Alanya District Comparison: Mahmutlar vs. Oba vs. Kargicak
Alanya is no longer just a single resort town; it is a collection of distinct districts, each offering a vastly different lifestyle and investment potential. For those looking to buy property in 2026, choosing the right neighborhood is as critical as choosing the right apartment. We break down the three heavyweights: the urban jungle of Mahmutlar, the prestigious Oba, and the elite hills of Kargicak.
Quick Comparison Matrix
| Feature | Mahmutlar | Oba | Kargicak |
|---|---|---|---|
| Vibe | Urban & High-rise | Prestigious & Low-rise | Quiet & Exclusive |
| Building Height | 12+ Floors | 4-5 Floors | Villas & 5 Floors |
| Beach Quality | Pebbly / Slabs | Sandy / Well-kept | Natural Pebbles |
| Distance to Center | 10 km | 3 km | 15 km |
| Expat Density | Very High (CIS/EU) | High (EU/Scandinavian) | Moderate (High-end) |
1. Mahmutlar: The Self-Sufficient Urban Hub
Mahmutlar has evolved into a “city within a city.” It is the most densely populated district and offers the highest concentration of high-rise residential complexes. In 2026, it remains the top choice for those who want everything—banks, clinics, international restaurants, and shops—within walking distance.
- Pros: Lowest entry prices for new apartments; incredible infrastructure; active all year round.
- Cons: High density; noisy; beach access often requires crossing a busy coastal road or using underpasses.
- Best for: Digital nomads, year-round residents, and budget-conscious investors.
2. Oba: The Green & Prestigious Heart
Oba is widely considered the most desirable district in Alanya. Due to strict building regulations, constructions are limited to 4 or 5 floors, creating an airy, European feel. It is home to the city’s major hospitals, the largest shopping malls (Alanyum), and elite private schools.
- Pros: Highest liquidity (easy to resell); sandy beaches; close proximity to Alanya center; high-quality construction.
- Cons: Highest price per square meter; limited availability of new land.
- Best for: Families, high-end retirees, and long-term capital appreciation.
3. Kargicak: Privacy, Views, and Luxury
Located at the eastern edge of Alanya, Kargicak is where the Taurus Mountains meet the sea. It is the district of luxury villas and premium eco-friendly complexes. As of 2026, it is the quietest area, offering panoramic sea views that are impossible to find in the flatter parts of Oba or Mahmutlar.
- Pros: Breathtaking views; superior air quality; high-end privacy; newest luxury complexes.
- Cons: Requires a car; limited public transport; fewer shops and restaurants.
- Best for: Luxury villa seekers, those prioritizing peace and quiet, and premium rental investors.
If you seek rental income, Mahmutlar remains the powerhouse due to high demand. If you seek lifestyle and prestige, Oba is unbeatable. For long-term luxury investment and breathtaking scenery, Kargicak is the clear winner. Note: Always check the ‘Closed District’ status for residency before committing to a long-term rental or purchase.
Find Your Perfect Match in Alanya
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