Property in Mahmutlar

Mahmutlar, Alanya: A Buyer's Guide to the District

Mahmutlar is the most populated district of Alanya, with 51,222 registered residents at the end of 2025 (TÜİK). It sits on the coast about 12 km east of Alanya centre, between Kestel and Kargıcak. It has the largest choice of resale and new-build apartments in Alanya, and prices per square metre are below most neighbouring districts. This guide covers prices, rental returns, schools, complexes and the residence permit status for foreign buyers.

Mahmutlar at a glance (October 2026)

Prices and rents are from the Emlakjet property portal on 2 October 2026. Euro figures use a rate of about 55.3 TL per €1.

Location and getting around

Mahmutlar stretches for several kilometres along the sea and climbs towards the Taurus foothills. The D-400 coastal highway runs through it, linking it to Alanya centre to the west and Gazipaşa to the east. Barbaros Caddesi, parallel to the highway, is the main shopping street.

Municipal buses run to Alanya centre throughout the day, and the trip takes 20–30 minutes depending on traffic. For flights, the closest option is Gazipaşa-Alanya Airport, about 31 km away, served by domestic and some seasonal European routes. Most international flights land at Antalya Airport, 135–138 km away, roughly a two-hour transfer.

Beaches and the seafront

Mahmutlar has one of the longest stretches of coastline in Alanya. A seafront promenade with a cycle path, cafés and access to public beaches runs along it. The beaches are wide, a mix of sand and pebbles, with a gradual entry into the water.

One practical point for buyers: in most of Mahmutlar, the D-400 highway separates the residential area from the beach. Complexes between the highway and the sea command a premium. Apartments further up the slope are cheaper and often have open views of both the sea and the mountains.

Daily life: shops, markets and healthcare

Barbaros Caddesi and nearby streets cover everyday needs: chain supermarkets including Migros, small shopping centres, banks, notaries, vet clinics, gyms and restaurants. Many shops have signs and menus in English and Russian, and a large international community has made the district easy to settle into.

Two weekly markets are registered with Turkey's Ministry of Trade: a Tuesday market in the Cumhuriyet quarter and a Saturday market in the Yeni Mahalle quarter. They sell fresh produce, cheese, olives, textiles and household goods.

For healthcare, Mahmutlar Semt Polikliniği is a district outpatient clinic of the state Alanya Training and Research Hospital (Alanya Eğitim ve Araştırma Hastanesi). It treats Turkish citizens and insured foreigners. The main hospital building and the larger private hospitals are in Alanya centre and in Oba.

Schools and kindergartens

Every stage of state education is available within Mahmutlar:

• primary schools (ilkokul): Mahmutlar İlkokulu, Mahmutlar Halil Ülker İlkokulu, Mahmutlar 50. Yıl Ahmet Keşoğlu İlkokulu, Mahmutlar Kılıçaslan İlkokulu, Mahmutlar Selçuklu İlkokulu;
• middle schools (ortaokul): Mahmutlar Ortaokulu, Mahmutlar Halil Ülker Ortaokulu, Mahmutlar Selçuklu Ortaokulu, Mahmutlar İmam Hatip Ortaokulu;
• high school: Mahmutlar Şükrü Kaptanoğlu Anadolu Lisesi;
• private kindergarten: Özel Mahmutlar Akademik Zeka Anaokulu.

State schools teach in Turkish and are busy: Mahmutlar İlkokulu alone has more than 900 pupils. Families who want a foreign-language curriculum usually look at private schools in Alanya centre and Oba, such as the Russian-curriculum school Klassika-M, which its website lists in Oba.

Residential complexes in Mahmutlar

Most homes are in gated complexes (site in Turkish) with pools, gyms, saunas, security and backup generators. Well-known complexes that regularly appear on the market include Azura Park, Yenisey Tower, Alden 3, Ceray Tower and Ceray Park, My Marine Residence, Gold Sun Deluxe, Marco Palace Residence, Euro Residence 4, Ensar and Tezel 3. There are also TOKİ state-built apartments with sea views at the budget end.

Prices vary widely. In September 2026, Azura Park listed a furnished 80 m² 1+1 at 5.35 million TL and a 186 m² 3+1 at 15.9 million TL. A 2+1 in Alden 3 with sea and castle views was listed at 14 million TL. Older 2+1 apartments outside complexes start at 3–4 million TL.

Property prices (October 2026)

The average asking price in Mahmutlar is 59,485 TL per m², about €1,075, up 17.8% over the year. The cheapest apartment listed costs 2 million TL, and the average building is about 7 years old. Around half of the apartments on sale are listed by foreign owners, so resale stock is plentiful.

Average asking price per m² in other Alanya districts:

Among Alanya's popular coastal districts with full amenities, only Avsallar is cheaper per square metre.

Rental income

The average long-term rent in Mahmutlar is 26,439 TL a month, about €480. Rents rose 27.8% over the year, faster than purchase prices. On a long-term let, an average apartment pays back in about 19 years, a gross yield of about 5.3%.

Short-term holiday letting can earn more in season, but income depends on occupancy, and since 2024 Turkey requires a permit from the Ministry of Culture and Tourism for short-term rentals. We model the return for each specific property, including management costs.

Residence permits for foreign buyers

From July 2022, Mahmutlar was closed to new residence permit applications because the share of foreign residents had passed the government's threshold. In early June 2026, Mahmutlar, Kestel, Avsallar and Kargıcak were reopened for applications through the e-İkamet system. The rules can change, so we check the district's status on the date of purchase for every buyer who plans to apply.

Nearby sights

Remains of the ancient settlement of Naula survive inside the district. The ancient city of Laertes is about 8 km away via the village of Gözüküçüklü, and Syedra, known for its colonnaded street and mosaics, is 6–7 km east in the Seki quarter. Sapadere Canyon, Dim Cave and the Dim River are all within about half an hour by car.

Who Mahmutlar suits

Mahmutlar is a good fit if you want:

• the widest choice of apartments at below-average Alanya prices;
• shops, markets and services within walking distance, with an English- and Russian-speaking community;
• a complex with a pool and facilities that is easy to rent out.

Consider other districts if you prefer quiet, low-rise surroundings, such as Kargıcak or Tepe, or want to walk to the city centre: Alanya centre or Oba. Mahmutlar is densely built with many high-rise blocks, and the D-400 is busy in summer.

Frequently asked questions about Mahmutlar

How much does an apartment in Mahmutlar cost in 2026? As of October 2026, the average apartment is listed at 6.19 million TL (about €112,000), or 59,485 TL per m². Most 1+1 apartments in complexes cost 3–6 million TL, and 2+1 apartments 3.5–9 million TL.

Can I get a residence permit if I buy in Mahmutlar? Yes. Since June 2026, Mahmutlar is open again for residence permit applications. Check the status on the date of purchase, as it can change.

How far is Mahmutlar from Alanya centre and the airports? About 12 km from the centre (20–30 minutes), about 31 km from Gazipaşa-Alanya Airport and 135–138 km from Antalya Airport.

Are there schools in Mahmutlar? Yes: five state primary schools, four middle schools, a state high school and a private kindergarten. Teaching is in Turkish; foreign-curriculum private schools are in Alanya centre and Oba.

What rental yield can I expect in Mahmutlar? About 5.3% gross on a long-term let, with an average rent of 26,439 TL a month (October 2026). Holiday lets can earn more in season but need a short-term rental permit.

When are the markets in Mahmutlar? On Tuesdays in the Cumhuriyet quarter and on Saturdays in the Yeni Mahalle quarter.