Bodrum by Area
- Overview
- The Process in 10 Steps
- Purchase Costs and Taxes
- Legal Due Diligence
- Citizenship and Residence
- Running Costs and Letting
- Bodrum by Area
The Bodrum peninsula is not a single market. Between the centre, busy all year, and a quiet bay on the south coast lie worlds of difference in daily life, rental potential and building law. Choosing the area matters more than choosing the apartment.
| Area | Character, season | Suited to | Asking price per m² |
|---|---|---|---|
| Bodrum Merkez | town, marina, old town; busy all year | urban life, short distances | Kumbahçe approx. TRY 142,400, Çarşı approx. TRY 109,200 |
| Bitez | bay, families; busy all year | main residence, families | approx. TRY 166,500 (+13.1 %) |
| Ortakent | inland village; busy all year | quiet, garden, everyday life | no separate data |
| Yahşi | long sandy beach; partly year-round | beach, holiday home | approx. TRY 160,300 (+1.8 %) |
| Bağla | sheltered bay, view of Kos; partly year-round | quiet, sea view | approx. TRY 128,300, model value Bank Evler Sahil Sitesi |
| Turgutreis | small town, marina, market; busy all year | main residence, boat owners | approx. TRY 130,100 (+19.3 %) |
| Gümüşlük | fishing village, protected site; partly year-round | existing stock, character | approx. TRY 120,400 (−1.6 %) |
| Yalıkavak | Palmarina, luxury; seasonal | upper segment | approx. TRY 158,700 (−0.2 %) |
Asking prices per m² according to Endeksa, as of September 2026, with the year-on-year change in brackets. For Bodrum overall: approx. TRY 128,471 (Endeksa). For Bağla, the figure is Endeksa’s model value for apartments with the same features in the Bank Evler Sahil Sitesi complex; the average for the İslamhaneleri neighbourhood is approx. TRY 110,200. Endeksa shows no separate figure for Ortakent.
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 % |
The Areas in Detail
Bodrum Merkez
The centre around the Castle of St Peter and the marina: old town, restaurants, year-round life, ferries to the Greek islands. Apartments tend to be small and densely built, but everything is within walking distance. For buyers who want urban life in winter too.
Bitez
A quiet bay west of the centre with a sandy beach, mandarin groves and many families. Close enough to Bodrum Merkez for everyday life and quieter than the town centre. Popular with buyers who live here all year.
Ortakent
An established inland village with a historic core, stone houses and gardens; the road to the sea leads to Yahşi. More village than resort, with good amenities and many locals.
Yahşi
The beach of Ortakent-Yahşi is one of the longest sandy beaches on the peninsula, with shallow water. Holiday and residential complexes sit close to the sea; families and holiday lets shape the area.
Bağla
A small, sheltered bay on the south coast between Yahşi and Karaincir with open views of Kos. Less through traffic, mostly residential complexes on the hillside. Yahşi is about 4 km away, Turgutreis marina 6 to 7 km and Bodrum centre around 18 km.
Turgutreis
The second-largest town on the peninsula, with its own marina, a large weekly market, doctors and schools. Lived in all year, with a wide range from apartments to villas and sunsets over the islands.
Gümüşlük
A fishing village on the site of ancient Myndos, an archaeological protected site since 1975. New construction is heavily restricted, so supply is scarce. Buying here means buying existing stock and checking permits with particular care.
Yalıkavak
North coast with Palmarina, luxury hotels and high-end villas. International clientele and seasonal life peaking in summer. High prices, but also the strongest demand in the upper segment.
Our current offer in Bağla: the triplex unit in the Bank Ev Residence with views of Kos and Datça.
Personal Advice
We guide buyers from Germany and Europe through the purchase in Türkiye together with our licensed partner offices in Istanbul and Bodrum, from the first assessment to the handover.
Request a consultationSources
- Kültür Portalı: Antike Stadt Myndos, Gümüşlük
- Gezimanya: Gümüşlük, archäologisches Schutzgebiet seit 1975
- Bodrum.net.tr: Ortsteile
- BodrumGuru: Bodrum-Ortsteile und Karte
- BodrumGuru: Where to Stay in Bodrum
This guide provides general information and is not legal or tax advice. Rules, thresholds and fees change frequently; check every value against the cited source before you decide, and involve a Turkish lawyer (avukat), notary (noter) or tax adviser (mali müşavir) for your specific case. Information without guarantee. As of 17 October 2026.