Authored by the expert who managed and guided the team behind the Turkey Property Pack
Yes, the analysis of Bodrum's property market is included in our pack
If you're curious about current housing prices in Bodrum, you're in the right place.
We constantly update this blog post with the latest data from trusted Turkish property sources.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bodrum.
Insights
- The median home price in Bodrum sits around 14.4 million Turkish lira (roughly $337,000), but prime marina neighborhoods like Yalikavak can push prices three times higher per square meter.
- Bodrum property prices rose about 15% in nominal terms over the past year, yet when you factor in Turkey's high inflation, real price growth was likely flat or slightly negative in 2025.
- Inland areas like Mumcular offer entry points around 3.6 million lira ($84,000), making them the most affordable option in the Bodrum district for buyers on a tight budget.
- New-build homes in Bodrum typically cost 15% to 25% more than comparable existing properties, mainly due to modern amenities, energy efficiency, and lower renovation risk.
- Listing prices in Bodrum usually close about 8% to 12% below the asking price, with cash offers and currency negotiations giving buyers extra bargaining power.
- Sea-front villas command the highest price per square meter in Bodrum because coastline is scarce and land value dominates the total property cost.
- Yalikavak leads Bodrum neighborhoods with unit prices ranging from 91,000 to 329,000 lira per square meter, driven by its marina, upscale dining, and strong expat demand.
- Transaction costs in Bodrum typically add 8% to 15% on top of the purchase price, covering title deed taxes, agent fees, legal work, and setup costs.
- Apartments make up roughly 45% of Bodrum's residential market, followed by villas at about 35%, reflecting the mix of vacation condos and detached second homes.
What is the average housing price in Bodrum in 2026?
The median housing price is more telling than the average in Bodrum because a small number of expensive seafront villas pull the average up, making the median a better reflection of what most buyers actually pay.
We are writing this as of the first half of 2026 using the latest data collected from authoritative Turkish property sources, which we manually double-checked for accuracy.
The estimated median home price in Bodrum in 2026 is around 14,400,000 Turkish lira, which converts to approximately $337,000 or €286,000. The average home price in Bodrum sits higher at about 16,000,000 lira, or roughly $375,000 (€318,000), because luxury villas skew the figure upward.
For 80% of residential properties in Bodrum in 2026, you can expect prices to fall within a range of roughly 8 million to 24 million Turkish lira, or about $188,000 to $565,000.
A realistic entry point in Bodrum starts around 3,600,000 lira ($84,000 or €71,000), which could get you a newer small apartment of about 79 square meters in the inland neighborhood of Mumcular.
At the luxury end of the Bodrum market in 2026, prices typically range from 45 million to 90 million lira ($1 million to $2.1 million or €900,000 to €1.8 million), which would buy you a large villa with sea views in prime areas like Yokusbasi or Yalikavak.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bodrum.
Are Bodrum property listing prices close to the actual sale price in 2026?
In Bodrum, the estimated gap between listing prices and actual closing prices is typically 8% to 12% below the asking price.
This happens because sellers in Bodrum commonly use "anchor pricing," listing high with the expectation of negotiating down, especially in premium areas where comparable sales data is limited. The gap can widen further when buyers offer cash or negotiate in foreign currency, which gives them extra leverage during the transaction.
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What is the price per sq m or per sq ft for properties in Bodrum in 2026?
As of early 2026, the estimated median price per square meter in Bodrum is around 110,000 Turkish lira ($2,575 or €2,183), while the average sits higher at about 119,500 lira per square meter ($2,798 or €2,372). Converting to square feet, the average comes to roughly 11,100 lira per square foot, or about $260 (€220) per square foot.
Sea-front and strong sea-view homes have the highest price per square meter in Bodrum because coastline is scarce and land value dominates the cost, while inland apartments without views have the lowest prices due to greater supply and less "destination premium."
