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
Bodrum property prices have become a hot topic among buyers and investors, with the Turkish Riviera continuing to attract both local and international interest despite a challenging economic environment.
This article covers the current housing prices in Bodrum, which neighborhoods are rising fastest, and what to expect in the short and long term.
We constantly update this blog post with the latest data we can find, so bookmark it if you want to stay informed.
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
- Bodrum property prices rose about 16% year-on-year in 2025, which is actually slower than the 31% national average, suggesting Bodrum buyers are more selective and less driven by inflation panic than the rest of Turkey.
- Sea-view villas in Bodrum are appreciating at roughly 20% annually, outpacing apartments by a wide margin, as cash buyers and foreign investors prioritize scarcity and lifestyle over financing availability.
- Bodrum neighborhoods like Yakaköy and Türkkuyusu have seen price jumps of 30 to 50% in a single year, making them some of the fastest-rising micro-markets on the entire Turkish coast.
- Only about 15% of Bodrum property purchases are mortgage-financed due to interest rates near 40%, which means the market is dominated by cash buyers who are less sensitive to rate changes.
- The average Bodrum home now costs around 16.4 million Turkish lira, which translates to roughly $380,000 or €325,000, making it Turkey's most expensive coastal property market.
- Milas-Bodrum Airport handled over 4.4 million passengers in 2024, with 70% of traffic concentrated in the May-to-October peak season, directly supporting rental demand for Bodrum properties.
- Turkey's central bank expects inflation to fall from 31% in late 2025 to between 13% and 19% by end of 2026, which could shift Bodrum buyers from "inflation hedge" mode to "yield-seeking" behavior.
- Bodrum rental yields for luxury properties remain attractive at 6 to 7%, higher than many European coastal destinations, though occupancy is highly seasonal and dependent on tourism flows.
What are the current property price trends in Bodrum as of 2026?
What is the average house price in Bodrum as of 2026?
As of early 2026, the estimated average house price in Bodrum is around 16.4 million Turkish lira, which works out to approximately $380,000 or €325,000 at current exchange rates.
The average price per square meter for properties in Bodrum sits at about 122,000 Turkish lira (roughly $2,850 or €2,400 per sqm), making it Turkey's most expensive coastal property market by a significant margin.
For most buyers in Bodrum, the realistic price range that covers roughly 80% of purchases falls between 8 million and 30 million Turkish lira ($185,000 to $700,000 or €160,000 to €595,000), with the lower end typically representing apartments in inland areas and the upper end covering sea-view villas in premium neighborhoods.
How much have property prices increased in Bodrum over the past 12 months?
Property prices in Bodrum have increased by approximately 16% over the past 12 months ending in January 2026, which represents a moderation from the more explosive growth rates seen in 2022 to 2024.
However, the realistic range of price increases across different property types in Bodrum varied quite a bit, from about 10% for standard apartments to over 30% for luxury sea-view villas and properties in emerging neighborhoods like Türkkuyusu and Yakaköy.
The single most significant factor driving this price movement in Bodrum has been the continued use of property as an inflation hedge by Turkish buyers, combined with sustained demand from foreign cash buyers seeking the Aegean lifestyle at prices still lower than comparable European coastal markets.
Which neighborhoods have the fastest rising property prices in Bodrum as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Bodrum are Yakaköy, Torba, and Güvercinlik, all of which have consistently outpaced the district average.
Yakaköy has seen price growth approaching 35% year-on-year, while Torba and Güvercinlik have recorded increases in the 25 to 30% range, driven by their combination of accessibility and relative value compared to ultra-premium bays.
The main demand driver behind these neighborhoods is the search for "more space for the money" as buyers who cannot afford Yalıkavak or Türkbükü prices look for villa plots and larger homes within a reasonable drive of Bodrum's marina and dining scene.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Bodrum.
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Bodrum as of 2026?
As of early 2026, the ranking of property types by value appreciation in Bodrum is: sea-view villas (fastest), site apartments and townhouses with amenities (second), and standalone apartments in year-round areas like Konacık (third).
The top-performing property type in Bodrum, sea-view villas, has appreciated at approximately 20 to 25% annually, significantly outpacing the district average of 16%.
The main reason villas are outperforming is scarcity, since Bodrum's coastline is finite and zoning restrictions limit new construction, while cash-rich buyers (both Turkish and international) continue to prioritize lifestyle assets that cannot be replicated.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- 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?
What is driving property prices up or down in Bodrum as of 2026?
