Property in Uncalı: a complete guide to one of Konyaaltı's best neighbourhoods in 2026

When property shopping in Konyaaltı, most buyers first think of Liman, Hurma or Gürsu. Over the past few years, though, families, investors and buyers planning a move to Antalya have increasingly turned their attention to Uncalı Mahallesi.

It's hard to call this neighbourhood touristy. There are almost no hotels, loud bars or seasonal holidaymaker crowds here. Instead, Uncalı offers what turns out to matter far more to many buyers: modern residential complexes, developed urban infrastructure, quality healthcare, good schools and a comfortable setting for permanent living.

Unlike the first coastal row, where there's almost no vacant land left, Uncalı developed as a fully-fledged residential neighbourhood. Today you'll find spacious family apartments here, modern residences with pools and underground parking, and properties that stay in demand among both locals and foreign buyers.

In this guide, the Variant Gayrimenkul team has put together the information you need to judge the neighbourhood objectively: who it suits, what types of property are available here, what to watch for before buying, and why Uncalı is increasingly seen as an alternative to Konyaaltı's better-known neighbourhoods.

Where Uncalı is

Uncalı sits in the north-western part of the Konyaaltı district. To the south it borders Hurma and Liman; to the west it gradually transitions into Molla Yusuf — a neighbourhood known for modern low-rise construction and expensive villas, which we'll cover in detail in a separate guide.

This location has turned out to be one of the neighbourhood's biggest advantages. Residents get fast access to nearly all of the city's key infrastructure without the dense tourist traffic typical of the first coastal row.

Key reference points:

• 🌊 Konyaaltı Beach — 4.7 km (about 12 minutes)
• ✈️ Antalya Airport — 21.7 km (about 25 minutes)
• 🏛 Kaleiçi (old town) — 10.5 km (about 26 minutes)
• 🛍 5M Migros shopping centre — 3.9 km (about 9 minutes)
• 🎓 Akdeniz University — 4.8 km (about 12 minutes)

The neighbourhood's transport access keeps improving. Road infrastructure upgrades and major junction projects are underway in Uncalı, aimed at easing pressure on Konyaaltı's main arteries.

Why more buyers are choosing Uncalı

Five to seven years ago, most foreign buyers aimed to get as close to the sea as possible. Today that's gradually shifting: for permanent living, many families increasingly choose neighbourhoods where the quality of the urban environment matters more than distance to the beach. That's exactly why interest in Uncalı keeps growing.

Main reasons:

• modern residential complexes;
• a calm atmosphere without heavy tourist numbers;
• convenient transport access;
• developed social infrastructure;
• quality healthcare facilities;
• good state and private schools;
• spacious apartments built for family living.

Another important feature of the neighbourhood is that its housing stock leans toward permanent living rather than short-term rental. That's part of why it keeps its calm character even during peak tourist season.

Building type

Unlike coastal quarters, where a lot of housing dates to the early 2000s, a significant share of Uncalı's housing stock is made up of modern complexes.

Most common:

• 2+1 apartments;
• spacious family-sized 3+1 apartments;
• 4+1 apartments;
• two-level duplexes;
• gated complexes with their own grounds.

Many newer projects include: an outdoor pool, a playground, underground or covered parking, a generator, round-the-clock CCTV, a concierge or security, and landscaped green space.

For most buyers planning to live in the apartment year-round, mains natural gas also matters. Many modern buildings in the neighbourhood use natural gas heating systems, though this should always be confirmed individually for any specific property.

Once construction is complete, it's worth confirming the building has received its İskan — the document certifying the building was put into service according to the approved project. If construction is already finished, it's also worth checking for Kat Mülkiyeti status, which confirms full ownership of a specific unit. These documents significantly reduce legal risk when buying.

Neighbourhood infrastructure: a genuinely easy place to live

One of Uncalı's strongest points is its developed infrastructure. Unlike many newer neighbourhoods, there's almost no sense here that the area is still a work in progress.

Healthcare

Uncalı is considered one of the healthcare hubs of western Antalya. Close by you'll find the private Uncalı Hospital, dental clinics, family medical centres, outpatient clinics, and the Akdeniz University medical campus, which continues to expand.

That's part of why apartments here are often bought by doctors, university faculty and families for whom quality healthcare close to home matters.

Education

The neighbourhood works well for families with children. It's home to state schools, municipal kindergartens, private educational institutions, and new campuses of major private schools, including Bahçeşehir Koleji, which opened a new campus in Uncalı.

Akdeniz University — one of Turkey's largest universities — is also relatively close by.

