We currently list 40 villas for sale, ranging from €225,000 to €9,550,000. From the marina glamour of Yalıkavak to the stone houses of Gümüşlük, each bay offers a distinct lifestyle and investment profile. Below we break the market down segment by segment, and the bays by their real prices.
Bodrum is Türkiye’s most prestigious coastal market, where pine-covered hills meet the Aegean and design-led villas command some of the country’s highest values. From the marina glamour of Yalıkavak to the quiet luxury of Türkbükü and the bohemian bays of Gümüşlük, each area offers a distinct lifestyle and investment profile. Foreign buyers can purchase with full freehold title, and properties from $400,000 can qualify for Turkish citizenship.
The Bodrum villa market is not one market but three distinct segments. At one end are compact villas of 150–250 m² inside gated communities, usually with a pool — bought as second homes or for seasonal letting. In the middle sit detached family villas of 250–450 m² with private pools; this is where most transactions happen. At the other end are waterfront estates, architect-signed stone villas and branded residences — a segment where properties frequently change hands before they are ever listed.
Whichever segment you are in, the order of what drives price in Bodrum is almost always the same: distance to the sea, whether the view is uninterrupted, plot size and the age of the build. Two villas a hundred metres apart in the same bay can differ twofold in value. That is why a Bodrum property cannot be assessed from a distance.
We currently list 40 villas for sale. Thirty-six carry a published price; on four it is withheld at the owner’s request. The range runs from €225,000 to €9,550,000, with a median of €2.34 million. Configuration is far more consistent: twenty-nine of thirty-nine listings have 4–6 bedrooms.
To see the costs added on top of the price — title deed fee, valuation, agency fee — use our buyer cost calculator.
Gated-community and compact villas — 150–250 m², three to four bedrooms, usually a shared or small private pool. Security, maintenance and beach access are handled by the community. The entry segment for buyers new to Bodrum, for seasonal letting, and for anyone wanting low upkeep.
Detached family villas — 250–450 m², four to six bedrooms, private pool and garden. Bodrum’s most liquid segment, with the most movement on both the buying and selling side. Sea view is the dominant price factor here — the gap between a villa with a view and one of the same size without can reach 40%.
Estates and branded residences — above 450 m², waterfront or with uninterrupted gulf views. Architect-signed stone villas, properties with private jetties, and branded schemes such as Mandarin Oriental Residences and Six Senses Kaplankaya. Supply is finite — in Yalıkavak and Türkbükü new waterfront land has effectively run out.
The figures below are the real entry prices in our portfolio today — not a market average, but the most affordable listing we actually hold.
Yalıkavak — 15 listings, from €570,000. Marina lifestyle, beach clubs and the highest-value villas on the peninsula. Our widest supply, and the widest range (up to €9.55m).
Gümüşlük — 5 listings, from €480,000. Bohemian, low-rise and protected; sunsets and stone houses. One of the best value-to-position balances on the peninsula.
Bodrum centre — 4 listings, from €225,000. The entry point of the portfolio. Close to the castle and the bay, liveable year-round.
Türkbükü — 4 listings, from €1,250,000. Bodrum’s most exclusive bay; boutique, discreet and design-led. There is effectively no yearly rental market — the bay is chosen for seasonal use.
Turgutreis — 2 listings, from €660,000. Sunsets, a marina and developed infrastructure; better value than the centre.
Gündoğan — 2 listings, from €2,570,000. A calm, scenic bay popular for modern sea-view villas.
Torba — 1 listing, €3,950,000. The closest bay to the airport, with new-build villas and marinas nearby.
If you do not see a suitable listing in the bay you want, tell us: we also know properties that have not been listed yet. For specific bays see our Yalıkavak and Türkbükü pages.
Foreign interest in Bodrum continues to build. According to TÜİK, sales to foreign buyers in Muğla province rose 16.8% in the first half of 2025 against the same period a year earlier; in Bodrum specifically the 2024 increase was around 11%. The buyer profile is shifting too: European and Middle Eastern families buying second homes or relocating now outweigh short-term investors.
On the rental side Bodrum is distinctly seasonal. On 2025 figures, villas with sea views and private pools let for an estimated €800–€1,500 per night in summer, with gross annual yield in the luxury segment running an estimated 6–8%.
A second advantage for investors is the Turkish citizenship programme: a qualifying property investment of $400,000 or more, held for three years, makes the investor and their family eligible. For the step-by-step process see our Bodrum buyer guide.
Yes. Almost all nationalities can buy property in Türkiye with full freehold (tapu) title. There are minor limits on military zones and total land area, so we recommend a quick legal check before paying any deposit. We guide you through the whole process.
The 40 villas in our portfolio range from €225,000 to €9,550,000, with a median of €2.34 million. Compact homes in Bodrum centre and Gümüşlük sit at the lower end; waterfront and architect-signed properties in Yalıkavak at the top. On four listings the price is withheld at the owner’s request.
Yes. A qualifying property investment of at least $400,000, held for three years, makes you and your family eligible for Turkish citizenship — with no residency or language requirement. Most villas in our portfolio are above that threshold.
It depends on your goals: Yalıkavak for prestige and rental demand, Türkbükü for exclusivity, Gümüşlük for character and sunsets, Torba for proximity to the airport. Our widest supply is in Yalıkavak (15 listings).
Renting in Bodrum is distinctly seasonal. Villas with sea views and private pools let for an estimated €800–€1,500 per night in summer; gross annual yield in the luxury segment runs an estimated 6–8%. These figures depend as much on management as on location and specification — we can prepare a projection for a specific property.
In practice the distinction is less about size than position and build quality. The luxury segment typically combines an uninterrupted sea view or waterfront position, a private pool, a designed architectural scheme and a generous plot. A 450 m² villa without a view can be worth less in Bodrum than a 300 m² villa on the water.
Once the property is chosen and the price agreed, title transfer typically completes within 2–6 weeks. The main determinants are the valuation report, obtaining a tax number and bank account, and — for foreign buyers — the military clearance check.
Get to know the areas before deciding which bay suits you:
Bodrum Villas for Sale
Tell us what you are looking for and we will send matching properties from our portfolio, including off-market options.
40 listings
