Mahmutlar & Kargicak Property for Sale: A Buyer's Guide for Foreigners 2026

Two areas always top the list for foreigners looking for property in Alanya: Mahmutlar and Kargicak. One is the centre of beach life and everyday convenience, the other of nature and views. This guide compares the two, then explains the step-by-step buying process for foreigners, what to check and the total cost.

Where Is Mahmutlar and What Is It Like?

Mahmutlar is a large district east of Alanya centre, stretching from the beach up to the hillsides north of the D400 highway.

• Beach life: Kilometres of beach with a seafront walking and cycling path
• Everyday living: Supermarkets, weekly markets, restaurants, cafés, pharmacies, private hospitals and clinics
• International community: Owners from Europe, Russia, Ukraine, Scandinavia and the Middle East live here all year; English and Russian are spoken in many businesses
• Rental demand: Strong demand for both holiday and long-term rentals
• Property types: Mostly apartments in complexes with pools; 1+1 and 2+1 are the most popular layouts

Where Is Kargicak and What Is It Like?

Kargicak lies just west of Mahmutlar, between Kestel and Mahmutlar, rising from the coast towards the Taurus foothills.

• Views: Wide views of the Mediterranean and Alanya Castle from the hillside
• Calm and nature: Lower building density, green areas and fresh air
• Complete living complexes: Large developments such as Goldcity that combine a hotel, pools, sports and social facilities
• Location: A few minutes from Mahmutlar's beach, shops and hospitals; about 15 minutes to Alanya centre

Mahmutlar or Kargicak?

• If walking to the beach and shops matters most: Mahmutlar
• If views, calm and on-site facilities matter most: Kargicak
• For rental income: Beach proximity stands out in Mahmutlar; hotel-concept services stand out in Kargicak
• For permanent family life: Both are close to schools, hospitals and daily needs; the choice depends on lifestyle

Many buyers combine both: they live in a complex with views and facilities in Kargicak and use Mahmutlar's beach and shops a few minutes away.

Can Foreigners Buy Property in Mahmutlar and Kargicak?

Yes. Citizens of countries with reciprocity with Turkey can buy freehold property in Alanya. Before the sale, the Land Registry checks that the property is not in a military or security zone. A foreign individual can own up to 30 hectares of property in Turkey.

Step-by-Step Buying Process

1. Needs and budget: Criteria are set according to your goal: living, rental income, residence permit or citizenship.
2. Property selection and viewing: Homes are viewed in person or by live video call.
3. Legal checks: Title deed, condominium status, occupancy permit, mortgages, liens, unpaid fees and the complex management plan are reviewed.
4. Reservation and contract: The price is agreed, a deposit is paid and the sales contract is signed.
5. Tax number and bank account: A Turkish tax number is issued and a bank account opened if needed.
6. Valuation report: A licensed valuation report is mandatory for sales to foreigners.
7. Title deed appointment and transfer: The transfer takes place at the Land Registry with a sworn translator; fees are paid.
8. Handover and utilities: Keys, electricity, water, internet and the DASK earthquake insurance policy.

When you are not in Turkey, the process can be completed with a notarised power of attorney.

What to Check Before Buying

• Condominium title and occupancy permit: Completed buildings with these documents make residence and citizenship applications easier
• Maintenance fees and management: Find out what the fee covers (security, pools, gardens, generator)
• Short-term rental permit: Renting homes to tourists short term requires a permit and may need other owners' consent in apartment buildings; check before buying if you plan to rent
• Residence registration: If you want a residence permit, confirm the neighbourhood is open to new registrations
• Proof of payment: Paying through banks provides records for future citizenship or resale procedures
• Earthquake code: New buildings built to the current earthquake code are an advantage

Total Cost of Buying

• Title deed fee: 4% of the sale price (in practice it may be shared between buyer and seller)
• Revolving fund fee
• Valuation report fee
• Sworn translator and, if needed, power of attorney costs
• VAT: Applies to new-build homes; an exemption is possible for eligible foreign buyers
• Utility connection and DASK costs
• Annual property tax and maintenance fees

Residence Permit and Citizenship Through Property

• Homes worth USD 200,000+: The value required for a first property-based residence permit in Antalya. Details: Residence permit by buying property in Alanya
• Investments of USD 400,000+: Turkish citizenship with a 3-year no-sale annotation on the title deed. Details: Turkish citizenship by real estate investment

Goldcity Condominium: Resort-Style Living in Kargicak

Goldcity Condominium offers apartments, residences and villas inside the 211,000 m² Goldcity complex in Kargicak, next to Mahmutlar. The complex brings hotel comfort to everyday life with indoor and outdoor pools, an aquapark, SPA, Turkish bath, fitness centre, cinema, tennis court, and 24-hour reception and security.

Our projects:

• Le Jardin Villas: 18 premium villas with private pools and parking and panoramic Mediterranean views; a single villa can meet the citizenship threshold
• Trio Hill Residence: Completed in May 2024, with sea and Alanya Castle views
• Marelatus Residence and Gold Signature Residence: 1+1 and duplex residences with panoramic sea views

Our services when you buy:

• Property selection by budget and goal, with in-person or online viewings
• Title deed, occupancy permit and debt checks
• Tax number, valuation, translator and title transfer coordination
• Residence permit and citizenship application support
• Handover, utilities, rentals and property management
• Service in English, Russian and Turkish

Frequently Asked Questions

Is Mahmutlar or Kargicak better?

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Mahmutlar suits you if you want to walk to the beach and shops; Kargicak if you want views, calm and on-site facilities. The two are a few minutes apart.

Can foreigners buy property in Alanya?

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Yes. Citizens of countries with reciprocity can buy freehold property in Alanya; the Land Registry performs the military zone check.

What are the title deed costs when buying in Alanya?

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The title deed fee is 4% of the sale price, plus the revolving fund fee, valuation report, sworn translator and, if needed, power of attorney costs.

Can I buy property without being in Turkey?

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Yes. With a notarised power of attorney, procedures including the title transfer can be completed on your behalf.

Does a home in Mahmutlar or Kargicak qualify for residence or citizenship?

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Homes worth USD 200,000+ qualify for a property-based residence permit, and investments of USD 400,000+ for Turkish citizenship. For a residence permit, the neighbourhood must be open to registration.

Where is Goldcity Condominium and what does it offer?

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Goldcity Condominium offers apartments, residences and villas in the 211,000 m² Goldcity complex in Kargicak, next to Mahmutlar, and manages buying, title deed, residence, citizenship and after-sales services.