Frequently Asked Questions - FAQ

Yes. Citizens of almost every nationality can legally purchase freehold property in Turkey, with full ownership rights recorded at the Land Registry (Tapu). Turkey abolished its old reciprocity requirement in 2012, opening the right to purchase broadly to foreign nationals. The exceptions are a small number of countries including Armenia, Syria, Cyprus, Cuba, and North Korea. Two practical limits apply to all buyers: no individual may own more than 30 hectares of land nationwide, and foreign nationals collectively cannot exceed 10% of any district's total private land — neither affects typical residential buyers in Bodrum. One restriction that does matter: some parcels near military or coastal zones cannot be purchased by foreigners, and this must be checked property-by-property before signing any contract. Read our full legal guide → 

Bodrum villa prices in 2026 range from approximately €400,000 to over €7 million, depending on location, size, and proximity to water. A genuinely good villa with a private pool and meaningful sea views does not exist for under €400,000. By area: Yalikavak — entry from €500K (Gökcebel/Tilkicik), marina-adjacent from €3M–€7M+. Türkbükü — entry from €600K, trophy seafront up to €10M+. Gündoğan — best value on the north shore, entry from €350K–€400K, strong mid-range at €700K–€1.5M. Gümüşlük — boutique value from €350K, long-term upside strong. Bodrum Town — wide range, €300K–€3M. All prices are in euros from March 2026 transaction data. See full price guide by area → 

The process has eight structured steps: (1) Obtain a Turkish tax number — issued within hours at any tax office. (2) Open a Turkish bank account — required to transfer purchase funds through the Turkish banking system. (3) Select a property and conduct legal due diligence with a licensed Turkish attorney — verify clean title, no military zone restriction, valid iskan (habitation certificate). (4) Sign a preliminary sales contract — this does not transfer ownership. (5) Commission a mandatory independent property valuation by an SPK-licensed valuator. (6) Transfer funds and obtain the DAB (Currency Purchase Certificate) — all funds must arrive as foreign currency through a Turkish bank. (7) Complete the Tapu (title deed) transfer at the Land Registry — ownership transfers only at this point. (8) Post-purchase registrations: municipality notification, DASK earthquake insurance, utilities. The entire process typically takes 6–10 weeks from property selection to title deed. Full step-by-step guide → 

Budget approximately 10% above the purchase price for all transaction costs. The main items: Title deed transfer tax (Tapu harcı) — 4% of declared value (legally 2% buyer / 2% seller, but buyers commonly pay the full 4% in practice). VAT (KDV) — 1% on residential properties under 150 m², 20% on commercial or larger properties (new builds). Independent valuation report — approximately €300–€500, mandatory for foreign buyers. Legal fees — typically 1–2% of purchase price for a qualified Turkish attorney (strongly recommended). Notarial / sworn translation fees — approximately €200–€400. Annual property tax — 0.1–0.2% of cadastral value for residential properties. Note: the 2026 valuation cycle has raised the tax base in Bodrum's premium areas, meaning effective transaction costs are slightly higher than in previous years. Complete cost breakdown → 

Yes. Turkey's citizenship by investment program grants full Turkish citizenship — including a ten-year passport — to foreign nationals who purchase qualifying real estate worth a minimum of $400,000 and hold it for at least three years. No residency requirement. No language test. Spouse and dependent children under 18 are included at no extra investment cost. Applications take 4–8 months from submission to passport. The program was launched in 2017, with the current $400,000 threshold set in May 2022. Approximately 90% of applicants use the real estate route — it is the only qualifying investment that can generate rental income and capital appreciation during the three-year hold. Yalikavak has the deepest pool of qualifying properties on the Bodrum peninsula. Complete citizenship guide → 

