiday flats more than family homes. Of the 91 apartments listed for sale on 14 October 2026, 61, or 67%, were offered furnished, and 79, or 87%, were described as empty, with 7 let to a tenant and 5 lived in by the owner. Even among flats in buildings more than five years old, 66 of 78 were empty at the time of sale. Oba, measured the same way, had 45% furnished and 88% empty, but two thirds of Oba's empty flats were in buildings up to five years old.

What do apartments in Tosmur cost to buy?

Apartments listed for sale in Tosmur on 14 October 2026 had a median asking price of TRY 7,000,000, about EUR 127,000, and a median of TRY 65,424 per gross square metre, about EUR 1,187. The medians come from all 91 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.

Two in three flats for sale in Tosmur are 2+1s, and flat size moves the asking price more than any other feature the listings record.

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 91.3% of the gross figure. The 3+1 line rests on nine listings, five of them described as on the seafront (denize sıfır), so it describes Tosmur's beachfront flats rather than a typical family flat.

Tosmur sits between Oba and Mahmutlar on price, measured the same way. The median price per square metre was TRY 65,424 in Tosmur on 14 October 2026, against TRY 68,149 in Oba the same day and TRY 58,289 in Mahmutlar on 13 October: 4% below Oba and 12% above Mahmutlar. A 2+1 in Tosmur asked 4.5% more than in Oba, and a 1+1 asked 22% more, partly because Tosmur's one-bedroom flats are larger, at a median 62.5 m² against 55 m².

Furniture adds less than the gap suggests. In October 2026, furnished 2+1 flats asked a median TRY 7,245,000 across 42 listings, against TRY 6,400,000 for 15 unfurnished ones, so furnished flats asked 13% more, but they were also younger, at a median 11 years against 16, and larger, at 120 m² against 110 m².

Listings posted since 1 July 2026 asked TRY 5,000,000 for a 1+1 and TRY 6,850,000 for a 2+1. Most listings were posted in 2026, but 13 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

Tosmur's stock is older than its neighbours': 78 of the 91 flats for sale, 86%, were in buildings more than five years old, against 36% in Oba and 60% in Mahmutlar, and only 4 were brand new.

The 11 to 15 year band alone held 38 listings, so the typical Tosmur flat for sale was finished between about 2011 and 2015. The 13 flats up to five years old asked about 53% more per square metre than that band, although so few listings make the newest lines indicative only.

Building age matters for earthquake safety as well as price. 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. In Tosmur, 60 of the 91 flats for sale, two in three, were in buildings at least 11 years old, finished by about 2015, so their permits predate the current code.

Near the sea or further back: the price gap

Flats within 200 m of the sea asked about 72% more per square metre than flats 200 m to 1 km back in October 2026. Of the 31 listings that gave a distance in the description, the 18 within 200 m asked a median TRY 112,900 per m², against TRY 65,714 for the 13 between 200 m and 1 km. None stated a distance of more than 1 km.

Age does not explain the premium. The seafront flats were older, at a median 11 years against 6, and only one of the 18 was in a building up to five years old. Height goes with the seafront instead: 14 of the 18 were in blocks of nine or ten storeys. Across the whole October 2026 sample, flats in buildings of nine to twelve storeys asked a median TRY 74,692 per m² against TRY 56,364 in lower buildings of the same median age; with the seafront listings left out, a 2+1 in a tall block still asked about 15% more.

What does rent cost in Tosmur?

Apartments in Tosmur listed for long-term rent on 14 October 2026 had a median asking rent of TRY 26,000 a month, about EUR 472, and TRY 25,000 for a 2+1. The medians come from all 25 Emlakjet rental listings in Tosmur that day, which makes Tosmur a small rental market: Oba had 84 rental listings between July and October 2026.

The 1+1 median sits above the 2+1 median because of furnishing, not size. Five of the eight one-bedroom flats were furnished, while ten of the seventeen two-bedroom flats were unfurnished, and in October 2026 a furnished 2+1 asked TRY 33,000, about EUR 599, against TRY 23,000 unfurnished, about EUR 417.

Rental listings in Tosmur stay up for weeks. All 18 Tosmur listings in the July to October 2026 sample used for the cost of living in Alanya were still advertised on 14 October, so either those flats stayed unlet for weeks or their listings stayed online after letting. Across all sizes, Tosmur asked a median TRY 273 per square metre of rent, the same as Mahmutlar's TRY 272 and below Oba's TRY 318.

