Headline gross yields sell apartments. After-cost net yields decide whether your Alanya purchase actually pays. This 2026 map ranks eight districts — Mahmutlar, Oba, Kargıcak, Avsallar, Tosmur, Cikcilli, Kestel and the city centre — on the numbers that matter to a buy-to-let investor: price per square metre, achievable monthly rent, the aidat and tax drag that quietly eats your return, and how fast each area re-lets.
The figures below are drawn from early-2026 market data (primarily Investropa's January 2026 Alanya datasets, cross-checked against IDEAL ESTATES and Tranio). Where a number is a portal estimate rather than a hard print, we flag it as an estimate. Per-m² bands and €/lira conversions are FX-sensitive snapshots, so treat them as ranges, not promises.
How Gross Becomes Net in Alanya
Across Alanya, net rental yield runs roughly 1.4 to 1.5 percentage points below gross once you deduct the three big drags. A district printing 5.7% gross typically nets closer to 4.2%.
Why does this matter so much? Because Alanya is a low-price, high-headline-yield market, the gross figures look generous on a portal listing. But the running-cost stack is proportionally heavier than in mature European markets, so the gap between the number that sells the apartment and the number that lands in your account is wide. An investor who buys on gross alone routinely over-pays for amenity-heavy stock whose aidat quietly erases the yield premium.
The three deductions, in order of impact:
- Aidat (site/maintenance fee) — the cost investors most underestimate. Alanya complexes typically charge about $30–$100 per month (~€10–€100) depending on pools, gym, sauna, concierge and security. A 70 m² 1+1 carries roughly €300/year. Luxury sea-view complexes sit at the top of the range. Aidat is also rising fast — Istanbul site dues jumped ~45% in H1 2025 (a directional proxy; an Alanya-specific figure is not published), so 2026 models should assume above-CPI growth, especially in amenity-heavy resort blocks.
- Vacancy buffer — Alanya's citywide vacancy rate is about 4%, but prudent investors budget 1–2 months of vacancy per year on long lets, i.e. ~8%–17% of annual rent. This is the single biggest swing factor between gross and net.
- Tax drag — residential rental income is taxed on a progressive 15%–40% scale, with a 2025 exemption threshold of ₺47,000. Annual property tax is a smaller 0.1%–0.3% of assessed value, paid in two installments.
Re-let speed is the hidden multiplier. The citywide marketing time is about 60 days, but the fastest-turnover districts — Kestel, Cikcilli and Oba at 30–45 days — convert headline gross into realized net far more efficiently.
The 2026 District Yield Table
The core comparison below uses representative 1-bedroom (1+1) units for each district, the unit size with the deepest rental demand. Lira purchase prices and rents are January 2026 figures; € conversions use ≈₺1 = €0.0265.
| District | Price band (€/m²) | 1-bed price (₺) | Monthly rent (₺) | Gross yield | Net yield |
|---|---|---|---|---|---|
| Tosmur | ~€1,300–€1,900* | ₺—** | ₺— | 6.2% | 4.6% |
| City centre (Çarşı) | ~€1,500–€2,200 | ₺4.2M | ₺21,000 | 6.0% | 4.6% |
| Avsallar | ~€1,100–€1,600* | ₺3.1M | ₺16,000 | 6.2% | 4.5% |
| Oba | ~€1,400–€2,000* | ₺4.3M | ₺21,000 | 5.9% | 4.5% |
| Cikcilli | ~€1,200–€1,800* | ₺3.9M | ₺18,000 | 5.5% | 4.2% |
| Kestel | ~€1,400–€2,000* | ₺5.0M | ₺24,500 | 5.9% | 4.2% |
| Mahmutlar | ~€1,200–€1,800 | ₺3.6M | ₺17,000 | 5.7% | 4.2% |
| Kargıcak | ~€1,200–€1,800 | ₺4.8M | ₺19,000 | 4.8% | 3.3% |
\ €/m² bands for Tosmur, Oba, Cikcilli, Kestel and Avsallar are estimates — portals vary widely by complex age, sea view and floor; only Mahmutlar, Kargıcak and central Alanya bands are firmly corroborated.*
\\ Tosmur's representative lira ticket is not separately printed in the source; its yields are corroborated through the rents and rental-yields datasets.
Citywide reference rents (January 2026): studio ₺14,000 (~€370), 1-bed ₺19,000, 2-bed ₺27,000, at about ₺235/m² (₺180 inland to ₺300+ coastal).
District-by-District Read
Tosmur — the after-cost winner
Tosmur tops the net-yield ranking across every unit size in the early-2026 data: 1-bed 6.2% gross / 4.6% net, 2-bed 5.9% / 4.3%, 3-bed 5.3% / 3.7%. It is the standout because it pairs above-average rents with mid-range entry prices and fast 30–45 day re-lets. If your single objective is after-cost income, Tosmur is the default pick.