It depends entirely on what you want from the property. Yalikavak: Best for international buyers who want year-round lifestyle, the deepest rental market, and capital appreciation. Palmarina has transformed it into the peninsula's most liquid, most international address. Türkbükü: Best for buyers who want a trophy asset in Turkey's most exclusive seasonal address — where Turkish elite summers. Seasonal only; not suitable if you need year-round rental income. Gündoğan: Best value on the north shore — genuine character, strong appreciation trajectory, entry pricing that Yalikavak left behind years ago. Gümüşlük: Best for authenticity, tranquillity, and long-term capital value. Strict development controls protect it. Bodrum Town: Best for year-round infrastructure and convenience. Historic centre, marina access. Full neighbourhood guide → 

No. There is no residency requirement to purchase, own, or sell property in Turkey. You can complete almost the entire purchase process remotely via a power of attorney granted to a licensed Turkish attorney — the only mandatory in-person step is a biometric visit to Turkey for citizenship applicants, not for standard property buyers. Once purchased, you can hold the property, rent it out, and sell it without any physical presence requirements. If you apply for Turkish citizenship through real estate investment, the same applies: no residency days are required before or after obtaining the passport.

Gross rental yields in Bodrum vary by area and property type. In Yalikavak, well-presented villas in the right locations achieve 7–10% gross annually, with the summer season (June–September) carrying the bulk of income. Yalikavak is the only area on the peninsula with meaningful year-round rental demand — shoulder and winter lettings are achievable, which most purely seasonal locations cannot offer. Türkbükü yields are lower proportionally to purchase price and is primarily summer-only. Gündoğan offers strong seasonal yields relative to lower entry prices. Key factors: sea view, private pool, proximity to marina or beach, and property management quality. Seasonal rental income is tax-advantaged under Turkish law for property owners who are non-Turkish residents. Contact our team for current yield data on specific properties.

Foreign nationals can in principle obtain a Turkish bank mortgage, but in practice it is uncommon for luxury property transactions and is not available for citizenship-qualifying purchases. Important: Turkish citizenship by investment rules explicitly prohibit the use of a Turkish mortgage to finance the qualifying purchase — the $400,000 must be transferred as unencumbered funds from abroad. For non-citizenship purchases, some Turkish banks offer mortgages to foreign nationals with Turkish income or local business presence, but terms are typically less favourable than European alternatives. Most international buyers in the Bodrum luxury market purchase with cash or use financing from their home country.

The Tapu is Turkey's official title deed, issued by TKGM (the General Directorate of Land Registry and Cadastre). It represents genuine freehold ownership — permanent, inheritable, and fully transferable. The single most important thing to understand about buying property in Turkey: signing a sales contract does not make you the owner. Ownership is legally established only when the Tapu is registered in your name at the Land Registry. Until then, you are legally a creditor of the seller. This distinction matters particularly for new-build purchases, where months can pass between contract signing and Tapu issuance. Always ensure the Tapu is free of any mortgage, lien, or dispute before proceeding — your attorney will verify this during due diligence.

EV Bodrum is the trading name of TANBAY Property Solutions, founded in 2006. For 15 years we operated as Engel & Völkers' first licensed real estate company in Turkey for the Bodrum area. Since 2021 we operate independently as EV Bodrum, with offices in Konacık (main) and Bodrum Town. Our service covers the entire buying journey: curated property selection from both listed and off-market portfolio, accompanied viewings, independent valuation guidance, introduction to legal representation, purchase process coordination, and post-purchase support including rental management introductions. We work exclusively with vetted sellers and developers. Our team is multilingual — Turkish, English, German — and we work with international buyers from Germany, Switzerland, Austria, the UK, the Gulf, and beyond.  Meet our team → 

For property viewings, April through June and September through October are ideal. The weather is excellent (20–28°C), prices in restaurants and hotels are lower than peak season, and you can experience the area as a real resident rather than in the crowds of high summer. The peninsula's compact size means a well-organised 2–3 day viewing trip can cover all six major areas meaningfully — most buyers leave with a clarity about their preferred area that no amount of online research delivers. July and August are also effective for viewings if you want to experience peak-season rental atmosphere and beach club activity, but competition for accommodation is higher. Winter viewings (November–March) work well for buyers focused on Yalikavak, the only area with a genuine year-round community. Contact us to arrange a curated viewing itinerary. Plan a viewing trip →