Property prices in Uncalı in 2026

Antalya's property market has changed noticeably over the past few years. Where demand once concentrated in Konyaaltı's coastal neighbourhoods, today more and more buyers are considering Uncalı for permanent living. The reason is simple: here, a buyer often gets a more modern complex, a spacious apartment and developed infrastructure without paying a premium purely for proximity to the sea.

Property prices depend on several factors at once: year built, whether İskan and Kat Mülkiyeti status are in place, unit size, complex infrastructure, whether natural gas is connected, floor, view, and distance to main streets and public transport.

Market benchmarks below are based on Variant Gayrimenkul's own deal data, not averaged figures from listing portals:

| Property type | Approximate price range | |---|---| | 2+1 | 7.5–11.5 million ₺ | | 3+1 | 10.5–16.5 million ₺ | | 4+1 | 14–24 million ₺ | | Duplexes | 18–35 million ₺ | | Average price per m² | 75,000–105,000 ₺/m² |

Advice from Variant Gayrimenkul's experts: when comparing properties, don't rely on price per m² alone. Two apartments of the same size can differ in price by tens of percent because of complex quality, layout, renovation condition, legal status, and infrastructure.

Investment appeal of the neighbourhood

While Uncalı is rarely considered for short-term tourist rentals, from a long-term investment standpoint it remains one of the most stable neighbourhoods in Konyaaltı.

Its main advantage is that the neighbourhood is oriented toward the city's permanent residents rather than tourist flow. That's why steady demand forms here from families, healthcare workers, university faculty, entrepreneurs, civil servants, and foreign buyers planning to relocate. This demand makes the market less dependent on seasonality.

An additional factor is continued transport development. In 2025–2026, road network modernisation and new junction construction are ongoing in the neighbourhood, aimed at improving connections between western Antalya and the rest of the city.

Costs awaiting the owner after purchase

Buying an apartment is only the first stage. After registering ownership, the owner faces several mandatory costs worth knowing about in advance.

Monthly Aidat. If the apartment is in a modern complex, the owner pays Aidat. This typically covers pool maintenance, grounds cleaning, gardening, elevator maintenance, security, CCTV, and lighting of common areas. The average amount depends heavily on the complex's class and service scope — check the exact figure for a specific property with our team.

Emlak Vergisi. Every property owner pays an annual municipal property tax, Emlak Vergisi. The amount is calculated individually based on the property's cadastral value.

DASK. In Turkey, mandatory earthquake insurance (DASK) is a required condition for most property transactions and utility hookups.

Abonelik. After receiving the Tapu, the new owner needs to transfer the Abonelik — the contracts for electricity, water, natural gas and internet — into their own name. If the previous owner was already using these services, the process is usually quick.

What to check before buying an apartment

Even if an apartment looks perfect, we recommend a legal check of the property. Before signing a contract, Variant Gayrimenkul's specialists recommend paying attention to the following documents:

• Tapu — confirms registered ownership. Before the deal, it's important to confirm the seller is genuinely the property's owner.
• İpotek — check whether the property has a registered mortgage or other encumbrance. Its presence doesn't make the deal impossible, but it must be resolved before ownership transfers.
• Ekspertiz Raporu — issued when the property is bought with a bank loan or an independent valuation is needed. The report helps establish market value and can be useful even for cash buyers.
• İskan — confirms the building was put into service according to the approved project. One of the most important documents for buyers.
• Kat Mülkiyeti — if construction is complete, it's preferable to choose properties with Kat Mülkiyeti status, confirming full ownership of the specific unit.

Who Uncalı suits

In our experience, the neighbourhood tends to attract a few particular categories of buyers.

Families with children. One of the most common categories — modern complexes, quiet streets, schools, kindergartens, healthcare facilities, playgrounds, convenient infrastructure.

Buyers settling permanently. If the apartment is bought for year-round living rather than holidays, Uncalı is often a more comfortable choice than Konyaaltı's first coastal row — less tourist noise, easier day-to-day infrastructure, and a higher share of modern complexes.

Investors. Uncalı appeals to those focused on long-term rentals. Demand comes from city residents rather than tourists, which makes returns more stable and less seasonal.

When to look at other neighbourhoods instead

If your main goal is to walk to the beach in a few minutes every day, you should also consider Liman or Gürsu, where most of the housing stock sits closer to the coast.

If you're looking for a standalone house with its own plot, a pool and maximum privacy, we recommend our detailed guide to the Molla Yusuf neighbourhood — widely considered one of Konyaaltı's most prestigious spots for buying a modern villa.