City centre (Çarşı / Merkez) — year-round demand
The centre ties for the top net tier on smaller units: 1-bed 6.0% gross / 4.6% net, easing to 5.3% / 3.9% on a 2-bed and 5.1% / 3.6% on a 3-bed. Walk-to-everything, year-round demand keeps the vacancy buffer thin — the safest occupancy profile of the eight.
Avsallar — lowest entry ticket
The cheapest coastal western district: 1-bed ₺3.1M / ₺16,000 / 6.2% gross / 4.5% net, with a 1+1 entry ticket around €80k–€90k. The low price band drives a strong small-unit yield; the trade-off is distance from Alanya centre.
Oba — premier family district
Strong rents but a higher entry price caps yield: 1-bed 5.9% / 4.5%, 2-bed 4.9% / 3.7%, 3-bed 4.8% / 3.4%. A 2+1 entry ticket sits around €126k+. Fast re-lets help, but Oba is a liquidity-and-demand play more than a top-yield one.
Cikcilli — fast turnover
1-bed 5.5% / 4.2%, 2-bed 5.0% / 3.7%, 3-bed 4.7% / 3.4%. Among the fastest-turnover districts (30–45 days), which supports realized occupancy and protects net yield against winter voids.
Kestel — steadiest occupancy
University demand and newer, calmer stock: 1-bed ₺5.0M / ₺24,500 / 5.9% gross / 4.2% net, the highest absolute 1-bed rent of the focus set. Student demand smooths winter occupancy, one of the most reliable year-round profiles after the city centre.
Mahmutlar — deepest liquidity, mid-pack yield
The largest expat inventory in Alanya: 1-bed ₺3.6M / ₺17,000 / 5.7% / 4.2%, 2-bed 4.9% / 3.6%, 3-bed 4.6% / 3.2%. Yields are mid-pack, but resale liquidity and tenant depth are unmatched — the easy-exit choice. A 1+1 entry ticket runs roughly €95k–€110k.
Kargıcak — lifestyle, not yield
Premium sea-view villa and penthouse stock means the lowest net yields of the eight: 1-bed 4.8% / 3.3%, 2-bed 4.8% / 3.2%, 3-bed 4.3% / 2.6%. High-spec complexes carry top-of-range aidat that depresses net further. Buy Kargıcak for capital growth and lifestyle, not for rental income.
Where the Best 2026 Net Yields Cluster
On an after-cost basis, the best long-let net yields among the eight districts cluster as:
- Tosmur — ~4.3%–4.6% (the standout)
- City centre / Çarşı — ~3.6%–4.6%
- Avsallar — ~3.8%–4.5%
- Oba — ~3.4%–4.5%
Kargıcak trails at ~2.6%–3.3% as a capital-growth and lifestyle district rather than a yield play. Mahmutlar, Cikcilli and Kestel sit in a reliable middle band where liquidity, turnover or steady occupancy may outweigh the half-point of extra yield available elsewhere.
A Note on Short-Term Lets
Short-term holiday lets can beat long-let gross yields during the May–October peak, but they require a Tourism Rental Permit from the Ministry of Culture and Tourism (fire/safety certification, occupancy limits) and face a 25% cap on short-term units per residential building. Combined with winter voids, that regulatory ceiling is why most Alanya investors model the steadier long-let yields above — especially in year-round-demand areas like the city centre and Kestel.
Modelling Your Own Numbers
Before you commit, rebuild the stack for the specific apartment:
- Confirm the exact aidat for that complex — it can swing net yield by a full point.
- Apply a 1–2 month vacancy buffer unless the district re-lets in 30–45 days.
- Net the 15%–40% income tax against the ₺47,000 exemption for your residency status.
- Treat €/m² and lira tickets as moving ranges — FX and complex specifics dominate.
The district averages here point you to the right neighbourhood; the building-level aidat and the unit's sea-view premium decide the final number.
A practical example: take a Tosmur 1+1 at the headline 6.2% gross. Strip out €300–€600 of annual aidat, a one-month vacancy buffer (roughly 8% of rent), and progressive income tax above the ₺47,000 exemption, and the realized return settles near the 4.6% net the table shows. Run the same arithmetic on a Kargıcak sea-view penthouse and the higher purchase price plus top-of-range aidat pull the net below 3% — the same gross headline, a very different cash outcome. That spread is the whole point of mapping net rather than gross.
Sources and Estimate Flags
Figures are early-2026 market data. Treat per-m² bands for Tosmur, Oba, Cikcilli, Kestel and Avsallar as estimates; aidat-inflation is a directional Istanbul proxy, not an Alanya-measured figure; and seasonality is qualitative — no per-district monthly occupancy curve is published. Lira-to-euro conversions are January 2026 snapshots and will move with FX.