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Turkey · TRY

Bodrumreal estate

Bodrum is a peninsula of villages, not a city — Yalıkavak, Türkbükü, Gümüşlük and Bodrum town each price differently, and almost none of it has a year-round rental book.

IstanbulAntalyaAnkaraİzmirBursa
Tapu-verified title
DASK & code year checked
3D map
4%tapu harcı on the declared deed value
DASKcompulsory earthquake insurance, not optional
Taputhe title deed is the sale, not the reservation form
Military checkstill required on some parcels for foreigners
What a purchase really costs

Buyer costs in Bodrum, as a share of price

Tapu harcı (title deed fee) (4%)
4%
Döner sermaye & registry service fee
0.2%
Sworn translator, notary & power of attorney
0.3%
Agency, buyer side (2% + 20% KDV)
2.4%
Total on top of the price
6%

≈ +6% over the price. The deed fee is 4% of the declared value, legally 2% from each side and in practice usually carried by the buyer. Declaring below the real price to shave the fee is tax fraud and it caps your future capital-gains base. DASK earthquake cover is mandatory before utilities connect, and some parcels still need a military-zone clearance before a foreigner can complete.

Rentals run on rules

The rent side, in three lines

  • Residential leases run one year and renew automatically; the landlord cannot simply decline to renew without a statutory ground.
  • Annual increases are tied to the twelve-month average CPI — a headline lira rent is not a free-floating number.
  • Deposit is capped at three months’ rent under the Turkish Code of Obligations.

Seasonal coast rent and Istanbul long-let are different products. A summer gross yield is not an annual one.

Cities

Six metros, one tapu system

The deed fee is national, the risk is not. Building code year, fault geometry and site (HOA) fees decide whether a cheap lira price is a bargain or a liability.

This is a villa and second-home market with a short, intense season. A twelve-month yield does not exist for most of the stock; the honest model is owner use plus a managed summer let, with management fees and wear priced in.

Zoning and construction permissions on the peninsula are tightly and inconsistently enforced, with genuine history of unpermitted building. Demand the iskan — the occupancy permit — and the permit chain, not just the tapu.

Site fees on gated compounds — pool, security, landscaping, private jetty — are the recurring cost that decides whether an off-season holding makes sense.

FAQ

Can I rent it out all year?
Realistically, no. The peninsula largely empties between October and April. Model owner use plus a managed season, not a twelve-month tenancy.
What is the iskan and why does it matter?
The occupancy permit certifying the building was completed to its licence. Without it, utilities, resale and finance all become problems.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: TRY.