As of early 2026, the top three factors driving property prices in Bodrum are: inflation-hedge buying by Turkish households, limited coastal supply combined with strong lifestyle demand, and sustained tourism activity supporting rental expectations.
The single factor with the strongest upward pressure is the continued perception of Bodrum real estate as a store of value in a high-inflation environment, with many Turkish buyers treating property as a safer alternative to holding lira deposits.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Bodrum here.
Get fresh and reliable information about the market in Bodrum
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the property price forecast for Bodrum in 2026?
How much are property prices expected to increase in Bodrum in 2026?
As of early 2026, property prices in Bodrum are expected to increase by approximately 28% over the course of the year, based on our central forecast.
The realistic range of forecasts from different analysts spans from about 15% (conservative scenario assuming aggressive disinflation and buyer hesitation) to 35% (optimistic scenario with strong tourism and continued foreign demand).
The main assumption underlying most forecasts is that Turkey's disinflation process continues as planned, with inflation falling from around 31% to the 13-19% range by year-end, which would support both domestic confidence and foreign purchasing power.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Bodrum.
Which neighborhoods will see the highest price growth in Bodrum in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Bodrum are Yakaköy, Torba, Güvercinlik, Konacık, and Ortakent-Yahşi.
The projected price growth for these top neighborhoods ranges from 25% to 40%, with Yakaköy and emerging inland villa pockets at the higher end due to their relative value proposition.
The primary catalyst driving expected growth in these areas is the combination of improving road access, spillover demand from overpriced premium bays, and the growing popularity of year-round living in Bodrum rather than purely seasonal use.
One emerging neighborhood that could surprise with higher-than-expected growth is Çiftlik, which offers larger plots at lower entry prices and benefits from infrastructure improvements connecting it to Bodrum center.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bodrum.
What property types will appreciate the most in Bodrum in 2026?
As of early 2026, the property type expected to appreciate the most in Bodrum is turnkey sea-view villas, particularly those within gated communities offering pool access and security.
The projected appreciation for this top-performing property type is around 25 to 30% for the year, driven by scarcity and the premium that cash buyers place on move-in-ready lifestyle properties.
The main demand trend favoring villas is the shift toward Bodrum as a year-round destination rather than just a summer escape, with remote workers and early retirees seeking properties that function as primary residences.
The property type expected to underperform is older apartments without amenities in less accessible neighborhoods, as these struggle to attract either rental demand or lifestyle buyers, making them more sensitive to financing conditions.
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 will interest rates affect property prices in Bodrum in 2026?
As of early 2026, high interest rates are expected to continue limiting mortgage-dependent demand in Bodrum, but the impact on overall prices will be muted because roughly 85% of buyers pay cash.
Turkey's benchmark interest rate currently sits at 38%, down from a peak of 50% in early 2024, with analysts expecting further cuts to around 27-28% by end of 2026 as inflation continues to decline.
A 1% change in interest rates typically has a limited direct impact on Bodrum property prices because the market is dominated by cash and foreign-exchange buyers, though lower rates could eventually bring more Turkish middle-class buyers into the apartment segment.
You can also read our latest update about mortgage and interest rates in Turkey.
What are the biggest risks for property prices in Bodrum in 2026?
As of early 2026, the three biggest risks for property prices in Bodrum are: a tourism slowdown if Turkey becomes too expensive for European visitors, prolonged high interest rates dampening domestic demand beyond expectations, and potential oversupply in specific site-development pockets.
The risk with the highest probability of materializing is tourism-related pressure, as some reports have already indicated softening visitor numbers due to pricing concerns, which could weaken rental expectations and dampen investor sentiment in the short term.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Bodrum.
Is it a good time to buy a rental property in Bodrum in 2026?
As of early 2026, buying a rental property in Bodrum can be a good decision for buyers who choose the right micro-location and have realistic expectations about seasonal occupancy patterns.
The strongest argument in favor of buying now is that rental yields in Bodrum's prime areas remain attractive at 6 to 7%, higher than many European coastal markets, and the ongoing disinflation process should stabilize the lira and make cash-flow calculations more predictable.
The strongest argument for waiting is that if tourism demand softens or the disinflation process stalls, Bodrum prices could plateau, and buyers might find better entry points later in the year or in 2027.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Bodrum.
You'll also find a dedicated document about this specific question in our pack about real estate in Bodrum.
Buying real estate in Bodrum can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Bodrum?
What is the 5-year property price forecast for Bodrum as of 2026?