In Bodrum in 2026, Yalikavak has the highest prices per square meter, ranging from about 91,000 to 329,000 lira ($2,130 to $7,700). Mumcular offers the lowest range at roughly 37,000 to 60,000 lira per square meter ($870 to $1,400), making it the most affordable neighborhood in the district.
How have property prices evolved in Bodrum?
Compared to one year ago, Bodrum property prices have risen about 15% in nominal Turkish lira terms as of late 2025. However, when you adjust for Turkey's high inflation, real price growth was likely flat or even slightly negative during this period.
Looking back further, Bodrum prices in Turkish lira terms are several times higher than they were ten years ago, but much of that increase reflects currency depreciation and inflation rather than true value gains. The two main drivers over a decade have been inflation pushing up lira prices mechanically, plus consistent demand for Bodrum's scarce coastal properties from both domestic and international buyers.
By the way, we've written a blog article detailing the latest updates on property price variations in Bodrum.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bodrum.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Bodrum in 2026?
In Bodrum in 2026, apartments make up roughly 45% of the residential market, villas account for about 35%, duplex and townhouse-style homes represent around 10%, low-rise compound residences about 5%, small studios around 3%, and traditional stone houses fill the remaining 2%.
Average prices by property type in Bodrum as of the first half of 2026 break down roughly as follows: studios and small one-bedroom units range from 4 to 8 million lira ($94,000 to $187,000 or €79,000 to €159,000), typical two or three-bedroom apartments run 10 to 18 million lira ($234,000 to $421,000 or €198,000 to €357,000), duplexes and townhouses cost 15 to 25 million lira ($351,000 to $585,000 or €298,000 to €496,000), standard villas range from 25 to 50 million lira ($585,000 to $1.17 million or €496,000 to €992,000), and luxury villas start around 45 million lira and can exceed 90 million lira ($1 million to $2.1 million or €893,000 to €1.79 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Bodrum?
- How much should you pay for a house in Bodrum?
- How much should you pay for a villa in Bodrum?
- How much should you pay for lands in Bodrum?
How do property prices compare between existing and new homes in Bodrum in 2026?
New-build homes in Bodrum typically cost 15% to 25% more than comparable existing properties in similar locations and sizes.
This premium exists because new constructions come with modern amenities like swimming pools, energy-efficient systems, covered parking, and contemporary finishes that reduce the buyer's immediate renovation costs and appeal strongly to short-term rental investors.
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How do property prices vary by neighborhood in Bodrum in 2026?
In Yalikavak, you will find primarily upscale villas, modern apartments, and marina-adjacent residences, with prices ranging from about 15.7 million to 57 million lira ($368,000 to $1.33 million). This premium pricing reflects Yalikavak's status as Bodrum's most sought-after address, driven by its famous marina, high-end restaurants, and strong demand from international buyers.
Bitez offers a mix of family-friendly apartments, townhouses, and smaller villas near a popular beach, with prices typically running from 11.8 million to 40 million lira ($279,000 to $932,000). The neighborhood attracts families and expats looking for a balance between beach access, everyday convenience, and relative value compared to the luxury pockets.
Mumcular provides mostly newer apartments and small homes in an inland setting, with prices ranging from 2.9 million to 4.7 million lira ($69,000 to $111,000). This makes Mumcular the most affordable option in the Bodrum district, appealing to budget-conscious buyers willing to trade sea views for significant savings.
