Property in Incekum

Incekum: “fine sand” and a pine forest by the sea

Incekum lies about 22–25 kilometres west of Alanya centre, next to Avsallar. Its name means “fine sand” in Turkish — the best possible description of the local coastline. Incekum is known for its beach of the same name, where pine forest runs right down to the sea, and for its relaxed holiday atmosphere. Alanya centre is about 30 minutes away, and Antalya airport under an hour and a half.

Beach and nature

Incekum Beach is one of the most recognisable spots on the western coast: a wide strip of fine pale sand, a very gentle slope and crystal-clear water. On hot days you can picnic in the shade of the pines, and the forest is perfect for walks and runs. Thanks to the sandy seabed, the sea here is especially good for children.

Infrastructure

• shops, cafés and restaurants near the beach and in neighbouring Avsallar;
• supermarkets, pharmacies, medical centres and a school in Avsallar, 5 minutes away;
• buses along the main road towards Alanya, Manavgat and Antalya;
• in summer — beach clubs, water sports and hotels with entertainment.

What to buy in Incekum

Incekum is first and foremost a resort area, so holiday apartments dominate the market: 1+1 and 2+1 units in complexes with pools, gardens and security, some within a few minutes’ walk of the beach and the pine forest. Duplexes and small villas are also available. Prices are similar to Avsallar and well below Alanya centre. For permanent living, choose complexes closer to the centre of Avsallar, where the shops and school are.

For offers on the western coast, use the Incekum and Avsallar area filters in the catalogue of apartments in Alanya.

Who Incekum suits

• buyers looking for a summer apartment next to one of the best sandy beaches;
• families with young children;
• nature lovers who enjoy quiet and walks in the pine forest;
• investors targeting seasonal holiday rentals.

Rentals

In summer, apartments in Incekum are in demand with tourists who come for the beach, especially families. In winter the area becomes very quiet, so rental income here is mostly seasonal.

Prices and investment potential

Prices in Incekum are close to Avsallar, but apartments within a few minutes’ walk of the famous beach and pine forest cost more — buyers are willing to pay extra to be near one of Alanya’s best sandy beaches. The main buyers here are families who come for the summer and investors counting on seasonal rentals. Resales usually happen within the same circle, so well-kept complexes with a pool, security and good guest reviews are more liquid. Investors should be realistic about occupancy: most income comes between May and October, and for the rest of the year the apartment stands empty or is let long-term at a lower rent.

Distances and transport

• Incekum Beach — from 200 metres to 1.5 kilometres;
• central Avsallar — 2–4 kilometres, about 5 minutes;
• Alanya centre — about 24 kilometres, roughly 30 minutes;
• Antalya airport — about 100 kilometres, under an hour and a half;
• Manavgat — about 35 kilometres, 35–40 minutes.

Tips for buyers

• ask whether the complex operates in winter: is the pool heated, do security and staff stay on;
• short-term letting of homes in Turkey requires a Ministry of Culture and Tourism permit and, in apartment buildings, the consent of all owners — clarify this before buying an apartment for rentals;
• compare rental management fees from several companies — terms vary widely in resort areas;
• consider the distance from the main road: areas closer to the beach are quieter but pricier;
• if you plan to live here permanently, consider neighbouring Avsallar with its year-round amenities.

Pros and cons

• Pros: one of Alanya’s best sandy beaches, the pine forest, peace and quiet, affordable prices.
• Cons: a resort character and quiet winters, about 30 minutes to Alanya centre, everyday amenities are in neighbouring Avsallar.

Nearby are Avsallar with its shops and school and Payallar to the west. Before choosing, read our guide to Alanya’s areas.