As of early 2026, the estimated cumulative property price growth in Bodrum over the next 5 years is approximately 90% in nominal terms, based on our central forecast.
The range of 5-year forecasts spans from about 60% (conservative scenario with aggressive disinflation and stable prices in real terms) to 120% (optimistic scenario with strong tourism recovery and sustained foreign demand).
This translates to a projected average annual appreciation rate of roughly 14% per year over the next 5 years in Bodrum, which reflects a "normalizing Turkey" environment where price growth tracks inflation plus a modest real premium.
The key assumption most forecasters rely on is that Turkey successfully brings inflation down to single digits by 2027-2028 and maintains macroeconomic stability, which would support both domestic confidence and foreign investment in Bodrum property.
Which areas in Bodrum will have the best price growth over the next 5 years?
The top three areas in Bodrum expected to have the best price growth over the next 5 years are Konacık (for year-round livability), Ortakent-Yahşi (for balanced coastal lifestyle), and Torba (for premium resort demand).
The projected 5-year cumulative price growth for these areas ranges from 100% to 130%, outperforming the district average due to their structural advantages in attracting both permanent residents and seasonal users.
This differs somewhat from the shorter 2026 forecast, which favored emerging neighborhoods like Yakaköy, because over a 5-year horizon the areas with deeper infrastructure and year-round services tend to compound value more reliably than pure speculation plays.
The currently undervalued area with the best potential for outperformance over 5 years is Güvercinlik, which combines improving road access to the airport corridor with lower entry prices and room for development.
What property type will give the best return in Bodrum over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Bodrum is a modern 2-to-3 bedroom townhouse or villa within a gated community featuring shared amenities like a pool and security.
The projected 5-year total return for this property type, combining appreciation (around 100%) and cumulative rental income (around 25-35%), could reach 125% to 135% for well-located examples in areas like Bitez, Ortakent, or Torba.
The main structural trend favoring this property type is the growing demand for turnkey, rentable homes that appeal to both seasonal holiday-makers and the expanding pool of remote workers choosing Bodrum for extended stays.
For buyers seeking the best balance of return and lower risk over 5 years, well-located 2-bedroom apartments near year-round amenities in Konacık offer steadier rental demand and easier resale, even if total appreciation is slightly lower.
How will new infrastructure projects affect property prices in Bodrum over 5 years?
The top three infrastructure factors expected to impact Bodrum property prices over the next 5 years are Milas-Bodrum Airport capacity expansion (with new MRO facilities coming online in 2026), road improvements connecting inland neighborhoods to the coast, and solar energy installations supporting sustainable development.
The typical price premium for properties near completed infrastructure projects in Bodrum ranges from 10% to 25%, depending on how significantly the improvement reduces travel time or enhances services.
The neighborhoods that will benefit most from these developments are Torba and Güvercinlik (from airport proximity and access corridor improvements), Konacık (from road and utility upgrades supporting year-round living), and Ortakent-Yahşi (from improved connectivity to Bodrum center).
How will population growth and other factors impact property values in Bodrum in 5 years?
The projected population growth impact on Bodrum property values over the next 5 years is significant, though Bodrum's growth is driven more by lifestyle migration (retirees, remote workers, second-home buyers) than natural population increase, with the permanent resident base expected to grow 3-5% annually.
The demographic shift with the strongest influence on property demand in Bodrum is the rise of "digital nomads" and early retirees from Istanbul and Ankara seeking quality of life, which favors properties with reliable internet, year-round services, and comfortable living spaces.
Migration patterns are expected to continue favoring Bodrum, with both domestic lifestyle migrants and international buyers from Europe and the Gulf region driving demand, though foreign buying activity will depend on Turkey's economic stability and visa policies.
The property types and areas that will benefit most from these demographic trends are modern apartments and townhouses in year-round hubs like Konacık and Ortakent, which offer the services and community infrastructure that permanent residents require.
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 is the 10 year property price outlook in Bodrum?
What is the 10-year property price prediction for Bodrum as of 2026?
As of early 2026, the estimated cumulative property price growth in Bodrum over the next 10 years is approximately 250% in nominal terms, based on our central forecast.
The range of 10-year forecasts spans from about 150% (conservative scenario assuming prolonged disinflation and minimal real gains) to 400% (optimistic scenario with strong economic growth, tourism boom, and sustained foreign demand).
This translates to a projected average annual appreciation rate of roughly 13-14% per year over the next decade in Bodrum, reflecting continued but moderating nominal growth as Turkey's economy normalizes.
