Property in Kargıcak

Kargıcak, Alanya: Hillside Villas and Homes by the Sea

Kargıcak starts where Mahmutlar ends, about 16 km east of Alanya centre on the road to Gazipaşa. It used to be a small town with its own municipality. The permanent population is small, around 5,300, and it doubles or triples in summer. There is 4.5 km of coastline, and above it, on the Taurus foothills, villas with pools look out over the whole Alanya bay. Prices per square metre rose 29% over the past year, one of the fastest increases in Alanya.

Kargıcak at a glance (October 2026)

Emlakjet data, October 2026. Euro amounts use about 55.3 TL per €1.

Two sides of Kargıcak

By the sea, Kargıcak feels like a calmer continuation of Mahmutlar: complexes with pools, a beach and hotels. This is where you find frontline apartments, such as a 76 m² one-bedroom right on the beach listed at 8 million TL.

Above the D-400 highway the district changes. Winding roads climb through banana and avocado groves to detached villas and small gated clusters of 5–20 houses. From up here you see the sea, Mahmutlar and, on clear days, Alanya Castle. This hillside is what makes Kargıcak popular with premium buyers.

Villas

Kargıcak is one of Alanya's main villa districts. Sample 2026 listings:

• a furnished 255 m² four-bedroom with panoramic sea views: 12.8 million TL;
• a 330 m² four-bedroom in a gated complex with parking: 15.1–15.4 million TL;
• a 300 m² villa with sea and nature views: 17 million TL;
• a 355 m² three-bedroom with a private pool: 33 million TL;
• a 300 m² four-bedroom duplex with a private pool and panoramic views: 33.5 million TL.

The spread is wide, driven by altitude, view, plot size and age. Villas on their own title (müstakil tapulu) command more than villas in a complex with shared land. For buyers who want to build, plots zoned for villas average about 16,700 TL per m².

Apartments and complexes

Known complexes in the area include:

• Gold City: a large hotel-style complex selling one-bedroom apartments from 45 m² with access to hotel facilities;
• Konak Seaside: a premium complex where a 250 m² three-bedroom duplex is listed at 20.2 million TL;
• Yıldırım Royal: a completed complex of 156 apartments;
• Monarch Premium Deluxe and Eco Marin, which also appear regularly in listings.

Apartments are much cheaper than villas: a 60 m² one-bedroom for 4.4 million TL, a furnished 80 m² two-bedroom for 5.2 million TL. Some listings are marked as eligible for citizenship by investment (vatandaşlığa uygun), meaning their price clears the programme's threshold.

Schools

Kargıcak has Kargıcak İlkokulu, a primary school dating back to 1915, Kargıcak Ortaokulu with around 520 pupils, and the vocational Kargıcak Mesleki ve Teknik Anadolu Lisesi. Other state schools are in Mahmutlar; private schools are in Oba, 25–30 minutes by car.

Everyday life

There are supermarkets, pharmacies and cash machines, but for bigger shopping, doctors and the weekly market residents drive five minutes to Mahmutlar. City buses run along the main road to Alanya centre every 10 minutes. Up on the hillside, you need a car.

Six to seven kilometres east, in the Seki quarter, are the ruins of ancient Syedra with its colonnaded street and mosaics, and the road to Sapadere Canyon begins nearby.

Property prices (October 2026)

The average asking price for apartments is 73,100 TL per m², about €1,320, up 29.1% over the year.

Kargıcak costs about 23% more than Mahmutlar but noticeably less than Tepe and Bektaş, where buyers pay for villas with castle views.

Rental returns

Long-term lets yield about 4.8% gross, with a payback of around 21 years. Villas here are more often let by the night or week to families and groups: a villa with a pool and sea view books well in season. Short-term letting requires a permit from the Ministry of Culture and Tourism.

Residence permits

Kargıcak was closed to new residence permit applications from July 2022, together with Mahmutlar, Kestel and Avsallar. In June 2026 it was reopened for applications through e-İkamet. We check the status on the date of purchase.

Who Kargıcak suits

Buyers looking for a villa with a pool and sea view who do not need to live in town. People who want quiet with Mahmutlar five minutes away. Investors betting on price growth, after a 29% rise in a year.

For a villa closer to the centre with a castle view, look at Tepe and Bektaş. For a beachside apartment with everything within walking distance, Mahmutlar is the better fit.

Frequently asked questions about Kargıcak

How much does a villa in Kargıcak cost? In 2026 listings, four-bedroom villas start at about 12.8 million TL, and villas with a private pool and panoramic views from about 30 million TL.

How much does an apartment in Kargıcak cost? As of October 2026, the average asking price is 73,100 TL per m². One-bedrooms start at 4.4 million TL, frontline apartments at about 8 million TL.

How far is Kargıcak from Alanya centre? About 16 km, 20–25 minutes by car. Gazipaşa-Alanya Airport is about 25 km away.

Can I get a residence permit if I buy in Kargıcak? Yes. Since June 2026, Kargıcak accepts residence permit applications again through e-İkamet.

What schools are in Kargıcak? Kargıcak İlkokulu, Kargıcak Ortaokulu and a vocational high school. Private schools are in Oba.

Do I need a car in Kargıcak? By the sea you can rely on buses every 10 minutes. On the hillside, where the villas are, you need a car.