You will find a much more detailed analysis by areas in our property pack about Bodrum. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (₺ / $) | Avg per m² (₺ / $) | Avg per ft² (₺ / $) |
|---|---|---|---|---|
| Yalikavak | Luxury / marina / expat | 15.7M - 57M ₺ / $368k - $1.33M | 91,000 - 329,000 ₺ / $2,130 - $7,700 | 8,450 - 30,560 ₺ / $198 - $716 |
| Geris | Quiet-luxury hillside | 13.5M - 39M ₺ / $317k - $908k | 86,750 - 248,600 ₺ / $2,031 - $5,820 | 8,060 - 23,090 ₺ / $189 - $541 |
| Bitez | Family / beach | 11.8M - 40M ₺ / $279k - $932k | 85,400 - 288,400 ₺ / $2,000 - $6,752 | 7,930 - 26,790 ₺ / $186 - $627 |
| Kumbahce | Central / waterfront | 12.5M - 44M ₺ / $293k - $1.02M | 84,670 - 294,150 ₺ / $1,983 - $6,888 | 7,865 - 27,330 ₺ / $184 - $640 |
| Carsi | Walkable / old town | 11.6M - 33M ₺ / $272k - $777k | 80,000 - 229,170 ₺ / $1,873 - $5,366 | 7,430 - 21,300 ₺ / $174 - $499 |
| Yokusbasi | Views / close to center | 14.4M - 47M ₺ / $337k - $1.09M | 82,040 - 267,060 ₺ / $1,921 - $6,253 | 7,620 - 24,810 ₺ / $178 - $581 |
| Gumusluk | Popular / boho seaside | 10.2M - 32M ₺ / $238k - $758k | 72,000 - 229,680 ₺ / $1,686 - $5,377 | 6,690 - 21,340 ₺ / $157 - $500 |
| Koyunbaba | Family / mid-upper | 10.2M - 29M ₺ / $239k - $686k | 71,970 - 206,160 ₺ / $1,685 - $4,828 | 6,690 - 19,160 ₺ / $157 - $449 |
| Turgutreis | Value / larger supply | 9.8M - 26M ₺ / $229k - $607k | 74,120 - 196,360 ₺ / $1,736 - $4,597 | 6,890 - 18,250 ₺ / $161 - $427 |
| Eskicesme | Commute / mixed | 6.9M - 20M ₺ / $162k - $468k | 69,150 - 200,000 ₺ / $1,619 - $4,683 | 6,420 - 18,580 ₺ / $150 - $435 |
| Gumbet | Popular / condos | 6.4M - 19M ₺ / $150k - $433k | 73,530 - 212,500 ₺ / $1,722 - $4,974 | 6,830 - 19,750 ₺ / $160 - $462 |
| Mumcular | Budget / inland | 2.9M - 4.7M ₺ / $69k - $111k | 37,140 - 60,000 ₺ / $870 - $1,405 | 3,450 - 5,580 ₺ / $81 - $131 |
How much more do you pay for properties in Bodrum when you include renovation work, taxes, and fees?
When you factor in transaction costs alone (without renovation), expect to add roughly 8% to 15% on top of the purchase price in Bodrum in 2026.
If you buy a property around $200,000 (about 8.5 million lira) in Bodrum, your transaction costs would typically add $16,000 to $30,000 (680,000 to 1.3 million lira), bringing your total to roughly $216,000 to $230,000. If the property needs cosmetic renovation, budget another $20,000 to $30,000 (850,000 to 1.3 million lira) on top.
For a property around $500,000 (about 21.4 million lira), transaction costs would add approximately $40,000 to $75,000 (1.7 to 3.2 million lira), putting your total at $540,000 to $575,000. A cosmetic renovation would add another $50,000 to $75,000 (2.1 to 3.2 million lira) if needed.
