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
Wondering how much it costs to rent in Bodrum in 2026? This guide breaks down current rental prices, neighborhood comparisons, and what landlords need to know about costs and taxes.
We update this blog post regularly to reflect the latest Bodrum rental market data and trends.
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 rents rose about 31% year-over-year entering 2026, outpacing Turkey's national average due to strong seasonal and lifestyle demand in this resort town.
- The average rent per square meter in Bodrum sits around ₺500 in January 2026, but prime coastal spots like Türkbükü can push above ₺1,000 per square meter.
- Furnished rentals command a 15% to 25% premium over unfurnished in Bodrum, and this gap widens during the summer months when seasonal tenants flood the market.
- Bodrum has two distinct rental markets: year-round locals seeking affordable housing and seasonal tenants from Istanbul or Ankara willing to pay more for turnkey homes.
- Listings in central Bodrum neighborhoods like Konacık and Çarşı rent in under 60 days on average, while luxury villas in Yalıkavak can sit for three months or longer.
- Peak rental demand in Bodrum runs from April through August, and landlords often secure 20% to 30% higher rents during this window compared to winter months.
- Expat renters in Bodrum cluster around Yalıkavak, Gümüşlük, and Türkbükü, drawn by marina access, international communities, and sea views.
- Site aidatı (compound maintenance fees) in Bodrum can add ₺3,000 to ₺8,000 monthly for properties with pools and security, a cost often negotiated between landlord and tenant.
- Bodrum landlords should budget around 1.5% of property value annually for maintenance, as sea air and heavy summer use accelerate wear on air conditioning and outdoor areas.
What are typical rents in Bodrum as of 2026?
What's the average monthly rent for a studio in Bodrum as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Bodrum is around ₺20,000, which works out to approximately $465 or €395.
Most studios in Bodrum fall within a range of ₺15,000 to ₺28,000 per month ($350 to $650, or €295 to €550), depending on location and condition.
The main factors that push studio rents up or down in Bodrum include proximity to the sea, whether the unit is furnished, the quality of air conditioning, and whether the building is part of a gated compound with amenities.
What's the average monthly rent for a 1-bedroom in Bodrum as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Bodrum is approximately ₺30,000, or around $700 (€590).
Depending on the neighborhood and furnishing level, 1-bedroom rents in Bodrum typically range from ₺22,000 to ₺45,000 per month ($510 to $1,050, or €430 to €890).
The cheapest 1-bedroom apartments in Bodrum tend to be in Gümbet and inland parts of Konacık, while the highest rents appear in waterfront areas like Türkbükü, Yalıkavak, and Torba.
What's the average monthly rent for a 2-bedroom in Bodrum as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Bodrum is around ₺45,000, equivalent to roughly $1,050 or €890.
Most 2-bedroom rentals in Bodrum fall between ₺35,000 and ₺65,000 per month ($815 to $1,510, or €690 to €1,280), with significant variation based on size and amenities.
Budget-friendly 2-bedroom options are easier to find in Bitez, Ortakent, and inland Konacık, while premium 2-bedroom apartments near marinas in Yalıkavak or sea-view units in Gölköy command the highest rents in Bodrum.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bodrum.
What's the average rent per square meter in Bodrum as of 2026?
As of early 2026, the average rent per square meter in Bodrum is approximately ₺500, which translates to about $12 or €10 per square meter monthly.
Across different Bodrum neighborhoods, rent per square meter ranges from roughly ₺350 to ₺650 ($8 to $15, or €7 to €13) in mainstream residential areas, while prime coastal and luxury pockets can reach ₺800 to ₺1,500 per square meter ($19 to $35, or €16 to €30).
Compared to Istanbul, Bodrum's rent per square meter is generally lower in absolute terms, but the gap narrows significantly in premium resort neighborhoods like Türkbükü and Yalıkavak, which rival Istanbul's top districts.
Properties in Bodrum that push rent per square meter above average typically feature sea views, modern construction, gated community amenities like pools and security, and outdoor living spaces such as terraces or gardens.
How much have rents changed year-over-year in Bodrum in 2026?
As of early 2026, rents in Bodrum have increased approximately 31% compared to the same time last year.
This rent growth in Bodrum is driven by Turkey's high inflation environment, continued demand from Istanbul and Ankara residents seeking lifestyle properties, and limited new rental supply in desirable coastal neighborhoods.
