Bodrum Housing Market Report 2026
Bodrum averaged 3,350 USD per m² in mid 2026, up 9.7 percent year over year and the strongest appreciation of any Turkish market. Waterfront and sea-view villas drove the gains; inland apartments were roughly flat. Yields are lifestyle-market typical at 4.6 percent gross, but weekly summer villa rates in Yalıkavak, often 5,000 to 15,000 USD, reward owners who let selectively.
Data updated 2026-06-15 · Source: Hoshna Realty transaction and listing data
3,350 USD
Average price per m²
+9.7%
Price change, year over year
4.6%
Average gross rental yield
84 days
Average days on market
Bodrum Prices by District
| District | Avg USD/m² | vs city average | Profile |
|---|---|---|---|
| Yalıkavak | 4,800 | +43% | Superyacht marina district, the highest property values in Turkey |
| Göltürkbükü | 5,200 | +55% | Beach club society hub with trophy waterfront villas |
| Gümüşlük | 3,100 | -7% | Protected fishing village charm, low-density stone houses |
| Bitez | 2,600 | -22% | Family-friendly bay with year-round community and value pricing |
| Gümbet | 2,000 | -40% | Apartment and holiday-let zone walking distance to Bodrum center |
| Turgutreis | 2,300 | -31% | Sunset side of the peninsula with a large marina and expat base |
Bodrum Market FAQs
Are Bodrum property prices rising or falling?
Rising. Bodrum prices increased 9.7 percent year over year in USD terms as of 2026-06-15, reaching an average of 3,350 USD per square meter. Yields are lifestyle-market typical at 4.6 percent gross, but weekly summer villa rates in Yalıkavak, often 5,000 to 15,000 USD, reward owners who let selectively.
How much does a villa cost in Bodrum?
Detached villas in Bodrum start around 450,000 USD inland and in Bitez or Turgutreis. Sea-view villas in Gümüşlük and Yalıkavak typically run 900,000 to 2.5 million USD, and waterfront properties in Yalıkavak or Göltürkbükü trade from 3 million USD upward. Apartments start near 180,000 USD in Gümbet.
Why are Bodrum property prices higher than the rest of Turkey?
Supply is capped. Bodrum enforces low-rise building codes, large portions of the peninsula are protected or unbuildable, and waterfront land is finite. Combined with demand from wealthy Istanbul families and international buyers comparing against Greek islands, scarcity keeps Bodrum pricing on its own curve.
Is Bodrum property a good investment?
Bodrum posted 9.7 percent dollar-term appreciation in the year to mid 2026, the best of Turkey's major markets, and premium stock has held value through every currency cycle since 2015. It is a capital-growth and lifestyle market rather than a yield market: expect 4 to 5 percent gross on annual lets, more if you run selective summer weekly rentals.