Of the 25 rental listings, 19 were heated by air conditioning and 13 were inside a site (a gated residential complex). The 22 listings that stated an aidat, the monthly service charge, gave a median of TRY 1,550 in October 2026, with TRY 1,100 for a 2+1 across 15 listings. Of the 22 that stated a deposit, 18 asked for one month's rent.

What rental yield can a Tosmur apartment make?

A furnished two-bedroom flat in Tosmur showed a gross rental yield of about 5.5% at October 2026 asking prices and rents, a little below the 5.9% of the same flat in Oba. Gross yield here is twelve months of the median asking rent divided by the median asking price for the same type of flat.

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. Each rent rests on between 5 and 10 listings, so one new listing can move a line 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 further down runs those numbers for a furnished 2+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. In Tosmur, where 55% of the flats for sale are in blocks of nine to twelve storeys, that means the written agreement of every owner in a large building.

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 a Tosmur address in 2026?

Yes: Tosmur has never been on the Presidency of Migration Management's 2022 closures list, so the answer for a Tosmur 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 names Kargıcak, Mahmutlar, Kestel and Avsallar in Alanya and not Tosmur, and the copy attached to the Presidency's announcement, checked on 17 October 2026, is still the file dated 31 August 2022. 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 value test is the one most Tosmur 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 25 of the 91 flats for sale in Tosmur, 27%, asked that much, and only 12 of the 60 two-bedroom flats; 9 of the 25 were 3+1s, and 12 were described as within 200 m of the sea. A flat bought to let cannot also be the basis of its owner's permit.

The river still matters for the address. Kestel, on the far bank of the Dim Çayı, is still named on the 2022 list, and 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; no separate notice of the change has been published. A flat described as being in Tosmur should therefore be checked against the neighbourhood (mahalle) named on the title deed and in the national address register before any deposit is paid, and 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 Tosmur?

Tosmur is a neighbourhood of older, taller apartment blocks: more than half the flats for sale were in buildings of nine to twelve storeys, and 86% were in buildings more than five years old. The detail pages of the 91 sale listings on 14 October 2026 give the profile, and it is close to Mahmutlar's height profile and the opposite of Oba's.

Of the 91 Tosmur listings, 77 stated a lift, 74 a car park, open or covered, and 28 placed the flat inside a site. None gave natural gas as the heating. The 28 sale listings that stated an aidat in October 2026 gave a median of TRY 1,500 a month, against TRY 2,100 in Oba.

The title type is where Tosmur's older stock helps a buyer. Of the 48 listings that stated the title as either kat irtifakı or kat mülkiyeti, only 14, or 29%, 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 most Tosmur flats on offer already carry the full title. The flip side is maintenance: a block finished around 2012 is about 14 years old, so the state of the lift, roof and pool, and the size of the building's reserve fund, are worth asking about. Where the seller is a foreign owner, the sale carries its own checks, set out under buying a resale flat from a foreign owner.

What is daily life like in Tosmur?

Daily life in Tosmur is compact: the beach, the Thursday market, a primary school, a post office, four pharmacies and seven chain supermarkets are all inside the neighbourhood, while the nearest state hospital and high school are just across the boundary in Oba. The places below are those recorded on OpenStreetMap in October 2026, with road distances from the centre of Tosmur.

• The weekly market: Tosmur's open-air market (pazar) is held on Thursdays on 9. Sokak, behind the Cumhuriyet police station, 1.2 km away. OpenStreetMap gives its hours as 09:00 to 19:00, and market listings for Alanya published in 2020 and 2021 give the same day and street. The nearest other markets are Oba's on Mondays and Cikcilli's on Saturdays.
• The sea: Tosmur's beach runs along Ahmet Tovuş Bulvarı, 0.8 km from the centre, and the Dim Çayı reaches the sea at the neighbourhood's south-eastern corner.
• Healthcare: there is no hospital inside Tosmur. ALKÜ Alanya Training and Research Hospital, the state teaching hospital, is 2.3 km away in Oba, and the family health centre (aile sağlığı merkezi) nearest on the map, where family doctors practise, is on the Kestel side of the river, 2.2 km by road. OpenStreetMap records four pharmacies inside Tosmur.
• Shopping: OpenStreetMap records seven chain supermarket branches inside Tosmur (two Migros, two A101, two Şok and one BİM), and the Alanyum shopping centre is 2.7 km away.
• Schools: Tosmur has a primary school, and the nearest state high school, Oba Nazmi Yılmaz Anadolu Lisesi, is just over the boundary in Oba.
• The Dim valley: the D-400 crosses the Dim Çayı 0.9 km from the centre, and the Dim Cave (Dim Mağarası) is 8.8 km up the valley road.