At the $1,000,000 level (about 42.7 million lira), expect transaction costs of roughly $80,000 to $150,000 (3.4 to 6.4 million lira), bringing your total to $1.08 to $1.15 million. Full renovation on a property at this price point could add $100,000 to $250,000 (4.3 to 10.7 million lira) depending on scope.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Bodrum.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bodrum
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Title deed transfer tax (tapu) | Tax | This tax is set at 4% of the declared property value. In practice, buyer and seller often negotiate who pays which portion. Budget around 1.7 million lira ($40,000) on a 16 million lira property. |
| Real estate agent fee | Fee | Buyers typically pay around 2% of the purchase price to the agent, though this is sometimes bundled into the deal or negotiated. On a 16 million lira property, expect roughly 320,000 lira ($7,500). |
| Legal, translation, and power of attorney | Fee | These professional services usually cost 0.5% to 1.5% of the property value, depending on complexity. For a typical purchase, budget 80,000 to 240,000 lira ($1,900 to $5,600). |
| DASK earthquake insurance | Admin | This mandatory earthquake insurance costs a few hundred to a few thousand lira annually depending on property size. It is a small but required expense before completing the purchase. |
| Utilities setup and connection | Admin | Setting up water, electricity, and gas accounts involves modest fees and deposits. Budget 5,000 to 15,000 lira ($120 to $350) for initial setup costs. |
| VAT (new-build first sales only) | Tax | VAT applies mainly to new-build first sales and ranges from 1% to 18% depending on property size and type. Resales between individuals are typically VAT-exempt. Check specifics based on your property. |
| Cosmetic renovation | Renovation | Light updates like painting, flooring, and fixtures typically cost 10% to 15% of the purchase price. On a 16 million lira property, budget 1.6 to 2.4 million lira ($37,500 to $56,200). |
| Full renovation (kitchens, bathrooms, systems) | Renovation | Major work including kitchen and bathroom remodels plus electrical and plumbing updates runs 15% to 25% of purchase price. For a 16 million lira home, expect 2.4 to 4 million lira ($56,200 to $93,700). |
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Bodrum in 2026 with different budgets?
With $100,000 (about 4.3 million lira) in Bodrum, your options are mostly limited to inland areas: you could find a newer 75-85 square meter apartment in Mumcular, an older but well-maintained 70 square meter apartment in the same neighborhood, or potentially a very small unit in a less desirable coastal location, though at this price point the coastal market is quite thin.
With $200,000 (about 8.5 million lira), you could purchase a 90-100 square meter newer apartment or small townhouse-style unit in Mumcular, a smaller older apartment in Eskicesme at the budget end of that neighborhood, or a compact older condo in Gumbet near the beach.
With $300,000 (about 12.8 million lira), your options expand to a 100 square meter typical apartment in Eskicesme (close to the neighborhood average), a better-condition apartment or condo in Gumbet possibly within a complex with amenities, or a smaller apartment or older two-bedroom in Turgutreis at the entry level for that area.
With $500,000 (about 21.4 million lira), you could buy an apartment or townhouse in the hillside neighborhood of Geris (away from prime view lines), a mid-range family apartment or townhouse in the beach area of Bitez, or a central apartment with terrace and partial sea views in Kumbahce near Bodrum town center.
With $1,000,000 (about 42.7 million lira), you enter villa territory: a villa-style home with panoramic views in Yokusbasi, a villa or large duplex in prestigious Yalikavak (though not necessarily waterfront), or a high-quality villa in a good compound in Bitez or Geris with modern finishes and amenities.
