Real Estate in Bodrum
Bodrum is the most sought-after holiday region on Türkiye's Aegean coast for buyers from Germany: villas and apartments with sea views, marinas and a long summer. We support you with your plans.
Locations in Bodrum
- Yalıkavak: Marina, international buyers, upper price segment. Guide value: approx. TRY 158,700/m² (−0.2 %) (asking prices, Endeksa, Sept 2026).
- Gümüşlük and Turgutreis: West coast with sunsets, quieter, lively all year in Turgutreis. Guide value: approx. TRY 120,400/m² in Gümüşlük (−1.6 %), 130,100 in Turgutreis (+19.3 %) (asking prices, Endeksa, Sept 2026).
- Bitez and Ortakent: Close to Bodrum centre, gardens and beaches, popular with families. Guide value: approx. TRY 166,500/m² in Bitez (+13.1 %); no separate figure for Ortakent (asking prices, Endeksa, Sept 2026).
- Bağla and Yahşi: Bays in the south facing Kos, hillside plots with sea views. Guide value: approx. TRY 160,300/m² in Yahşi (+1.8 %), 128,300 in Bağla (model value Bank Evler Sahil Sitesi; İslamhaneleri neighbourhood 110,200) (asking prices, Endeksa, Sept 2026).
Guide values per m² from different sources: asking prices, estimates or transaction prices, as stated in each case. Individual properties vary considerably with condition, view and floor.
Bodrum Market
| Indicator | Value |
|---|---|
| Sales to foreigners, Türkiye, September 2026 | 2,167 (+9.9 %), buyers from Germany ranked third (TÜİK via Cumhuriyet) |
| Areas in detail | Guide to Bodrum by area |
| Current property | Triplex unit in the Bank Ev Residence, Bağla |
| Asking price in Bodrum per m² | approx. TL 128,471 (+10.25 % year on year), September 2026 (Endeksa) |
| House prices, Aydın, Denizli, Muğla region | +17.9 % nominal year on year, September 2026 (TCMB house price index) |
| Total purchase costs for the buyer | approx. 4.5 to 7 % incl. commission, depending on how the title deed fee is split; new builds plus VAT where applicable (BELLAZZURA estimate, non-binding) |
Prices by Location
Estimate: Actual sale prices are not published in Türkiye; the values stated in the land registry are often below the price paid. The figures are based on model and listing data, as of September 2026, change in nominal lira terms (Endeksa). Individual neighbourhood values fluctuate strongly because of small case numbers.
| Neighbourhood | TL/m² | Gross yield | vs prior year |
|---|---|---|---|
| Türkbükü | 209,475 | 2.8 % | +5.3 % |
| Gölköy | 196,296 | 3.5 % | +3.4 % |
| Gündoğan | 168,662 | 4.5 % | +26.4 % |
| Bitez | 166,483 | 4.9 % | +13.1 % |
| Yalıkavak | 158,739 | 4.5 % | −0.2 % |
| Küçükbük | 153,890 | 4.6 % | +12.0 % |
| Gümbet | 146,599 | 5.6 % | +24.8 % |
| Kumbahçe | 142,353 | 5.3 % | −6.3 % |
| Turgutreis | 130,131 | 5.3 % | +19.3 % |
| Konacık | 122,179 | 5.8 % | +11.0 % |
| Torba | 120,630 | 6.0 % | −5.6 % |
| Gümüşlük | 120,440 | 5.2 % | −1.6 % |
| Bodrum overall | 128,471 | 5.3 % | +10.3 % |
Buying and Costs
- Title deed fee: 4 % of the declared price, by law split equally between buyer and seller; plus commission, valuation report and foreign currency certificate. All items in our guide to purchase costs and taxes.
- Citizenship from a property value of USD 400,000, residence permit through property ownership from USD 200,000 per title deed (guide to citizenship and residence).
- Before buying: check the title deed, encumbrances, building permit and occupancy permit (iskân), see our guide to legal due diligence.
Who Bodrum Suits
- A holiday home with a long season from spring to autumn; in winter many villages are much quieter.
- Year-round living mainly in Turgutreis, Ortakent, Bitez and Bodrum town, where shops, doctors and schools are open all year.
- Seasonal letting, with a permit and the consent of the co-owners, see below.
Getting There
Milas-Bodrum Airport is around 37 km from Bodrum centre (DHMİ). In summer there are direct flights from many German cities, in winter mostly connections via Istanbul. Anyone planning year-round use should factor in the drive from the airport to their village.
Plots, Building and Protected Areas
- Large parts of the peninsula lie in natural or archaeological protected areas (sit alanı), with conservation plans and strict building rules; in some places no new building is possible (TMMOB).
- The municipal zoning information shows what can be built on a plot (Bodrum Municipality, e-İmar). It belongs before every decision on a plot or an extension.
- A common risk is later extensions, pools or converted roof storeys without a permit. What counts is what the building permit and occupancy permit (iskân) show, not the current condition.
Residential Complexes and Service Charges
Many properties are in residential complexes (site) with a pool, garden and security. Management and the monthly service charge (aidat) are governed by the house rules and owners’ meeting under Condominium Law No. 634. Before buying, ask to see the accounts, any arrears and planned special levies.
Letting
Since 2024, short-term letting to tourists requires a permit; in residential complexes the consent of all co-owners is needed. Details and taxes in our guide to running costs and letting.
Frequently Asked Questions
Are there restricted areas for foreigners in Bodrum?
Individual plots may lie in military restricted or security zones. The authorities check this before the transfer; we clarify it in advance, see our guide to legal due diligence.
What does the purchase cost on top?
Title deed fee, commission, valuation report and further items are set out with a worked example in our guide to purchase costs and taxes.
Which area suits me?
That depends on seasonal or year-round use, beach or hillside and budget. Our guide to Bodrum by area gives an overview.
Personal Advice
Tell us about your plans in Bodrum.
Discuss a search mandateMarket figures from published reports with source and date; figures marked “approx.” are estimates. No investment, legal or tax advice. Information without guarantee. As of 22 October 2026.