Utility tariffs and supermarket prices are the same as elsewhere in Alanya, so the monthly budgets worked out for the cost of living in Alanya apply in Tosmur too; rent is the line that changes.

What are the downsides of living in Tosmur?

The main downsides of Tosmur are an older building stock, tall blocks that make shared decisions harder, a thin rental market, a steep price for the seafront, and a residence permit value test that most flats for sale fail. None of them rules Tosmur out, but each changes what a buyer should check.

• Older buildings: 86% of the flats for sale were in buildings more than five years old, and two in three in buildings finished by about 2015, before the current earthquake code; repair costs and the building's permit date both need checking.
• Tall blocks: 55% were in buildings of nine to twelve storeys, so a short holiday let, which needs every owner's consent under Law 7464, is harder to arrange than in a small block.
• Few tenants on offer: only 25 flats were advertised for long-term rent on 14 October 2026, and all 18 Tosmur listings posted between July and early October were still advertised that day.
• Seafront premium: flats within 200 m of the sea asked about 72% more per square metre than those further back.
• Residence permits: Tosmur has never been on the 2022 closures list, but 73% of the flats for sale on 14 October 2026 asked less than the USD 200,000 a property-based permit needs, and Kestel, across the river, is still named on it.
• Services outside the boundary: the nearest hospital, state high school and family health centre are just outside Tosmur, in Oba or Kestel.

Each of these can be checked before an offer is made. The occupancy permit and the title type are among the checks set out for a property viewing trip to Alanya, and both are easier to obtain while the seller still wants the sale.

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

Tosmur suits buyers who want an established complex with a pool near the sea, on full condominium title, a few minutes from Oba's hospital and shops, at a price per square metre between Oba's and Mahmutlar's. It also suits buyers who need a residence permit at the address and can spend more than the USD 200,000 required in October 2026; Tosmur, Oba and Demirtaş are the three of the five neighbourhoods compared that have never been on the 2022 closures list, so for them the answer does not depend on how the closure is worded.

Sale prices were sampled for Tosmur and Oba on 14 October, for Mahmutlar on 13 October, for Kestel on 21 October and for Demirtaş on 22 October 2026. Tosmur's rents are all 25 listings live on 14 October 2026 and Demirtaş's all 10 live on 22 October 2026; the other three come from listings posted between July and October 2026, and "too few" means fewer than ten listings of that size. Distances to the city centre are measured to the same point at Güller Pınarı. The closures list still names Kestel and Mahmutlar, but since the 2026 change the Presidency's national announcement no longer lists residence permits among the procedures it covers.

On these figures Tosmur fits a buyer who values a short walk to the sea and a finished, titled building over a new one, and a landlord willing to furnish a 2+1, which lifts the gross yield from 4.3% to 5.5%. It fits less well for a buyer who wants a new building, since only 13 of the 91 flats for sale were up to five years old, for a buyer on the tightest budget, who will find Mahmutlar and Demirtaş about 11% and 12% cheaper per square metre, or for an investor planning short holiday lets in a large block.

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

A furnished two-bedroom flat bought at the October 2026 median asking price of TRY 7,245,000 and let at the median asking rent of TRY 33,000 a month would return about 4.6% a year net, before income tax, if the buyer pays the whole title deed fee and no agent's fee. The calculation uses the medians from the listing samples and the fees in force in 2026, set out in full under buying costs in Turkey. A 2+1 is used because two in three flats for sale in Tosmur are 2+1s.

At October 2026 prices, the net income of TRY 342,858 is 4.6% of a TRY 7,534,800 outlay and 4.3% of TRY 7,882,560 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 a furnished 1+1 in Oba gave 5.9%, because that flat cost 41% less than Tosmur's furnished 2+1 but let for only 20% less.

How fast are Tosmur 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 Oba and Mahmutlar, so the change in Tosmur itself can be measured from then on.