With $2,000,000 (about 85.4 million lira), you're shopping in Bodrum's prime coastal segment: a large villa in Yalikavak with generous square meters and premium positioning, a top-end villa with sweeping sea views in Yokusbasi, or ultra-prime waterfront property where availability is limited and pricing depends heavily on the specific plot, view, and privacy of each property.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bodrum.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bodrum, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Endeksa (Bodrum district) | One of Turkey's leading data-driven property analytics platforms with published methodology and market metrics. | We used it as the backbone for Bodrum-level averages including average price, price per square meter, typical size, and district min-max ranges. We also anchored our "what you can buy" examples to this data. |
| Endeksa (Yalikavak) | Provides neighborhood-level statistics with unit-price ranges that reflect what buyers actually compare. | We used this page to build the Yalikavak section of our neighborhood comparison table. We also used the displayed exchange rate snapshot to convert lira values to dollars and euros consistently. |
| Endeksa (Mumcular) | Shows pricing data for Bodrum's most affordable inland neighborhood with transparent statistics. | We used this to establish the entry-level price point in Bodrum and provide budget examples for buyers with limited funds. |
| Endeksa (Bitez) | Covers a popular family-friendly beach neighborhood with reliable local market data. | We used Bitez data for the neighborhood comparison table and to illustrate mid-range family property options in Bodrum. |
| Endeksa (Geris) | Provides statistics for a quiet hillside neighborhood popular with buyers seeking privacy and views. | We referenced this data in the neighborhood table and used it for mid-upper budget examples. |
| Endeksa (Gumbet) | Tracks the condo-heavy market near one of Bodrum's most popular beaches. | We used Gumbet data for the neighborhood comparison and to illustrate affordable coastal options. |
| Endeksa (Gumusluk) | Covers a bohemian seaside neighborhood known for its artistic community and sunset views. | We included Gumusluk in the expat-popular neighborhoods section and used its pricing in the comparison table. |
| Endeksa (Yokusbasi) | Provides data for a view-rich neighborhood close to Bodrum center with luxury inventory. | We used Yokusbasi pricing to illustrate the upper end of the Bodrum market and included it in the neighborhood table. |
| Endeksa (Kumbahce) | Covers central Bodrum near the waterfront with good walkability data. | We referenced Kumbahce for central apartment options and included it in our price comparison table. |
| Endeksa (Carsi) | Tracks the walkable old town area at the heart of Bodrum. | We included Carsi in the neighborhood comparison to show central, walkable options. |
| Endeksa (Koyunbaba) | Provides data for a family-oriented mid-upper neighborhood. | We used Koyunbaba statistics for the neighborhood price comparison table. |
| Endeksa (Turgutreis) | Covers a larger neighborhood with more inventory and value-oriented pricing. | We referenced Turgutreis for budget-friendly coastal options and included it in the comparison table. |
| Endeksa (Eskicesme) | Tracks a mixed neighborhood with commuter appeal and varied housing stock. | We used Eskicesme data for the neighborhood table and mid-budget property examples. |
| Central Bank of Turkey (CBRT) | Turkey's official central bank publishes the Residential Property Price Index for macro-level housing trends. | We used the CBRT index to describe broader Turkey price trends and provide context for how Bodrum compares to national patterns over time. |
| TÜİK (Turkish Statistical Institute) | Turkey's official statistics agency providing authoritative inflation and housing construction data. | We referenced TÜİK for CPI data to calculate inflation-adjusted price changes and to cross-check housing category statistics. |
| Mevzuat (Turkish Law Database) | The official consolidated legislation database for Turkish laws including tax regulations. | We referenced Law No. 3065 (VAT Law) to explain when VAT applies to property purchases, particularly for new-build first sales versus resales. |
| Local real estate agent consultations | Direct market participants with current transaction experience provide ground-level pricing insights. | We cross-checked our Endeksa data against agent feedback to estimate the typical gap between listing and closing prices (8-12%). |
| Turkish title deed office fee schedules | Official government fee structures for property transfers. | We used official rates to specify the 4% title deed transfer tax in our transaction cost breakdown. |
| Construction cost surveys | Industry reports on building and renovation costs in coastal Turkey. | We used construction cost data to estimate the new-build premium (15-25%) and renovation cost ranges. |
| Currency exchange data | Real-time exchange rates ensure accurate currency conversions. | We used the exchange snapshot displayed on Endeksa (USD/TRY 42.71, EUR/TRY 50.39) consistently throughout the article for all conversions. |
| Bodrum municipality planning documents | Local government sources on zoning and development patterns. | We referenced these to understand which areas have more development pressure and how that affects pricing by neighborhood. |
| Turkish property registration records | Official transaction records provide insight into actual sale volumes and patterns. | We used registration trends to estimate the market mix between apartments, villas, and other property types in Bodrum. |
| Expat community forums and surveys | Direct feedback from international buyers about their neighborhood preferences and experiences. | We used this qualitative input to identify and explain why Yalikavak, Gumusluk, and Bitez are popular with expat buyers. |
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