Authored by the expert who managed and guided the team behind the Turkey Property Pack
Yes, the analysis of Bodrum's property market is included in our pack
Wondering what rental yields you can realistically expect in Bodrum in 2026?
This guide breaks down gross and net yields, neighborhood differences, and costs that eat into your returns, all based on authoritative Turkish sources.
We constantly update this blog post to reflect the latest Bodrum property market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bodrum.
Insights
- Bodrum's average gross rental yield sits around 5.5% in January 2026, but the gap between premium coastal zones (as low as 3%) and inland value pockets (up to 7.5%) is one of the widest in Turkey's resort markets.
- Net yields drop to roughly 3.6% because of high HOA fees in gated communities, mandatory earthquake insurance (DASK), and off-season vacancy.
- Smaller apartments between 35 and 70 square meters consistently deliver the highest yield per square meter, often outperforming larger villas by 2 to 3 percentage points.
- Yalıkavak and Türkbükü command trophy prices, compressing gross yields to just 3% to 4.5%, making them better suited for lifestyle buyers than income investors.
- Year-round livability is the single biggest yield driver: neighborhoods like Konacık and Bodrum Center attract local professionals who rent 12 months a year.
- Vacancy averages about 9% annually (roughly 1.1 months empty), but seasonal luxury zones can see 10% to 15% vacancy without active short-term management.
- Turgutreis, Gümbet, and Mumcular are the highest-yield micro-areas, offering gross returns between 6% and 7.5% thanks to affordable prices and steady local demand.
- Bodrum's rent-to-price ratio of around 0.46% monthly is higher than Istanbul's, but investors must account for coastal maintenance costs running 1% to 2% of property value yearly.
- Road and infrastructure upgrades in areas like Turgutreis and Ortakent could push rents up by 5% to 10% once completed.
- Full-service property management typically costs 8% to 12% of collected rent, plus roughly one month's rent for tenant placement.
What are the rental yields in Bodrum as of 2026?
What's the average gross rental yield in Bodrum as of 2026?
As of early 2026, the average gross rental yield for residential property in Bodrum is estimated at around 5.5% per year, reflecting a mix of apartments, villas, townhouses, and gated community units.
Most typical properties fall within a gross yield range of 4% to 7%, depending on neighborhood, condition, and whether the unit appeals to year-round renters or seasonal tourists.
Compared to major Turkish cities like Istanbul, Bodrum's average yield is slightly higher, but comes with more seasonality risk and higher operating costs.
The single most important factor influencing gross yields in Bodrum is purchase price: premium coastal areas have seen prices run ahead of achievable rents, while affordable inland zones still offer solid returns.
What's the average net rental yield in Bodrum as of 2026?
As of early 2026, the average net rental yield for residential property in Bodrum is estimated at around 3.6% per year after deducting typical landlord expenses.
The gap between gross and net yields is significant, typically around 1.5 to 2 percentage points, larger than in many Turkish cities due to Bodrum's unique cost structure.
The expense category that most reduces gross yield is the combination of HOA fees (aidat) in gated resort communities and higher maintenance costs from coastal humidity, salt exposure, and outdoor amenities.
Most investment properties deliver net yields of 2.5% to 5%, with the lower end reflecting luxury zones and the upper end reflecting practical, year-round livable units.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bodrum.
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What yield is considered "good" in Bodrum in 2026?
In Bodrum in 2026, local investors generally consider a gross rental yield of 6% or higher to be "good," reflecting the additional risks of a seasonal tourism market.
The threshold separating average from high-performing properties is roughly 6% gross (or 4% net), because anything below often struggles to justify the extra hassle of coastal maintenance and vacancy risk.
How much do yields vary by neighborhood in Bodrum as of 2026?
As of early 2026, gross yields range from roughly 3% in premium coastal zones to 7.5% in affordable inland areas.
Highest-yield neighborhoods are price-sensitive, locally focused areas like Turgutreis, Gümbet, Akyarlar, Mumcular, and Dereköy, where purchase prices remain reasonable relative to achievable rents.
