Bodrum real estate market — prices, rental yield and trend

• Average price: $2,600 / m²
• Gross rental yield: 5.33%
• 12-month price change (USD): -6.69%
• Net rental yield: 4.35%
• Transaction cost: 8.7%
• Price basis: local-market average

Residential property in Bodrum averages $2,600 per square metre — -6.7% in dollar terms over twelve months, so a dollar buyer pays less than a year ago. That makes it the 170th most expensive of the 236 markets in the set. In local currency the same twelve months read +10.3%; the 17-point gap is the exchange rate, not the housing market.

What a buyer pays in Bodrum

The $2,600 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 8.7% of the price here. On a 100 m² apartment at the average price that is roughly $22,618 on top of the $259,973 purchase price. That is below the 10.3% median across the set, which shortens the time it takes for a purchase to break even. Against the Turkey national average of $928, Bodrum carries a 180.3% premium — the gap between this market and the country as a whole. Among the other Turkey markets we track, Istanbul at $1,338 is 94.4% cheaper, and Fethiye at $1,690 is 53.8% cheaper.

What it earns

A square metre lets for about $11.6 a month. Against a purchase price of $2,600 per square metre that is 5.3% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 110th of 269 markets by gross yield. Rental income is taxed at 14–22.8% — the rate is not a single number here. That is the difference between 4.1% and 4.6% net on the same property. The 4.4% net figure we publish uses 18.4%.

How the tax works. Progressive: non-residents also get the residential letting exemption of GVK art. 21 (TRY 58,000 in 2026) and the 15% lump-sum expense deduction, followed by the art. 103 income-tax scale, which gives 14–23% across typical rent levels. The exemption is lost entirely once gross rent exceeds TRY 1.5 million a year. Source: gib.gov.tr.

Who can buy in Bodrum

Full ownership; reciprocity and military-zone check. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Bodrum is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data medium: the series is usable, but thinner or less current than our best-covered markets. We recompute every market the same way, which is what lets Bodrum be compared with a country average or another city.

Sources: Emlakjet sale · emlakjet.com. Snapshot: 2026-10-17.