Incekum: A villa district in Alanya with a Blue Flag beach

İncekum is a neighborhood in Alanya, 24 kilometers west of the city center. It boasts a 27-hectare natural park, a two-kilometer Blue Flag-certified sandy beach, and a development free of high-rises. Over the past 12 months, prices here have increased by more than 30% in Turkish lira—one of the fastest rates among Alanya's neighborhoods. The main housing type is villas with private pools and gardens; properties starting at €400,000 qualify for Turkish citizenship. Three conditions for a villa neighborhood are present here: a park that limits development density, a picturesque, well-maintained beach, and high marketability.

Where is the Incekum district located?

Incekum is an independent administrative unit and villa district in Alanya.

In 1998, the settlement of Yeşilköy became an urban-type settlement, and in 2004, it was renamed Incekum and became part of the Alanya Municipality. The permanent population is approximately 3,200 people; it increases significantly during the summer.

Incekum is located at kilometer 26 of the Antalya-Alanya highway (D.400). It is 24–28 km by road to Alanya city center (depending on the starting point), approximately 35–40 minutes' drive. It is approximately 65–70 km to Gazipasa-Alanya Airport (GZP), and 105–110 km to Antalya Airport. Its coastal neighbors are Avsallar to the east, Okurcalar to the west, and the Taurus Mountains to the north.

Incekum Beach in Alanya: 2 km of fine sand and a Blue Flag

The beach is the mahalla's main asset: it drives both tourist flow and real estate prices.

İncekum – “fine sand”: etymology and reality

The name comes from Turkish, meaning "fine, fine sand" (ince - fine, kum - sand), and this isn't just a marketing ploy: the beach is sandy and very picturesque, with a gentle slope into the water. It's about 2-3 km long. Pine trees reach right down to the water, providing natural shade.

Blue Flag 2026: 79 certificates in Alanya

In 2026, Alanya received 79 Blue Flags: 6 municipal beaches, 68 hotel beaches, 4 tourist boats, and 1 marina (data from the Alanya Municipality and TÜRÇEV). A total of 580 beaches in Turkey are certified, ranking third in the world. İncekum Beach (İncekum Beach Blue Flag) is a municipal beach that has received the international Blue Flag award: TÜRÇEV inspections confirm the beach's water quality, safety, and service.

Lifeguards are on duty on the shore, and there are sun loungers, showers, and a café. Boat and motorboat rentals, water rides, and diving spots are available at the piers.

İncekum Tabiat Parkı Nature Park: 27 hectares of green space

The park is the second "pole" of the area: it separates the residential area from the beach and is one of the reasons for limiting the area's overly dense development.

İncekum Tabiat Parkı was declared a nature park in 2006; its area is 27.1 hectares. It is managed by the General Directorate of Nature and Parks Protection (DKMP) of the Turkish Ministry of Agriculture. The park features a campsite (77 tents, 14 caravans), picnic areas, showers, and a children's playground. The season runs from April 1 to November 15.

Flora: Mediterranean pine, oleander, laurel, oak

The main vegetation is red pine; the undergrowth includes oleander, laurel, oak, and myrtle. On the coast, archaeologists discovered an 1,800-year-old olive oil factory, and nearby are the remains of the ancient cities of Justinianopolis and Pisarissos.

What the park means for property owners

The park guarantees low density: the residential development nearby remains low-rise. For residents, it offers ready-made recreation: strolls along the paths, picnics, and shade on the beach. The pine forest creates a microclimate: in hot weather, the beach near the park is 2–3°C cooler than the open areas.

Real Estate in Incekum, Alanya: Prices

According to analytical portals, prices in Incekum have increased nominally by 34.3% year-on-year over the past 12 months: both estimates place Incekum among the leaders in Alanya. Inflation is the driving force behind this growth, but the actual growth is modest.