The biggest uncertainty factor in making 10-year predictions for Bodrum is Turkey's long-term macroeconomic trajectory, specifically whether the country can sustain single-digit inflation and political stability, which directly affects both domestic confidence and foreign investment appetite.
What long-term economic factors will shape property prices in Bodrum?
The top three long-term economic factors that will shape property prices in Bodrum over the next decade are Turkey's success in maintaining low and stable inflation, the evolution of interest rates and mortgage affordability, and the health of the tourism sector including flight connectivity.
The single long-term economic factor with the most positive potential impact on Bodrum property values is successful disinflation, because a stable lira and predictable price environment would attract more long-term foreign investment and support a shift from speculative buying to genuine lifestyle demand.
The single long-term economic factor posing the greatest structural risk to Bodrum property values is the possibility of tourism competitiveness erosion, where rising costs and service quality issues could push visitors to alternative Mediterranean destinations, weakening both rental demand and buyer sentiment.
You'll also find a much more detailed analysis in our pack about real estate 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 | Why it's authoritative | How we used it |
|---|---|---|
| Central Bank of Turkey (CBRT) RPPI | It's Turkey's official, quality-adjusted house price index published by the central bank. | We used it to anchor national and regional price trends. We also used its regional data to place Bodrum within the wider Aegean market context. |
| CBRT Monthly RPPI Release | It's the official monthly publication with the latest index levels and growth rates. | We used it for the current price momentum as of late 2025. We cross-checked Bodrum growth against Türkiye-wide and Muğla regional figures. |
| Turkish Statistical Institute (TurkStat) | It's the national statistics agency publishing official inflation and housing activity data. | We used it to validate the inflation backdrop affecting real vs nominal prices. We also checked national house-sales trends. |
| Endeksa Bodrum Analytics | It's a leading Turkish real estate platform with neighborhood-level price data. | We used it to estimate Bodrum's average prices and price per square meter. We also used its neighborhood rankings to identify fastest-rising areas. |
| REIDIN Property Indices | It's a long-running, widely cited Turkish real estate index provider. | We used it as a second benchmark to sanity-check price changes. We also relied on its methodology notes to explain index behavior. |
| BIS CBRT Methodology Paper | It's an international central-bank publication on house price index methodology. | We used it to explain why quality-adjusted indices are more reliable. We also used it to justify triangulating multiple data sources. |
| FRED Real Property Prices for Turkey | It's a respected macro data portal with internationally comparable BIS series. | We used it to check longer-run real price trends. We used it for macro context, not Bodrum-specific pricing. |
| Turkish Medium Term Program 2026-2028 | It's the government's official macro framework and targets for inflation and growth. | We used it to set baseline macro assumptions for 2026-2028. We translated those targets into housing demand implications for Bodrum. |
| World Bank Turkey Overview | It's a major international organization publishing independent macro forecasts. | We used it to cross-check government inflation and growth projections. We used the overlap between forecasts to build our central scenario. |
| OECD Economic Outlook Turkey | It's a top-tier policy institution used by governments and investors worldwide. | We used it as another independent macro lens on growth and inflation. We combined it with other forecasts to avoid relying on a single source. |
| IMF World Economic Outlook | It's the IMF's official macro database used as a global standard reference. | We used it to triangulate inflation and growth expectations. We used it for macro context, not neighborhood-level pricing. |
| CBRT Monetary Policy Decisions | It's the central bank's official communication of interest rate decisions. | We used it to describe financing conditions entering 2026. We tied policy rates to mortgage affordability in Bodrum's buyer mix. |
| DHMI Aviation Statistics | It's the official source for Turkish airport passenger traffic data. | We used it to support the tourism accessibility story for Bodrum. We treated it as a demand indicator for second-home buyers. |
| TKGM Land Registry | It's the official land registry authority for property transactions in Turkey. | We used it as a reference for how the market functions. We used it to keep the article grounded in official transaction processes. |
| Trading Economics Turkey | It's a widely used platform aggregating official economic data and forecasts. | We used it to track current interest rates and rate forecasts. We used it to contextualize mortgage affordability in Bodrum. |
| Global Property Guide Turkey | It's an international real estate research platform covering emerging markets. | We used it to cross-check Turkey-wide market dynamics. We used its historical context to inform our long-term forecasts. |
Get the full checklist for your due diligence in Bodrum
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
If you want to go deeper, you can read the following: