District profile
Alanya is the largest district on the eastern coast of Antalya, home to around 364,000 permanent residents across 1,577 km² — and to a seasonal population several times that size. Its economy runs on two engines: tourism and property sales to international buyers. Both feed a construction market unlike anywhere else in Türkiye: residences and apart-hotels aimed at foreign purchasers, renovation programmes for ageing hotels, and a steady pipeline of new housing in the growth corridors. New development concentrates in Oba, Mahmutlar, Kestel and Cikcilli, where zoned land is still available and demand from European, Scandinavian and CIS buyers remains strong. The city centre and the older parts of Oba, by contrast, carry a large stock of 1990s reinforced-concrete buildings that predate the current seismic codes — which is why urban renewal under Law No. 6306, seismic retrofit and land-for-flat (kat karşılığı) redevelopment have become the district's defining construction themes. For owners of such buildings, or of well-located plots, a land-for-flat contract is usually the most capital-efficient route to a new, code-compliant building. DEMSA Yapı is headquartered in Alanya. We run zoning lookups and plan-note checks at Alanya Municipality, prepare feasibility studies and share-ratio simulations, and manage design, permitting, construction and the occupancy permit (iskan) process end to end. Every structural design complies in full with the Turkish Seismic Design Code 2018 (TBDY 2018), and hotel or apart renovation programmes are scheduled around the tourism season.
Building stock and dynamics
Alanya's building stock splits sharply in two: post-2005 residence and apartment blocks in Oba, Mahmutlar, Kestel and Cikcilli built largely for international buyers, and a 1990s stock in the city centre and older Oba neighbourhoods that predates modern seismic codes and drives Law No. 6306 renewal and retrofit demand. In land-for-flat projects the owner's share typically runs 40–50% in prime coastal locations and 35–45% further inland, depending on plot size, frontage and zoning density. Hotel and apart renovation is a market of its own, with works compressed into the November–April off-season. Sustained foreign demand keeps sales prices per m² among the highest in the Antalya region and underpins the feasibility of renewal projects.