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Get all the data you need about the real estate market in Bodrum
This article explains the current housing prices in Bodrum in 2026, using the latest market data available as of June 2026.
We constantly update this blog post because the Bodrum real estate market can move quickly, especially when Turkish lira prices, foreign-currency budgets and local demand change.
You will find average prices, price per square meter, neighborhood ranges, property types, taxes, fees and practical budget examples.
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 average housing price in Bodrum in 2026 is close to TRY 16.5 million, but the median is lower because luxury villas lift the headline average.
- A normal entry-level home in Bodrum in 2026 usually starts around TRY 5 million to TRY 10 million, but it is rarely a seafront or postcard property.
- The average price per square meter in Bodrum in 2026 is around TRY 125,000, which is about $2,700 or €2,350 per square meter.
- Prime Bodrum neighborhoods such as Yalıkavak, Türkbükü, Gündoğan and Bitez can cost two to four times more per square meter than inland areas.
- Bodrum property prices are up in lira terms versus 2025, but the market is weaker after inflation because Turkish inflation remains high.
- Closed sale prices in Bodrum are usually below asking prices, often by around 8% to 12% for normal resale homes.
- New homes in Bodrum usually cost 25% to 45% more per square meter than older homes in the same area.
- A $200,000 budget can still work in Bodrum in 2026, but the buyer should expect an older apartment or a less central location.
- A $1 million budget gives access to the villa market in Bodrum, but not always to the very best seafront luxury homes.
What is the average housing price in Bodrum in 2026?
The median housing price is often more useful than the average housing price in Bodrum because very expensive villas in Yalıkavak, Türkbükü and Gündoğan push the average upward.
We are writing this as of 2026, with the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Bodrum in 2026 is around TRY 14.5 million, which is about $314,000 or €272,000. The estimated average housing price in Bodrum in 2026 is around TRY 16.5 million, which is about $358,000 or €310,000.
A realistic range for about 80% of residential properties in the Bodrum market in 2026 is TRY 6 million to TRY 65 million, or about $130,000 to $1.4 million.
A realistic entry range in Bodrum in 2026 is TRY 5 million to TRY 10 million, or about $108,000 to $217,000 and €94,000 to €187,000, which usually means an older 1-bedroom or compact 2-bedroom apartment in Mumcular, Konacık, Gümbet, Turgutreis back streets or inland Bodrum.
A realistic luxury property range in Bodrum in 2026 is TRY 50 million to TRY 120 million, or about $1.1 million to $2.6 million and €940,000 to €2.25 million, which usually means a 200 to 350 square meter villa with a pool, sea view or premium location in Yalıkavak, Türkbükü, Gündoğan, Bitez or Gölköy.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bodrum.
We checked the direction of the market with Bodrum Chamber of Commerce and its January 2026 housing assessment.
We converted lira values using June 2026 exchange-rate assumptions checked against TCMB and the ECB.
Are Bodrum property listing prices close to the actual sale price in 2026?
In Bodrum in 2026, final sale prices are usually around 8% to 12% below listing prices for normal resale homes.
This gap exists because many Bodrum sellers start with a high asking price, while buyers are more selective because borrowing costs are high and foreign-buyer demand is slower. The gap is smaller for rare sea-view villas near the marina, and larger for ordinary homes that have been listed for many months.
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What is the price per sq m or per sq ft for properties in Bodrum in 2026?
As of 2026, the estimated median housing price per square meter in Bodrum is around TRY 110,000, or about $2,385 and €2,060, while the estimated median price per square foot is around TRY 10,220, or about $222 and €191. The estimated average housing price per square meter in Bodrum is around TRY 125,000, or about $2,715 and €2,345, while the estimated average price per square foot is around TRY 11,625, or about $252 and €218.
The highest price per square meter in Bodrum in 2026 is usually found in small prime apartments and new sea-view villas, while the lowest price per square meter is usually found in older inland apartments and larger renovation homes.
The highest price per square meter in Bodrum in 2026 is usually in Yalıkavak, Türkbükü, Gündoğan, Gölköy, Bitez and prime Torba, where ranges can reach TRY 145,000 to TRY 300,000 per square meter and more. The lowest price per square meter is usually in Mumcular, Karaova, Gölbaşı, inland Konacık and back areas of Güvercinlik, where ranges are closer to TRY 50,000 to TRY 95,000 per square meter.
We compared that level with live asking-price ranges on Emlakjet and other Turkish property portals.
We treated listing portals as asking-price evidence, not as exact proof of final sale prices.
How have property prices evolved in Bodrum?
Compared with one year ago, Bodrum property prices in 2026 are up by about 17% in nominal Turkish lira terms. But after inflation, Bodrum housing prices are likely down by around 12% in real terms, because Turkish inflation has been higher than the local price increase.
Compared with two years ago, Bodrum property prices are still much higher in Turkish lira terms, because the market has been supported by scarce coastal land, luxury demand and high replacement costs. In real terms, however, the increase is much less impressive because inflation and financing costs have weakened the buying power of local buyers.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Turkey.
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 used TurkStat inflation data to separate nominal price growth from real price growth.
We also used Bodrum Chamber of Commerce to understand local sales pressure.
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How do prices vary by property type in Bodrum in 2026?
In Bodrum in 2026, active residential stock is roughly 38% apartments, 24% site villas or semi-detached homes, 18% detached villas, 8% luxury villas, 7% duplex or triplex homes and 5% small village or inland houses, because Bodrum mixes local housing with a large second-home and villa market.
Average apartment prices in Bodrum in 2026 are around TRY 8.5 million, or $184,000 and €159,000. Condo or residence units are closer to TRY 12 million, or $260,000 and €225,000, while site villas or semi-detached homes are around TRY 22 million, or $477,000 and €412,000. Detached villas are closer to TRY 38 million, or $824,000 and €712,000, while luxury sea-view villas are around TRY 85 million, or $1.84 million and €1.59 million. Inland village houses can be closer to TRY 6.5 million, or $141,000 and €122,000, but quality and renovation needs vary a lot.
If you want to know more, you should read our dedicated analyses:
- 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?
We compared property-type ranges with listings on Emlakjet, Sahibinden and Hepsiemlak.
We adjusted averages because villa-heavy areas make Bodrum more expensive than a normal apartment market.
How do property prices compare between existing and new homes in Bodrum in 2026?
In Bodrum in 2026, new or recently completed homes usually cost about 25% to 45% more per square meter than comparable existing homes in the same neighborhood.
This premium exists because construction costs are high, buildable coastal land is scarce and many Bodrum buyers prefer turnkey homes that do not need renovation work.
We used TurkStat construction and inflation context to understand replacement-cost pressure.
We treated very rare branded or seafront homes separately because they can have a larger new-build premium.
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How do property prices vary by neighborhood in Bodrum in 2026?
Yalıkavak is one of the most expensive Bodrum neighborhoods in 2026, with villas, marina-area apartments and luxury residences. Typical home prices are around TRY 18 million to TRY 80 million, or about $390,000 to $1.73 million and €337,000 to €1.5 million, because the marina, restaurants and international buyer demand support high prices.
Gümüşlük is a popular lifestyle and expat area in Bodrum in 2026, with villas, stone houses and low-rise homes. Typical home prices are around TRY 12 million to TRY 35 million, or about $260,000 to $759,000 and €225,000 to €656,000, because buyers pay for the quieter village feel and sea access.
Bitez is a central premium area in Bodrum in 2026, with apartments, renovated homes and villas. Typical home prices are around TRY 14 million to TRY 45 million, or about $304,000 to $976,000 and €262,000 to €843,000, because Bitez offers beach access, practical year-round living and easier access to Bodrum center.
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:
| Area in Bodrum | Market label | Typical home price | Typical price per m² | Typical price per ft² |
|---|---|---|---|---|
| Mumcular | Entry / inland | TRY 4m to 9m / $87k to $195k | TRY 50k to 80k / $1,084 to $1,735 | TRY 4,650 to 7,430 / $101 to $161 |
| Güvercinlik | Value / airport access | TRY 6m to 14m / $130k to $304k | TRY 65k to 105k / $1,409 to $2,276 | TRY 6,040 to 9,750 / $131 to $211 |
| Konacık | Commute / local living | TRY 7m to 16m / $152k to $347k | TRY 75k to 115k / $1,626 to $2,493 | TRY 6,970 to 10,685 / $151 to $232 |
| Gümbet | Rental / central | TRY 7m to 18m / $152k to $390k | TRY 80k to 125k / $1,735 to $2,710 | TRY 7,430 to 11,615 / $161 to $252 |
| Turgutreis | Popular / coastal value | TRY 9m to 25m / $195k to $542k | TRY 85k to 150k / $1,843 to $3,252 | TRY 7,900 to 13,935 / $171 to $302 |
| Ortakent-Yahşi | Family / beach | TRY 11m to 30m / $238k to $650k | TRY 95k to 165k / $2,060 to $3,577 | TRY 8,825 to 15,330 / $191 to $332 |
| Gümüşlük | Expat / lifestyle | TRY 12m to 35m / $260k to $759k | TRY 95k to 180k / $2,060 to $3,902 | TRY 8,825 to 16,725 / $191 to $363 |
| Akyarlar | Beach / second home | TRY 12m to 32m / $260k to $694k | TRY 100k to 175k / $2,168 to $3,794 | TRY 9,290 to 16,260 / $201 to $353 |
| Bitez | Central premium | TRY 14m to 45m / $304k to $976k | TRY 120k to 220k / $2,602 to $4,769 | TRY 11,150 to 20,440 / $242 to $443 |
| Gündoğan | Premium coastal | TRY 18m to 55m / $390k to $1.19m | TRY 130k to 240k / $2,819 to $5,203 | TRY 12,075 to 22,300 / $262 to $484 |
| Yalıkavak | Luxury / marina | TRY 18m to 80m / $390k to $1.73m | TRY 130k to 300k / $2,819 to $6,504 | TRY 12,075 to 27,870 / $262 to $604 |
| Türkbükü | Ultra-prime / luxury | TRY 25m to 120m+ / $542k to $2.60m+ | TRY 160k to 420k+ / $3,469 to $9,105+ | TRY 14,860 to 39,020+ / $322 to $846+ |
We used Emlakjet, Sahibinden and Hepsiemlak to compare neighborhood asking prices.
We lowered confidence for very small neighborhoods because a few luxury listings can distort the average.
How much more do you pay for properties in Bodrum when you include renovation work, taxes, and fees?
In Bodrum in 2026, a practical buyer should usually add 7% to 12% to the purchase price for taxes, agency costs, legal work and setup costs, or 15% to 35% and more if renovation is needed.
If you buy a Bodrum property for around $200,000, that is about TRY 9.2 million in June 2026. A light extra-cost case may add around TRY 740,000 to TRY 1.1 million, or about $16,000 to $24,000, so the total budget may end near $216,000 to $224,000 before any major renovation.
If you buy a Bodrum property for around $500,000, that is about TRY 23.1 million in June 2026. A normal extra-cost budget may add around TRY 1.8 million to TRY 2.8 million, or about $40,000 to $60,000, while a renovation case can push the total much higher.