The 2025-2026 rent increase in Bodrum is actually slightly slower than the previous year's pace, as the broader Turkish rental market has begun to stabilize after two years of very aggressive growth.
What's the outlook for rent growth in Bodrum in 2026?
As of early 2026, rent growth in Bodrum is projected to land between 25% and 40% for the full year, though real (inflation-adjusted) gains will likely remain modest.
Key factors influencing Bodrum rent growth in 2026 include Turkey's inflation trajectory, the Central Bank's monetary policy stance, and continued lifestyle migration from major cities to resort towns along the Aegean coast.
Neighborhoods in Bodrum expected to see the strongest rent growth in 2026 include Yalıkavak (driven by marina development), Gümüşlük (growing expat interest), and central areas like Konacık where year-round demand remains strong.
The main risks that could push Bodrum rent growth above or below projections include unexpected inflation spikes, changes to Turkey's rental income tax rules, and shifts in domestic tourism patterns that affect seasonal demand.
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 neighborhoods rent best in Bodrum as of 2026?
Which neighborhoods have the highest rents in Bodrum as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Bodrum are Türkbükü (around ₺70,000 to ₺120,000 per month, or $1,630 to $2,790 / €1,380 to €2,370), Gölköy (₺55,000 to ₺90,000, or $1,280 to $2,090 / €1,085 to €1,775), and Yalıkavak (₺50,000 to ₺85,000, or $1,160 to $1,975 / €985 to €1,680).
These Bodrum neighborhoods command premium rents because they combine direct sea access, marina proximity, luxury villa stock, and well-established brand recognition among wealthy domestic and international renters.
The tenant profile in these high-rent Bodrum areas typically includes affluent Istanbul or Ankara families seeking summer residences, international expats, and executives looking for furnished, turnkey homes with pools and sea views.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bodrum.
Where do young professionals prefer to rent in Bodrum right now?
Young professionals in Bodrum tend to concentrate in Bodrum Merkez (Çarşı area), Gümbet, and Konacık, where walkability, nightlife access, and practical daily amenities create a convenient lifestyle.
In these Bodrum neighborhoods, young professionals typically pay between ₺20,000 and ₺35,000 per month ($465 to $815, or €395 to €690) for a 1-bedroom or small 2-bedroom apartment.
What draws young professionals to these Bodrum areas includes proximity to restaurants and bars, easy commute routes along the main peninsula road, reliable internet for remote work, and a year-round community rather than a purely seasonal population.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Bodrum.
Where do families prefer to rent in Bodrum right now?
Families in Bodrum gravitate toward Bitez, Ortakent-Yahşi, and Konacık, where quieter streets, larger apartments, and proximity to schools create a family-friendly environment.
For a 2-bedroom or 3-bedroom apartment in these family-oriented Bodrum neighborhoods, families typically pay between ₺35,000 and ₺60,000 per month ($815 to $1,395, or €690 to €1,185).
What makes these Bodrum neighborhoods attractive to families includes larger unit sizes, access to green spaces, gated compound options with pools, and a year-round residential feel rather than a tourist-heavy atmosphere.
Top-rated schools near these family-friendly Bodrum neighborhoods include Bodrum's public primary schools in Konacık and Bitez, as well as private options like TED Bodrum College and international kindergartens that cater to expat families.
Which areas near transit or universities rent faster in Bodrum in 2026?
As of early 2026, the fastest-renting areas in Bodrum are Konacık, Bodrum center (Çarşı and Eskiçeşme), and the Bitez-Ortakent corridor, all of which offer easy access to main roads and dolmuş (minibus) routes rather than metro or rail transit.
In these high-demand Bodrum areas, rentals typically stay listed for 45 to 60 days on average, compared to 80 to 100 days for overpriced luxury units in seasonal neighborhoods.
Properties within walking distance of Bodrum's main transport routes and daily amenities generally command a rent premium of ₺3,000 to ₺7,000 per month ($70 to $165, or €60 to €140) compared to more isolated locations.
Which neighborhoods are most popular with expats in Bodrum right now?
The most popular Bodrum neighborhoods for expats are Yalıkavak, Gümüşlük, and Türkbükü, all of which offer established international communities, sea views, and marina or waterfront lifestyle appeal.
Expats renting in these Bodrum neighborhoods typically pay between ₺45,000 and ₺100,000 per month ($1,050 to $2,325, or €890 to €1,975) for a furnished 2-bedroom or villa, depending on proximity to the water and property quality.
What draws expats to these Bodrum areas includes English-speaking service providers, international restaurants, reliable internet for remote work, and a social scene built around marina culture and beach clubs.
The expat communities in these Bodrum neighborhoods are diverse, with notable populations from the United Kingdom, Germany, the Netherlands, and Scandinavian countries, alongside a growing number of digital nomads from various backgrounds.
And if you are also an expat, you may want to read our exhaustive guide for expats in Bodrum.
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Who rents, and what do tenants want in Bodrum right now?
What tenant profiles dominate rentals in Bodrum?
The three dominant tenant profiles in Bodrum's rental market are year-round local residents (service workers, teachers, healthcare staff), seasonal lifestyle renters from Istanbul and Ankara, and tourism-season workers who need housing from April through October.
Year-round residents make up roughly 55% to 60% of the long-term rental market in Bodrum, while seasonal lifestyle renters account for about 25% to 30%, and seasonal workers fill in the remaining 10% to 15%.
Year-round tenants in Bodrum typically seek unfurnished 2-bedroom apartments in practical neighborhoods like Konacık and Bitez, while seasonal renters prefer furnished homes with outdoor space in coastal areas, and seasonal workers often accept shared housing or smaller units.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Bodrum.
Do tenants prefer furnished or unfurnished in Bodrum?
In Bodrum, roughly 45% of tenants prefer furnished rentals and 55% prefer unfurnished, but this split varies dramatically by season and neighborhood.
Furnished apartments in Bodrum typically command a premium of ₺5,000 to ₺12,000 per month ($115 to $280, or €100 to €235) over comparable unfurnished units, representing a 15% to 25% markup.
Tenant profiles that strongly prefer furnished rentals in Bodrum include seasonal lifestyle renters from other Turkish cities, expats who don't want to invest in furniture, and short-stay tenants who need turnkey living arrangements during the tourism season.
Which amenities increase rent the most in Bodrum?
The five amenities that increase rent the most in Bodrum are sea views, swimming pool access (in a gated compound), private outdoor space (terrace or garden), modern air conditioning systems, and dedicated parking.
In Bodrum, a sea view can add ₺10,000 to ₺25,000 per month ($230 to $580, or €195 to €490), pool access adds ₺5,000 to ₺10,000 ($115 to $230, or €100 to €195), outdoor space adds ₺4,000 to ₺8,000 ($95 to $185, or €80 to €160), quality air conditioning adds ₺2,000 to ₺5,000 ($45 to $115, or €40 to €100), and parking adds ₺2,000 to ₺4,000 ($45 to $95, or €40 to €80).
In our property pack covering the real estate market in Bodrum, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Bodrum?
The five renovations that deliver the best ROI for Bodrum rental properties are modern air conditioning installation, kitchen upgrades, bathroom modernization, outdoor living improvements (shade, terrace finishing), and reliable high-speed internet setup.
A quality air conditioning system costs ₺30,000 to ₺60,000 ($700 to $1,395, or €590 to €1,185) and can boost monthly rent by ₺3,000 to ₺6,000; a kitchen refresh runs ₺40,000 to ₺80,000 ($930 to $1,860, or €790 to €1,580) for a ₺4,000 to ₺8,000 rent increase; and bathroom updates cost ₺25,000 to ₺50,000 ($580 to $1,160, or €490 to €985) for a ₺2,500 to ₺5,000 monthly premium.
Renovations with poor ROI in Bodrum include high-end luxury finishes that exceed neighborhood standards, swimming pool additions on small properties (where maintenance costs eat returns), and extensive landscaping in areas without outdoor living culture.
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 strong is rental demand in Bodrum as of 2026?
What's the vacancy rate for rentals in Bodrum as of 2026?
As of early 2026, the estimated vacancy rate for long-term rentals in Bodrum is around 6%, though this figure fluctuates significantly between winter and summer seasons.
Across different Bodrum neighborhoods, vacancy rates range from under 3% in high-demand areas like central Bodrum and Konacık to over 10% in luxury seasonal pockets like Türkbükü during the off-season months.
The current Bodrum vacancy rate is roughly in line with its historical average, though it sits slightly higher in winter 2026 as some landlords hold units off the market awaiting higher summer rents.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bodrum.
How many days do rentals stay listed in Bodrum as of 2026?
As of early 2026, the average rental property in Bodrum stays listed for approximately 60 to 90 days before finding a tenant.
Across different Bodrum property types and neighborhoods, days on market ranges from under 30 days for well-priced 1-bedroom and 2-bedroom apartments in Konacık and central areas, to 100+ days for overpriced luxury villas in seasonal neighborhoods during winter.
Compared to one year ago, Bodrum's average days-on-market has increased slightly (by roughly 10 to 15 days) as landlords adjust to a market where tenants have more options and less urgency during the off-season.
Which months have peak tenant demand in Bodrum?
Peak tenant demand in Bodrum runs from April through August, with a secondary bump in September as late-season renters secure housing before the summer ends.
The factors driving Bodrum's seasonal rental demand include the tourism calendar (which brings seasonal workers), lifestyle migration from inland Turkish cities during hot months, and the desire of Istanbul and Ankara residents to lock in summer accommodations before prices peak.
The lowest tenant demand months in Bodrum are December through February, when many seasonal properties sit empty and landlords either accept lower rents or pull units off the market entirely until spring.
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What will my monthly costs be in Bodrum as of 2026?
What property taxes should landlords expect in Bodrum as of 2026?
As of early 2026, landlords in Bodrum should expect to pay annual property taxes (Emlak Vergisi) of approximately ₺5,000 to ₺15,000 ($115 to $350, or €100 to €295) for a typical apartment, depending on the property's tax-assessed value.
Across Bodrum, annual property taxes range from around ₺3,000 ($70 / €60) for modest inland apartments to ₺30,000+ ($700+ / €590+) for high-value seafront villas, based on municipal valuation tables.
Property taxes in Bodrum are calculated by applying a rate of 0.1% to 0.2% to the property's officially assessed value (determined by municipal valuation tables), and are typically paid in two installments each year to the Bodrum municipality.
Please note that, in our property pack covering the real estate market in Bodrum, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Bodrum right now?
A realistic annual maintenance budget for a rental property in Bodrum is approximately ₺25,000 to ₺50,000 ($580 to $1,160, or €490 to €985), or roughly 1 to 1.5 months of rental income.
Depending on property age and condition, annual maintenance costs in Bodrum range from ₺15,000 ($350 / €295) for newer apartments in good condition to ₺80,000+ ($1,860+ / €1,580+) for older villas requiring regular upkeep of pools, gardens, and aging systems.
Most landlords in Bodrum set aside 10% to 15% of gross rental income for maintenance, with the higher end of that range more appropriate for properties exposed to sea air, heavy summer use, and compound amenities like pools.
What utilities do landlords often pay in Bodrum right now?
In most long-term Bodrum rentals, tenants pay their own utilities, but landlords commonly cover utilities in furnished or shorter-term arrangements, particularly the site aidatı (compound maintenance fee) which can run ₺3,000 to ₺8,000 per month ($70 to $185, or €60 to €160).
When landlords do cover utilities in Bodrum, typical monthly costs include electricity at ₺800 to ₺2,500 ($20 to $60, or €15 to €50), water at ₺200 to ₺500 ($5 to $12, or €4 to €10), and internet at ₺400 to ₺700 ($10 to $16, or €8 to €14).
The common practice in Bodrum is for tenants to handle all utility bills directly in long-term unfurnished rentals, while landlords offering furnished seasonal rentals often include some or all utilities in an "all-in" rent to attract lifestyle tenants seeking convenience.
How is rental income taxed in Bodrum as of 2026?
As of early 2026, rental income in Turkey (including Bodrum) is taxed as "gayrimenkul sermaye iradı" (real estate capital income) under progressive income tax brackets ranging from 15% to 40%, though exemption thresholds and deduction rules significantly reduce effective rates for smaller landlords.
Main deductions Bodrum landlords can claim against rental income include a standard 15% expense allowance (if choosing the simplified method), actual documented expenses (repairs, management fees, insurance), and depreciation on the property.
A common tax mistake specific to Bodrum landlords is failing to properly track seasonal rental income from furnished summer lets, or assuming that short-term rentals fall outside the standard rental income declaration requirements.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Bodrum.
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 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 |
|---|---|---|
| Endeksa | Endeksa is a widely used Turkish real estate analytics platform with transparent district-level breakdowns and a documented methodology. | We used it as our backbone for Bodrum rent levels, including rent per square meter, average monthly rents, and neighborhood comparisons. We adjusted their November 2025 data slightly forward to January 2026. |
| sahibinden.com (sahibindex) | Sahibinden is Turkey's largest property marketplace, and sahibindex is one of the most-cited rental market trackers in Turkish media. | We used it to anchor market liquidity signals like demand indicators and listing age concepts. We also used it to frame Bodrum's seasonality versus Turkey-wide rental dynamics. |
| Hepsiemlak | Hepsiemlak is a major Turkish property portal with large listing volume and consistent data fields for size, rooms, price, and neighborhood. | We used it to triangulate real-world asking rents in late 2025 and early 2026 by unit type and neighborhood. We also calibrated typical rent ranges for studios, 1-bedrooms, and 2-bedrooms. |
| REIDIN | REIDIN is a long-running professional index provider with documented methodology and broad geographic coverage across Turkey. | We used it to anchor national rent inflation figures and to keep our Bodrum estimates consistent with broader Turkey rent trends entering 2026. |
| FRED (Eurostat HICP) | This is a standardized HICP "actual rentals" index for Turkey sourced via official statistical systems through Eurostat and FRED. | We used it as a second, independent rent inflation cross-check alongside REIDIN and domestic Turkish sources. |
| Global Property Guide | It repackages OECD rent price index data in a consistent time-series format and clearly cites the underlying OECD source. | We used it as an easy-to-verify mirror of OECD rent index direction and to cross-check the broad rent trend going into 2026. |
| TCMB (Central Bank of Turkey) | TCMB is Turkey's monetary authority, and its inflation reports are the reference for macro assumptions about inflation, demand, and policy stance. | We used it to set the macro backdrop for 2026 rent growth projections. We also used it to frame the "nominal versus real" rent outlook in Turkey's high-inflation environment. |
| TCMB House Price Index | TCMB's HPI is an official central bank series widely used for Turkish housing market analysis. | We used it as supporting context for understanding how property price trends influence rental strategies. We did not use it as the main rent data input. |
| Bodrum Municipality | It's the local authority publishing official announcements relevant to property tax bases and municipal fees for Bodrum. | We used it to ground the local, Bodrum-specific tax and fee discussion in official municipal communications. We avoided generic Turkey-only statements where Bodrum has local details. |
| Union of Municipalities of Turkey (TBB) | TBB is the national municipal association, and its guides summarize municipal tax rules in an official reference format. | We used it to explain how property tax works in practice, including who pays, typical rates, and exemptions. We kept the monthly costs section accurate and accessible for non-professionals. |
| GİB (Revenue Administration) Rental Income Guide | GİB is Turkey's tax authority, and its guide is the primary reference for rental income taxation concepts and filing mechanics. | We used it to describe how rental income is taxed, what counts as rental income, and how tax declarations work. We kept the tax section compliant and beginner-friendly. |
| GİB Property Tax Legislation | This is the tax authority's official legislation publication, providing the legal basis behind property tax practice in Turkey. | We used it to support the legal and administrative basis for property tax valuation concepts. We cross-checked it against municipal guides for accuracy. |
| EPDK (Energy Regulator) | EPDK is Turkey's energy regulator, and its tariff page is the authoritative reference for regulated electricity tariff parameters. | We used it to anchor the utilities section, since electricity is often a tenant-paid or sometimes landlord-bundled cost in Bodrum rentals. |
| MUSKİ (Muğla Water Utility) | MUSKİ is the official water and sewerage utility for Muğla province, which includes Bodrum. | We used it to ground water and wastewater costs in the correct local utility rather than generic Turkey averages. We explained which utility lines landlords versus tenants typically handle. |
| TBK 344 Legal Reference | It's a specialist legal reference that quotes and explains TBK Article 344 (rent increase principles) in a structured way. | We used it only to explain, in plain language, the rent increase rule-of-thumb that many Turkish leases reference. We used it as supporting context rather than as market pricing data. |
| FinansTaksi | FinansTaksi is a Turkish financial news outlet that covers tax policy changes and rental income exemption updates. | We used it to flag that rental income exemption rules may be changing for 2026. We recommended landlords verify current thresholds at filing time. |
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