Country: TurkeyCity: AntalyaDistrict: Alanya
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Country: TurkeyCity: AntalyaDistrict: Alanya
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Country: TurkeyCity: AntalyaDistrict: Alanya
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Villas for sale in Alanya are quoted in euro, and the budget divides between floor area, the metre rate and the address.
Asking prices across the villas we publish in the district open at €200,000 and the midpoint is €795,000. The median villa covers 250 m², and the metre rate at that midpoint is €3,275.
A villa here is a house sold as a home of its own rather than as a unit inside a block, and a share of them stand in complexes with grounds held in common. Alanya is a coastal district in the east of Antalya province.
The advertised list is narrower than the portfolio behind it, because owners and developers hold villas back from advertising. Give us a ceiling in euro, the area you are weighing and the floor area you need.
What comes back is either candidates with a metre rate against each, or a clear statement that nothing fits. The length of an advert list moves with our own publishing schedule, so what we put numbers on is money, area and the square metre.
Asking prices from the listings we had live on 26 October 2026, not completed sale prices — how we measure.
A bigger budget here pays for a dearer square metre well before it buys much more space.
| Budget band | Median starting price | Median size | Per m² |
|---|---|---|---|
| Up to €450,000 | €340,000 | 200 m² | €1,700 |
| €450,000 to €800,000 | €599,500 | 210 m² | €2,995 |
| €800,000 to €1,500,000 | €1,100,000 | 300 m² | €3,548 |
| €1,500,000 and above | €2,875,000 | 482 m² | €5,350 |
The bands cut the villa price range into slices that do not overlap, so a row answers for that budget rather than for everything below it as well.
The villa list opens at €200,000, inside the band up to €450,000. The median villa in that band asks €340,000 for 200 m², at €1,700 a square metre, which is the lowest metre rate across the bands.
Moving up from there buys very little extra space at first: the median villa goes from 200 m² to 210 m² while the metre rate goes from €1,700 to €2,995. What the extra money buys instead is not in our listing data, so ask it of the address: the view, the plot, the build or the street.
Space arrives further up, at 300 m² between €800,000 and €1,500,000, then 482 m² above €1,500,000. Each of those steps adds more floor area than the step beneath it.
Above €1,500,000 the median starting price is €2,875,000 and the square metre costs €5,350. That band carries the biggest median floor area and the dearest metre of this villa list, so if luxury in your brief means space and price per metre, it is the band that answers it.
If the ceiling sits lower than this villa list reaches, the entry end of the national market is gathered on Cheap Property in Turkey.
Kargıcak and Tepe are the parts of the district where the villa sample is deep enough to carry a midpoint.
| Area | From | Median starting price | Median size | Per m² |
|---|---|---|---|---|
| Kargıcak | €200,000 | €862,000 | 245 m² | €3,200 |
| Tepe | €570,000 | €1,500,000 | 321 m² | €5,140 |
If the budget is what binds, Kargıcak is where the list opens: €200,000 is a Kargıcak asking price, and that area also holds the deeper villa sample of the pair.
Kargıcak asks more at the midpoint than the villa list as a whole, €862,000 against €795,000, on a slightly smaller median villa of 245 m². Its metre rate still reads lower, €3,200 against €3,275.
A dearer midpoint and a cheaper metre sit together because a metre rate is the midpoint of each villa’s own ratio between price and area. Dividing a midpoint price by a midpoint area is a different sum and gives a different answer.
If the villa itself is the purchase, Tepe asks €1,500,000 on a median villa of 321 m² at €5,140 a square metre, and it opens at €570,000. Of the areas we can take a villa midpoint for, that is the dearer metre and the bigger median villa.
Villas also stand in Bektaş, Konaklı, Oba, Kestel, Demirtaş, Mahmutseydi, Yeşilöz, İncekum, Avsallar and Alanya Center. Each of those samples is too thin for a midpoint to describe it, so we price them villa by villa.
Name the area you are weighing and a ceiling, and we quote what we hold there, advertised or not. Apartments in the same areas are priced on Apartments in Alanya, and the district list as a whole on Property for Sale in Alanya.
A recorded sea view covers 83 per cent of these villas, while a recorded position at the water covers 10 per cent.
A view and a walk to the beach are separate facts, and the listings record them separately. Get the distance to the shore as a figure in metres, and ask how much height the walk home adds, because the land behind this coast rises fast.
A pool of its own is recorded for 65 per cent of these villas and a pool shared with a complex for 62 per cent. The labels overlap, so a villa with its own water can still sit inside a complex that charges for the grounds.
A private pool is a running cost before it is a feature. Ask who has been maintaining it, what a season of water, filtration and gardening comes to, and who holds the keys while the villa stands empty.
Where a villa will host paying guests, the permit for that is a document rather than a price. Ask the seller to show it, and read an advert that says nothing about it as a question still open.
Foreign buyers normally register the deed in their own names, though the passport you hold settles part of the answer. A valuation report comes into it where the purchase is for citizenship; away from that route the rule was rewritten in June 2024.
The land registry runs its military and security zone queries against the individual parcel. The query therefore runs on the parcel the villa stands on. Inside a complex that can be a parcel shared with the neighbours, and the plot across the lane can come back with a different answer.
Where citizenship or a residence permit is the reason for buying, the levels are set by administrative decision and are stated in dollars. As they stand on 26 October 2026, they are $400,000 of property value for citizenship and $200,000 for the short-term residence route.
Each is tested on the official valuation rather than on the contract figure, and each has been moved more than once. The level that governs an application is the level in force on the day it is filed. The country-level rules sit on Property for Sale in Turkey.
Registration for a residence permit has been shut in parts of Alanya and the lines move. Kargıcak, Kestel and Avsallar were closed to new foreign registration and were reported open again in June 2026, and each of them holds villas we publish.
We hold no official list of those closures and we make no claim about the state of a given address today. Before a deposit moves, ask us to send the address to your lawyer for a check at the registry. Any published list of closures, ours among them, should be read as stale until that check comes back.
Have the legal work in hand before money moves — Summer Homes can do it, or work with a lawyer you appoint. Insist on an itemised cost sheet in writing instead of percentages quoted over the phone. Nothing written here is a substitute for that advice.
The developer side carries the midpoint of this list: €800,000 for a median villa of 250 m², at €3,276 a square metre.
The list also opens on that side, at €200,000. Resale villas come in a sample too thin for a midpoint of their own, and the lowest resale asking price is €225,000.
With a resale sample that thin, the sides cannot be compared on price at all. What can be weighed is who sits across the table, and what each kind of seller will agree to put in the contract.
How far a villa has been built is not recorded in these listings, so we ask instead of estimating. Ask whether it is finished, whether handover has happened and which delivery date the contract commits to.
What we can put a euro figure on, across the Alanya villas we publish, is what a seller asks, how much floor there is and what each metre of it costs. Each of them slices by area, by budget band and by who is selling.
Bedroom counts and plot areas are not carried across this set in a form we can measure, so the layout and the land belong to the individual villa. Send the plan you need and we check it against what the sellers hold.
Rental yield, future value and buy-back promises are things we do not publish, because the listings carry none of them and a number that cannot be checked is not worth reading.
The service charge, the state of the deed and the construction stage describe a single villa rather than a district. Give us the name of the development; we take the question to the seller and send the answer back attributed to its source.
The plot, and what the deed actually covers. Ask whether the land sits on a deed of its own or on a share of a larger parcel, where the boundary runs, and whether the garden and the pool fall inside it.
The pool and the garden as bills. Ask who has maintained them, what a season of water, filtration and gardening costs, and whether a complex charges for shared grounds on top of that.
The way in, and the slope. Ask whether the approach road is surfaced to the door, how it is kept through winter, and whether water and power are connected rather than merely planned.
Then send the brief: a ceiling in euro, the floor area you need, the areas you would accept, and whether the pool has to be your own.
Back comes a shortlist by area with a metre rate against every candidate, plus whatever we hold on the deed, the plot and the handover date. Where nothing advertised fits the brief, we say so and go to owners directly.
The villa market across the province is set out on Buy villas in Antalya, and the province figures behind it on Property for Sale in Antalya.
Euro asking prices for the villas we publish in the district begin at €200,000, and the middle of the list is €795,000 on a median villa of 250 m². At that midpoint a square metre works out at €3,275. Every figure is what a seller is asking rather than what a buyer settled on, so read each as an opening position in a negotiation.
Above €1,500,000 the midpoint is €2,875,000, the median villa measures 482 m² and the square metre costs €5,350. Those are the biggest floor areas and the dearest metres we can measure in the district, which is as near a definition of the word as our data gets. A villa below that line can still be large; what falls away as you go down is the metre rate.
The list opens at €200,000. Inside the band that runs up to €450,000, the midpoint is €340,000 and the median villa measures 200 m², which works out at €1,700 for each square metre. No other band is that cheap by the metre. Floor area is what the money reaches down here, rather than a finish or a position, so give us the ceiling and we check what sits beneath it.
Kargıcak and Tepe, because those are the areas where enough villas sit for a midpoint to mean anything. Kargıcak asks €862,000 on a median 245 m² at €3,200 a square metre; Tepe asks €1,500,000 on a median 321 m² at €5,140. In Oba, Konaklı, Avsallar, Kestel, Bektaş, İncekum, Demirtaş, Yeşilöz, Mahmutseydi and Alanya Center we quote the individual villa rather than a figure for the area.
65 per cent of them carry a pool of their own, and 62 per cent a pool they share with a complex, which means both labels land on some villas. Treat your own pool as a bill rather than a badge: ask what a season of water, filtration and gardening costs, who has been doing that work, and whether a complex also charges for the grounds around you.
A sea view is recorded for 83 per cent of them, while a position at the water is recorded for 10 per cent. A hillside view can still mean a drive to the beach, which is why the useful questions are the distance in metres, the height you climb coming home, and what the municipality allows to be built on the ground in between.
Our bedroom measurement covers apartment plans, so there is no bedroom ladder we can publish for this villa list. Floor area is the measure that works here: a median of 250 m² across the district, and 482 m² in the band above €1,500,000. Tell us how many rooms you need and we check it against the plans the sellers hold, villa by villa.
Normally yes, in their own name, though there are nationalities that cannot and the registry queries every parcel for military and security restrictions before a transfer can be registered. Where citizenship is the aim a valuation report is part of it; outside that route the rule moved in June 2024 and is worth asking about. Have the parcel query run on the exact plot the villa stands on, by our legal team or a lawyer you appoint, before any deposit is paid; that plot may be its own or shared inside a complex.
Not at every address, and the position moves. Kargıcak, Kestel and Avsallar were closed to new foreign residence registration and reported open again in June 2026, and we hold villas in each of them. We keep no official list of closures, so the order that protects you is to choose the villa, have your lawyer check that exact address, and only then pay. Where citizenship is the aim, the level stands at $400,000 of property value and the short-term residence route at $200,000, as matters stood on 26 October 2026.
The developer side both opens the list, at €200,000, and carries its midpoint, €800,000 for a median 250 m² at €3,276 a square metre. We publish too few resale villas for a midpoint of their own to mean anything; the lowest resale asking price among them is €225,000. That leaves the sides uncomparable on price, so the decision rests on who you negotiate with and on what each seller will sign up to in writing.
Yes, and it is the better way to work with us. Owners and developers hand villas to us before anything is advertised, and some are never advertised at all. Send a ceiling in euro, the floor area you need and the areas you would accept; you get back the villas that match, each with its own metre rate, or a plain no, which costs far less to hear before a flight is booked.
The listings behind them were live in the district on 26 October 2026, and every figure here was read off that day. The square metre figure comes from each villa’s own ratio between price and area, taken at the midpoint; starting instead from the midpoint price and the midpoint area produces a different result, sometimes a long way off. Ask us to measure a particular villa again before you make an offer on it.
See your dream home with Summer Homes; accommodation, airfare, and transfer expenses are on us!