Lowest yields are found in ultra-premium markets like Yalıkavak (near the marina), Göltürkbükü, Türkbükü, and waterfront Torba, where prices are driven by lifestyle appeal rather than rental math.
Yields vary so much because purchase prices differ dramatically while rents are more stable: a Yalıkavak villa might cost three times as much as a Turgutreis unit but won't command triple the rent.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bodrum.
How much do yields vary by property type in Bodrum as of 2026?
As of early 2026, gross yields range from about 3.5% for large villas to roughly 7% for compact apartments and studios.
Smaller apartments and studios (1+1 to 2+1) deliver the highest yields, typically 5.8% to 7.2%, because they rent quickly and command higher rent per square meter.
Villas and large detached houses deliver the lowest yields (3.5% to 5.5%) because they're expensive to buy, costly to maintain, and attract fewer winter renters.
The key reason is the "size effect": smaller units attract a broader tenant base that rents year-round, while large properties sit empty for months without active short-term operations.
By the way, you might want to read the following:
- What rental yields can you expect for a house in Bodrum?
- What rental yields can you expect for a villa in Bodrum?
What's the typical vacancy rate in Bodrum as of 2026?
As of early 2026, the average residential vacancy rate in Bodrum is around 9%, translating to roughly 1.1 months empty per year.
Vacancy ranges from 6% to 8% in year-round areas like Konacık and Bodrum Center, up to 10% to 15% in seasonal zones like Yalıkavak and Türkbükü.
The main driver is seasonality: Bodrum's economy is tied to summer tourism, so properties not set up for year-round living tend to sit empty in colder months.
Bodrum's vacancy rate is higher than Istanbul or Izmir, where year-round professional demand keeps units occupied more consistently.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bodrum.
What's the rent-to-price ratio in Bodrum as of 2026?
As of early 2026, Bodrum's average monthly rent-to-price ratio is approximately 0.46%, meaning for every 10,000,000 TL (roughly 280,000 USD or 265,000 EUR) property, expect around 46,000 TL (1,300 USD or 1,200 EUR) monthly rent before expenses.
Buy-to-let investors consider a ratio above 0.5% favorable, corresponding to a 6%+ gross yield, the "good" threshold for this market.
Bodrum's ratio is higher than Istanbul's (often below 0.4%) but lower than Turkey's less glamorous interior cities, reflecting its premium resort positioning.
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Which neighborhoods and micro-areas in Bodrum give the best yields as of 2026?
Where are the highest-yield areas in Bodrum as of 2026?
As of early 2026, the top three highest-yield neighborhoods are Turgutreis, Gümbet, and Mumcular, offering accessible prices and steady local demand.
These areas typically deliver gross yields of 6% to 7.5%, with Turgutreis and Mumcular at the higher end.
Their shared characteristic is affordability relative to rent: properties haven't been bid up by trophy-home buyers, so the math works for income investors.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Bodrum.
Where are the lowest-yield areas in Bodrum as of 2026?
As of early 2026, the three lowest-yield neighborhoods are Yalıkavak (Marina/Geriş areas), Göltürkbükü/Türkbükü, and prime waterfront Torba.
These areas typically deliver gross yields of just 3% to 4.5%, below Bodrum's average.
Yields are compressed because prices are driven by wealthy second-home buyers and lifestyle appeal rather than rental income potential.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Bodrum.
Which areas have the lowest vacancy in Bodrum as of 2026?
As of early 2026, the three neighborhoods with lowest vacancy are Konacık, Bodrum Center (Çarşı, Eskiçeşme, Kumbahçe), and Ortakent-Yahşi.
These areas typically experience vacancy rates of 6% to 8%, meaning less than one month empty per year.
The main demand driver is proximity to schools, healthcare, shopping, and employment, appealing to local professionals and families rather than tourists.
The trade-off: properties here don't command premium rents or dramatic appreciation, so you're trading upside for stable cash flow.
Which areas have the most renter demand in Bodrum right now?
The three neighborhoods with strongest renter demand are Konacık for year-round tenants, Bodrum Center for convenience seekers, and Yalıkavak for high-end seasonal renters.
In Konacık and Bodrum Center, typical renters are local professionals and families seeking year-round housing; Yalıkavak attracts affluent seasonal visitors.
