Apartment blocks, many with shared pools, fill Mahmutlar, a neighbourhood of Alanya in Turkey’s Antalya Province, east of the town centre. Our catalogue of property for sale in Mahmutlar holds 1,099 properties from 46,319 USD, mostly flats, penthouses and new-build units.
A coastal neighbourhood between Kestel and Kargicak
The neighbourhood stretches along the sea, with Kestel to the west and Kargicak to the east. High-rise complexes stand between the beach and the Taurus foothills. Apartments for sale in Mahmutlar are mostly flats in such complexes, where a shared pool, a gym and a sauna are common. Barbaros Street, lined with shops and cafés, runs through the middle. Turkey’s statistics office, TÜİK, counted 53,034 registered residents here at the end of 2022, the latest figure we have verified.
By 2022 so many foreigners lived here that the area passed the government’s limit on foreign residents. That is why the address matters more here than in most of Alanya. Property for sale in Mahmutlar suits a buyer looking for a holiday home or a place to spend part of the year by the sea. It suits less well someone who needs a residence permit at the new address straight after buying.
Residence permits at a Mahmutlar address
Ownership rules and fees are national and set out in our Turkey buying guide. The citizenship route is covered on the citizenship-by-investment page, and the conditions of the permit itself on the residence-by-investment page. On 1 July 2022 the neighbourhood was put on the national list of places closed to new residence-permit applications from foreigners. The list works by neighbourhood rather than by building, so a complex finished after 2022 falls under it just like an older block. Foreigners registered here before that date kept their permits.
In our data the neighbourhood is marked as closed, following that 2022 decision. In June 2026 local sources, among them the head of the Alanya Chamber of Commerce and Industry (ALTSO) and estate-agent representatives, reported that applications there had in practice resumed. The Presidency of Migration Management has published no notice and no new list, so listings here stay out of our residence-permit selection, even when the price reaches the threshold. If your plans depend on a permit, check the exact address with the provincial migration directorate in Antalya before paying any deposit.
How we check the data
Methodology
Two channels feed the listings. Some come from a developer’s feed that we synchronise every night, while the rest are adverts collected from estate agents’ websites and international real-estate portals. Cards show a US-dollar price, recalculated daily from the seller’s figure at a reference exchange rate. The listing page keeps the seller’s own currency: here mostly euros, otherwise lira. A withdrawn advert opens as “listing removed”. Older asking prices may lag behind what the seller wants today, so read them as a starting point.
Sources (checked 29 October 2026)
- Presidency of Migration Management, notice of 30 June 2022 and the attached list of closed neighbourhoods, four of them in Alanya; no reopening notice on goc.gov.tr
- Statement of the Presidency, reported by DHA, 16 July 2023: the 20% threshold measured against Turkish citizens
- Vatan, 11 June 2022: the Interior Minister on lowering the threshold from 25% to 20%
- DHA, 15 July 2022: the closed neighbourhoods of Antalya Province and who was affected
- Gazete Alanya, 6 June 2026 and Yeni Birlik, 4 June 2026: local reports that applications had resumed
- TÜİK address-based population register, results for 31 December 2022
- Wikipedia articles, in English and Turkish
Limitations
This is general information, not legal advice. Ask the seller or the agent to confirm the price and that the flat is still on sale. Before signing, let a Turkish lawyer review the tapu (title deed) and the sale contract.