If you buy a Bodrum property for around $1 million, that is about TRY 46.1 million in June 2026. A light extra-cost case may add around TRY 3.7 million to TRY 5.5 million, or about $80,000 to $120,000, and a renovation-heavy case can add several hundred thousand dollars.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Turkey.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bodrum
| Extra cost | Type | Estimated cost range in Bodrum |
|---|---|---|
| Title deed fee | Tax / transfer | The legal title deed fee is usually 2% for the buyer and 2% for the seller, which means 4% in total. In practice, buyers should check the exact split before signing. On a TRY 20 million home, the buyer’s legal share is about TRY 400,000, or $8,700. |
| Agency commission | Fee | Agency commission is often around 2% to 4% plus VAT, depending on the agreement and who pays. On a TRY 20 million property, this can be about TRY 400,000 to TRY 800,000 before VAT, or $8,700 to $17,300. |
| Lawyer | Professional fee | A lawyer may cost around TRY 50,000 to TRY 250,000, or about $1,100 to $5,400. Foreign buyers should not skip this step because title checks, permits and contract wording matter in Turkey. |
| Valuation report | Due diligence | A valuation report can cost around TRY 15,000 to TRY 40,000, or about $325 to $870. It is useful because it gives a third-party view of the property value. |
| Translator, notary and admin | Closing admin | Translator, notary and small admin costs can be around TRY 15,000 to TRY 60,000, or about $325 to $1,300. The final amount depends on the buyer’s documents and the complexity of the transaction. |
| DASK earthquake insurance | Insurance | DASK earthquake insurance may cost around TRY 2,000 to TRY 15,000, or about $45 to $325. The amount depends on the size, location and official insurance calculation. |
| Utility setup | Setup | Utility setup can cost around TRY 10,000 to TRY 50,000, or about $215 to $1,085. This usually covers subscriptions, deposits and practical move-in costs. |
| Light renovation | Renovation | Light renovation may cost around TRY 8,000 to TRY 20,000 per square meter, or about $175 to $435 per square meter. This can cover painting, basic kitchen work, simple bathroom updates and small repairs. |
| Full renovation | Renovation | Full renovation may cost around TRY 25,000 to TRY 55,000 per square meter, or about $540 to $1,190 per square meter. This can include bathrooms, flooring, kitchen, electrical work, plumbing and major interior upgrades. |
| Luxury renovation | Renovation | Luxury renovation can cost around TRY 60,000 to TRY 120,000 per square meter and more, or about $1,300 to $2,600 per square meter. Villas with pools, landscaping, smart-home systems or premium materials can exceed this range. |
| Annual property tax | Ongoing tax | Annual property tax in metropolitan areas is commonly around 0.2% of the municipal tax value for residential property. This is not the same as the market price, so the cash amount can be much lower than buyers expect. |
| Valuable housing tax | Ongoing tax | Valuable housing tax can apply to high tax-value homes above the legal threshold. Luxury Bodrum villas should be checked carefully because tax values and legal thresholds can change. |
We used TKGM as the official land registry context for title-deed procedures.
We added market-based cost ranges for legal, agency, setup and renovation costs because these are not all published in one official table.
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, or about TRY 4.6 million, there is not much normal Bodrum market in 2026, but possible options include an older 45 to 55 square meter 1-bedroom apartment in Mumcular, a small 50 to 60 square meter inland apartment near Karaova or Gölbaşı, or a very old 60 to 80 square meter village house needing renovation in inland Bodrum.
With $200,000, or about TRY 9.2 million, possible Bodrum options in 2026 include a 75 to 90 square meter existing 2-bedroom apartment in Turgutreis, a 55 to 75 square meter existing 1-bedroom or compact 2-bedroom apartment in Gümbet, or an 80 to 100 square meter small inland home in Konacık or Mumcular.
With $300,000, or about TRY 13.8 million, possible Bodrum options in 2026 include an 85 to 110 square meter existing 2-bedroom apartment in Turgutreis, an 80 to 100 square meter existing apartment in the back streets of Bitez, or a 100 to 120 square meter small semi-detached existing home in Gümüşlük or Akyarlar.
With $500,000, or about TRY 23.1 million, possible Bodrum options in 2026 include a 130 to 160 square meter semi-detached villa in Gümüşlük, a 100 to 130 square meter renovated 2-bedroom or 3-bedroom apartment in Bitez, or a 150 to 180 square meter villa-type existing home in Turgutreis or Ortakent.
With $1,000,000, or about TRY 46.1 million, possible Bodrum options in 2026 include a 180 to 240 square meter renovated detached villa in Yalıkavak, a 180 to 220 square meter sea-view existing villa in Gündoğan, or a 160 to 220 square meter high-quality villa or large apartment in Bitez or Torba.
