Property in Mahmutlar

Mahmutlar: Alanya’s most popular area with foreign buyers

Mahmutlar lies about 12 kilometres east of Alanya centre, between Kestel and Kargicak. Over the past twenty years the former village has grown into a modern neighbourhood with dozens of residential complexes, a wide seafront promenade and well-developed infrastructure. It is home to one of the largest international communities on the coast — Russian-speaking families, Scandinavians, Germans, people from Central Asia — so many shops, clinics and services work in several languages. Gazipaşa airport is about 30 minutes away, and Alanya centre 15–20 minutes by car or bus.

Sea and promenade

A landscaped promenade with palm trees, cycle lanes, cafés and playgrounds runs the full length of Mahmutlar and is the favourite place for residents’ walks. The beaches are a mix of pebbles and sand, with clean water; most complexes are 100–800 metres from the sea. Beach clubs open in summer, and in winter the promenade stays popular with year-round residents.

Infrastructure

• supermarket chains, bakeries, shops selling products from many countries and a large weekly market;
• private clinics, dentists, pharmacies and vets;
• state schools and kindergartens, private learning centres and after-school clubs;
• banks, paperwork services and translation agencies;
• regular buses to Alanya centre and neighbouring areas.

What to buy in Mahmutlar

Mahmutlar is an area of new builds. Most offers are 1+1 and 2+1 apartments in complexes with outdoor and indoor pools, a gym, sauna, hammam, playgrounds and security. Many developers offer payment plans during construction. The resale market has furnished apartments 5–15 years old at more affordable prices. On the slopes above the main road, complexes with sea views and duplexes with large terraces are being built.

Thanks to the wide choice and competition between developers, prices in Mahmutlar are lower than in Alanya centre for complexes of a similar standard. Browse apartments in Mahmutlar in the catalogue and keep an eye on Hot Deals, where discounted offers often appear.

Who Mahmutlar suits

• first-time movers looking for an environment where you can manage without Turkish;
• families with children and retirees who want the promenade and amenities close to home;
• buyers who want a fully equipped complex at a reasonable price;
• investors — long-term rental demand here holds up all year.

Rentals

With many foreigners coming to live in Alanya for a while before buying, long-term rentals in Mahmutlar are in demand in both winter and summer. Summer adds short-term holiday lets. The best performers are 1+1 and 2+1 apartments in complexes with a pool near the promenade.

Prices and investment potential

Mahmutlar sits in Alanya’s mid-price segment. The large supply of new builds and resale homes creates competition, so buyers can shop around and negotiate. Prices depend most on the distance to the sea, the age and facilities of the complex and the view: an apartment in a new building with an indoor pool 200 metres from the promenade can cost considerably more than a similar one in a ten-year-old complex above the main road. For investors, the key point is that the rental market here is deep and runs all year: foreigners often rent for several months before buying their own home. The apartments that hold their value best are 1+1 and 2+1 units in well-kept complexes with a good management company.

Distances and transport

• the sea — from 100 metres to 1 kilometre depending on the street;
• Alanya centre — about 12 kilometres, 15–20 minutes;
• Gazipaşa airport — about 28 kilometres, roughly 30 minutes;
• Antalya airport — about 135 kilometres, just over 2 hours;
• the market, clinics, schools and banks — all within the area.

City buses run along the main street and the coastal road every few minutes, so you can live in Mahmutlar without a car.

Tips for buyers

• compare the monthly service charge (aidat) as well as the price: complexes with an indoor pool, spa and 24-hour security cost more to run;
• apartments right next to the D400 road are cheaper but noisier — windows facing the courtyard solve the problem;
• check that the occupancy permit (iskan) has been issued and that the complex has a professional management company;
• there are many similar listings on the local resale market, so negotiating a discount is realistic;
• for winter comfort, choose a sunny orientation and air conditioners with heating — most buildings have no central heating.

Pros and cons

• Pros: a wide choice of new builds, developed infrastructure, the promenade, an international community, lower prices than the centre.
• Cons: dense development in some streets, many similar complexes on the resale market, the distance to Alanya centre.

Read more about daily life here in “Mahmutlar: pros and cons”. Neighbouring areas are Kestel with its quieter beaches and Kargicak with hillside villas.