Average price of a villa in Inzhekum

The average price per square meter in Incekum is ₺70,836 (approximately €1,300). Market: Villas in Incekum range from €200,000 for owner-occupied residences of 150–220 m² to €600,000–720,000 for new premium villas.

Incekum vs Sugözü, Payallar, average in Alanya

According to the latest Endeksa report (July 2026), annual growth in Incekum is +34.3%. With inflation at 31.75% (TÜİK, July 2026), real growth in lira terms is approximately 13% (according to the Endeksa methodology, approximately 2%), meaning the market is in a correction phase, and for currency buyers, this is an entry window. The lira has weakened against the euro by approximately 19% and against the dollar by 18% over the year: in foreign currency terms, the growth is lower than the nominal value.

Infrastructure of the area

For living and renting, urban and entertainment infrastructure within walking distance is important.

Sealanya Dolphinpark, a marine park with a dolphinarium, seals, and tropical reefs, is located in neighboring Türkler, a 10-15-minute drive away. Water Planet Aquapark, with three pools and 24 slides, is located in Okurcalar, about 10 minutes away. Both are open all season and contribute to the tourist rental demand.

The neighborhood has supermarkets, pharmacies, cafes, and year-round restaurants. Large shopping centers and hospitals are located in Alanya (35–40 minutes) or Avsallar (10 minutes). Dolmushes run on the D.400 to anywhere in Alanya.

Villas in Inzhekum: Residence Permit and Citizenship Program

Threshold $400,000

The citizenship-by-investment program is active, and in 2026, real estate valued at least $400,000 will qualify for a Turkish passport. The process is as follows: to purchase a villa in Alanya for citizenship, you first transfer foreign currency from abroad through a Turkish bank and obtain a currency purchase certificate (DAB). Next, you obtain a licensed appraiser's report, register the Tapu (Tapu) title deed, and submit the documents for approval. The property cannot be sold for three years. Villas in Incekum are priced and suitable for citizenship.

Residence permit based on real estate

In 2026, a residence permit for real estate will be issued for a property with a cadastral value of at least $200,000 (per TAPU, at the Central Bank exchange rate on the date of the transaction); for a lower value, a tourist residence permit can be obtained. A residence permit based on TAPU is the most reliable basis for residency and a path to citizenship by naturalization.

Who is the Incekum district suitable for?

For permanent residence – a private house with a swimming pool and garden, 800 m from a sandy beach, the tranquility of a pine forest, and the absence of high-rise buildings around.

The citizenship program has a threshold of $400,000, registration through DAB and bank transfer, and full ownership (TAPU).

For families with children choosing a green area, there's a gentle slope into the water, a certified beach, a nature park for walks, and Sealanya and Water Planet for entertainment.

For buyers looking for liquid properties with potential for price appreciation.

For rent – villas for rent in Alanya bring a stable income.

How to buy a villa in Inzhekum: step-by-step

1. Determine your budget and goal: life, rent, or citizenship.
2. Explore the area: come to Incekum, walk from the beach to the nature park (20 minutes walk), assess the building density and surroundings.
3. Choose a project and format: a ready-made villa, a new building, or a custom-made home.
4. Check out the developer: completed projects with iskan (commissioning certificate), residential complex quality, customer reviews.
5. Agree on the terms: price, installment plan, currency of fixation, payment schedule, moment of transfer of the TAPU.
6. Sign the contract, pay for the property, re-register the TAPU at the Cadastral Chamber, and receive the ISKAN.

New Level Group is developing three modern, premium villas in Incekum on 1,000 sq. m. plots. These villas offer 4+2 and 5+2 floor plans, ranging from 410–479 sq. m. Each villa features a garden, private pool/Jacuzzi, panoramic windows, and turnkey finishing. The Blue Flag beach is just 650 meters away. The project is completed and eligible for the citizenship program. Contact New Level Group's specialists in Alanya: we can help you choose the right property, provide legal support for the transaction, and assist you with residency and citizenship applications.