With $2,000,000, or about TRY 92.3 million, Bodrum becomes a true luxury market in 2026, with possible options including a 280 to 350 square meter new or fully renovated villa in Yalıkavak, a 250 to 320 square meter premium existing villa in Türkbükü, or a 300 to 400 square meter sea-view detached villa in Gündoğan or Gölköy.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Turkey.
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 and link | Why this source matters | How we used it |
|---|---|---|
| Endeksa Bodrum residential price index | Endeksa is a widely used Turkish housing-data platform with local price-per-square-meter estimates. | We used Endeksa as the main local benchmark for Bodrum’s average price, average size and unit price. We also used it to check neighborhood-level patterns and market timing. |
| Bodrum Chamber of Commerce housing assessment | The local chamber is a reputable Bodrum business institution and cites official housing-sales data. | We used the January 2026 note to check local sales volumes and pricing direction. We also used its comments on high financing costs and slower sales to interpret negotiation room. |
| Central Bank of the Republic of Türkiye housing price index | TCMB is the official central bank and publishes Turkey’s strongest official housing price index. | We used TCMB to compare Bodrum’s trend with the wider Turkish market. We also used it to understand whether nominal price growth was still positive after inflation. |
| TurkStat housing sales and inflation data | TurkStat is Turkey’s official statistics agency for inflation, housing sales and demographic data. | We used TurkStat for the macro context around sales, inflation and foreign-buyer demand. We used inflation to separate lira price growth from real purchasing-power change. |
| TCMB indicative exchange rates | TCMB is the official Turkish source for reference exchange-rate data. | We used TCMB exchange-rate data to sanity-check our TRY to USD and TRY to EUR conversions. We then rounded foreign-currency amounts to keep the article easy to read. |
| European Central Bank EUR/TRY reference rate | The ECB is an official central bank source for euro reference exchange rates. | We used the ECB as an external check for the euro conversion. We used about TRY 53.37 per euro for the June 2026 calculations. |
| Emlakjet Bodrum listings | Emlakjet is a major Turkish property portal with live residential listings across Bodrum. | We used Emlakjet to compare current asking prices by neighborhood and property type. We did not treat portal prices as final sale prices. |
| Sahibinden Bodrum listings | Sahibinden is one of Turkey’s largest listing platforms for residential property. | We used Sahibinden to cross-check the spread between apartments, villas and ultra-luxury homes. We used it mainly to understand asking-price ranges. |
| Hepsiemlak Bodrum listings | Hepsiemlak is a large Turkish real estate portal with broad local listing coverage. | We used Hepsiemlak to compare Bodrum neighborhood listings against Endeksa and Emlakjet. We focused on broad ranges rather than single listings. |
| Turkish Revenue Administration property purchase tax guidance | GİB is Turkey’s official tax authority and is the right source for property tax rules. | We used GİB to estimate the title-deed fee and tax-related closing costs. We then added practical buyer costs that are common in real transactions. |
| Turkish General Directorate of Land Registry and Cadastre | TKGM is the official public body for land registry and title-deed procedures in Turkey. | We used TKGM as the official background source for title-deed procedures. We used it to keep the buying-cost section grounded in the real Turkish transfer process. |
| Bodrum Municipality | Bodrum Municipality is the local authority for planning, local services and municipal context. | We used the municipality as local context for neighborhood structure and urban limits. We did not use it as a direct housing-price source. |
| Muğla Metropolitan Municipality | Muğla Metropolitan Municipality provides regional context for infrastructure and local administration. | We used it to understand the broader regional setting of Bodrum. This helped us avoid treating Bodrum as a single uniform market. |
| Mevzuat Information System | Mevzuat is Turkey’s official legal database for laws and regulations. | We used it as legal context for property-related rules where needed. We kept legal comments simple because buyers should still use a lawyer. |
| Invest in Türkiye | Invest in Türkiye is an official investment-promotion platform for the country. | We used it for general macro and investment context. We did not use it to price specific Bodrum homes. |
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