Residence permits when buying property in Uncalı

One of the most common questions from foreign buyers concerns the possibility of obtaining an İkamet İzni after buying property.

Turkish legislation in this area changes regularly, so it's important to distinguish between general rules and the current status of a specific neighbourhood.

Important: before buying property purely for the purpose of obtaining a residence permit, we recommend confirming current information with Turkey's Migration Directorate (İl Göç İdaresi) or consulting Variant Gayrimenkul's specialists. We always check the neighbourhood and address status immediately before a deal.

Even if a specific address doesn't qualify for a particular type of residence permit, this doesn't restrict ownership rights. Foreign nationals can buy, sell, inherit property and register a Tapu in compliance with current legislation.

If one of your goals is obtaining a Turkish residence permit or citizenship, we recommend discussing this with our specialist before choosing a property.

Uncalı's honest pros and cons

No neighbourhood is perfect. That's why we prefer to talk honestly not just about the advantages, but about the potential trade-offs of living here too.

Pros:

• Modern housing stock. Most demand goes to modern complexes with pools, generators, elevators, underground parking and landscaped grounds — often far more comfortable for families than older stock in more central neighbourhoods.
• Developed infrastructure. State institutions, private clinics, schools, kindergartens, supermarkets, cafés, gyms, pharmacies and banks are all within walking distance or a short drive.
• Year-round comfort. Unlike tourist neighbourhoods, Uncalı is just as lively in winter as in summer — with less seasonal swing.
• Spacious apartments. Compared to coastal neighbourhoods, Uncalı has far more 120–180 m² apartments built specifically for family life.
• Good liquidity. Well-maintained modern complexes keep strong demand among both locals and foreign buyers.

Possible drawbacks:

• Further from the sea. If you plan to walk to the beach every day, keep in mind Uncalı sits further from the coast than Liman or Gürsu.
• Less tourist atmosphere. There's almost no seafront promenade, sea-view restaurant row, or the kind of walking areas typical of the first coastal row — a plus for some buyers, a minus for others.
• Fewer new projects. Vacant land for construction keeps shrinking, so many deals today happen on the resale market.

Comparison with neighbouring areas

Every Konyaaltı neighbourhood has its own character.

| Neighbourhood | Best for buyers looking for | |---|---| | Uncalı | Modern apartments for permanent living | | Liman | Maximum proximity to the sea and developed tourist infrastructure | | Gürsu | Comfortable living near the beach and strong rental demand | | Hurma | A more accessible buying budget | | Molla Yusuf | Spacious modern villas with their own plot |

👉 Advice: don't choose a neighbourhood on distance to the sea alone. If you plan to live in Antalya year-round, infrastructure quality, transport access and everyday convenience often matter more.

Frequently asked questions

Is Uncalı suitable for permanent living? Yes. The neighbourhood is specifically oriented toward permanent residents and is considered one of Konyaaltı's most comfortable residential areas.

Are there modern complexes in the neighbourhood? Yes. A significant share of supply consists of gated residences with pools, generators, elevators and security.

Is natural gas available? It's provided in many modern buildings, though gas connection should be confirmed for each specific property.

Can you live without a car? Yes, if the apartment is near the main infrastructure — most supermarkets, pharmacies, cafés and public transport stops are within walking distance.

Which apartments are most in demand? Modern 2+1 and 3+1 apartments in complexes with a pool and parking see the strongest demand.

Is the neighbourhood suitable for investment? Yes, especially if the goal is long-term rental or capital preservation.

What should I check before buying? For the full list of documents to check — Tapu, İpotek, Ekspertiz Raporu, İskan, Kat Mülkiyeti — see the "What to check before buying an apartment" section above.

What costs come after buying? Main costs: Aidat, DASK, Emlak Vergisi, and transferring the Abonelik.

Conclusion

Uncalı isn't a neighbourhood people choose by accident. Buyers who end up here typically already know what they want from life in Antalya. For them, a spacious apartment, developed infrastructure, modern complexes and everyday convenience matter more than a few extra minutes to the beach. That's exactly why the neighbourhood remains one of the most sought-after spots for permanent living in Konyaaltı.

If your priorities differ, it's worth comparing Uncalı with other neighbourhoods: Liman — for those who want to live closer to the sea; Gürsu — if the beach and strong rental demand matter; Hurma — for a more limited budget; Molla Yusuf — if you're considering a modern villa with its own plot and maximum privacy.

Below are a few current listings in Uncalı from the Variant Gayrimenkul portfolio.