An Analytical Market Overview by Riviera Homes

Alanya is one of the most attractive coastal regions in Turkey, located on the shores of the Mediterranean Sea. This vibrant city has become not only a popular holiday destination, but also a permanent residence for many foreign nationals. With its mild climate, expanding infrastructure, and a wide selection of real estate, Alanya offers excellent opportunities for both living and investment.

Riviera Homes presents an overview of the key characteristics of the local property market, including property types, infrastructure standards, legal frameworks, and current trends.

Why Alanya Is an Ideal Location

Although administratively part of Antalya Province, Alanya has long been considered an independent economic and cultural hub. The district is home to over 360,000 residents, with approximately 10% being foreign nationals who have chosen Alanya as their permanent residence.

Key advantages of Alanya include:

• Developed urban and tourism infrastructure, including public and private schools, hospitals, universities, and shopping malls.

• Convenient transportation links, with Gazipaşa-Alanya International Airport just 40 minutes away.

• Unique natural environment: a long coastline with 68 Blue Flag beaches — the highest number in Turkey.

• Continuous urban development and increasing investment appeal.

• Opportunity to obtain Turkish residency and citizenship through property investment.

Modern Living in Residential Complexes

The majority of new developments in Alanya are delivered in the form of secure, gated communities known as “residences.” These are multi-unit buildings with a broad range of in-house amenities, offering residents a resort-like lifestyle. Typical features include:

• Indoor and outdoor swimming pools;

• Fitness centers, hammam, sauna, and steam rooms;

• Children’s play areas and sports courts;

• Security personnel, CCTV systems;

• Backup generators, on-site parking, and lounge areas.

All of these amenities are covered by a monthly maintenance fee known as "aidat". For a 1+1 apartment, the average monthly fee ranges from €40 to €80 depending on the scale and class of the complex.

Features of Apartments in New Developments

A major advantage of buying property on the primary market is that apartments are delivered with full interior finishing — a standard feature in Turkish construction. This typically includes:

• Painted walls;

• Flooring (laminate or ceramic tile);

• Fully fitted bathrooms;

• Built-in kitchens and cabinetry.

Some developers also offer packages that include home appliances. Through Riviera Homes, buyers can benefit from special offers on furnishing and interior design packages.

Popular Layouts

The most common apartment layouts on the market are:

• 1+1 – One bedroom and a living room with open-plan kitchen;

• 2+1, 3+1 – Suitable for family living;

• Duplexes – Two-story apartments, often located on the upper or garden floors;

• Garden apartments (bahçe kat) – With direct access to a private or shared garden;

• Terrace apartments and penthouses – Offering panoramic sea or mountain views.

Your layout choice will depend on your purpose: full-time living, vacation use, rental income, or long-term investment.

The Resale Market: Advantages and Risks

Alanya's resale market offers spacious properties with larger balconies and non-standard layouts. These units are often found in established residential neighborhoods such as Oba, Tosmur, Mahmutlar, Avsallar, and central Alanya. Many are sold fully furnished and ready for immediate occupancy.

However, purchasing a resale property requires careful due diligence:

• Assess the condition of the building (roof, elevators, facade, utilities);

• Verify the legal status of the property;

• Check whether the amenities listed are operational;

• Investigate any outstanding debts (aidat or taxes).

Riviera Homes offers professional support for these evaluations as part of our full-service purchase process.

Floor Numbering and Apartment Positions

In Turkish construction, the following designations are common:

• “Giriş kat” – Entrance level or ground floor;

• “Yüksek giriş” – Elevated first floor, often preferred;

• “Ara kat” – Mid-floor levels, considered most desirable;

• “Çatı kat” – Top floor, often designed as duplexes.

Budget-friendly options may be located on semi-basement levels (bodrum kat), which are generally not recommended for permanent living. Garden-level units remain popular among buyers who prefer access to green space.

Legal Status and Secure Transactions

Property in Turkey is rarely sold directly by private owners. Most transactions are conducted through agencies. Choosing a licensed and trustworthy agency is essential to avoid legal complications.

Riviera Homes ensures:

• Comprehensive legal checks on title deeds;

• Coordination with notaries, title registries, and banks;

• Utility registration and tax documentation;

• Services of licensed attorneys and sworn translators;

• Post-sale support, including furnishing, rental, and property management.

All transactions are handled transparently and in full compliance with Turkish regulations.

Residency and Citizenship Options

Foreign buyers in Turkey may qualify for:

• Residence permits — available regardless of the property type;

• Citizenship by investment — available for properties valued at $400,000 or more, subject to legal requirements.

The Riviera Homes legal department offers complete support for residence applications, citizenship acquisition, power of attorney, family registrations, and tax compliance.

Final Thoughts

Buying property in Alanya is more than acquiring square meters by the sea — it's about gaining access to a higher quality of life, solid investment potential, and a secure lifestyle in one of the most welcoming regions of the Mediterranean.

If you're considering purchasing a property in Alanya, the team at Riviera Homes is ready to assist you with tailored property selections, legal support, and expert guidance.

Riviera Homes — Where Coastal Elegance Meets Real Estate Excellence
Your trusted partner in Mediterranean property.