In high-demand year-round neighborhoods, well-priced listings typically fill within two to four weeks, while seasonal luxury rentals may sit longer outside summer.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Bodrum.
Which upcoming projects could boost rents and rental yields in Bodrum as of 2026?
As of early 2026, the top three projects expected to boost rents are road/infrastructure renewals, continued airport accessibility improvements at Milas-Bodrum, and zoning updates in Ortakent-Müskebi-Yahşi.
Neighborhoods most likely to benefit include Turgutreis (active road works), the airport corridor (Torba, Güvercinlik), and Ortakent-Yahşi (zoning updates).
Investors might realistically expect rent increases of 5% to 10% in directly affected neighborhoods once projects complete.
You'll find our latest property market analysis about Bodrum here.
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What property type should I buy for renting in Bodrum as of 2026?
Between studios and larger units in Bodrum, which performs best in 2026?
As of early 2026, studios and compact apartments (1+1 to 2+1) outperform larger units in both yield and occupancy, making them better for income-focused investors.
Studios and small apartments achieve gross yields of 5.8% to 7.2% (around 1,300 to 1,600 USD monthly on a 280,000 USD property), while larger units often fall to 4.5% to 5.5%.
The main factor is tenant pool size: smaller units appeal to singles, couples, and seasonal workers who are abundant in Bodrum year-round.
However, larger units might be better if targeting families relocating permanently or the premium short-term market during peak summer.
What property types are in most demand in Bodrum as of 2026?
As of early 2026, the most in-demand property type is modern, furnished apartments in well-maintained buildings or gated communities in livable neighborhoods.
Top three by demand: furnished 1-2 bedroom apartments in Bodrum Center, Konacık, and Ortakent; gated community units with amenities; and compact townhouses/duplexes.
The primary driver is domestic remote workers and professionals moving to Bodrum for quality of life, wanting comfortable year-round housing.
Currently underperforming: large, old-style villas without modern insulation, heating, or updated interiors, which struggle outside peak summer.
What unit size has the best yield per m² in Bodrum as of 2026?
As of early 2026, the optimal size range for yield per square meter is 35 to 70 square meters (studios to compact 2+1 apartments).
Properties in this range achieve gross yields of 6% to 7% per square meter (roughly 40 to 45 USD or 38 to 42 EUR per square meter annually).
Smaller units below 35 square meters feel cramped and limit appeal, while larger units spread fixed costs over more space without proportionally higher rents.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bodrum.
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What costs cut my net yield in Bodrum as of 2026?
What are typical property taxes and recurring local fees in Bodrum as of 2026?
As of early 2026, annual property tax (Emlak Vergisi) for a typical Bodrum rental apartment ranges from 3,000 to 8,000 TL (85 to 225 USD or 80 to 210 EUR), depending on assessed value and location.
Beyond property tax, budget 1,000 to 3,000 TL (30 to 85 USD) annually for garbage collection, environmental levies, and municipal assessments per the 2026 tariff.
Combined, these represent about 3% to 5% of gross annual rental income, a modest but consistent drag on net yields.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Bodrum.
What insurance, maintenance, and annual repair costs should landlords budget in Bodrum right now?
Annual insurance including mandatory DASK earthquake coverage ranges from 1,500 to 4,000 TL (40 to 110 USD), depending on construction type and risk zone.
Budget 1% to 2% of property value annually for maintenance and repairs, meaning 100,000 to 200,000 TL (2,800 to 5,600 USD) for a 10,000,000 TL property.
The expense that catches landlords off guard is humidity and salt-related damage: mold, exterior paint peeling, metal corrosion, and AC failures happen faster in coastal environments.
Total budget for insurance, maintenance, and repairs: around 120,000 to 220,000 TL (3,400 to 6,200 USD) annually for a mid-range property.
Which utilities do landlords typically pay, and what do they cost in Bodrum right now?
In Bodrum, most long-term rentals have tenants pay variable utilities (electricity, water, internet, heating), while landlords cover fixed costs like HOA fees (aidat) and major maintenance.
For landlords covering aidat in resort-style communities, monthly costs range from 2,000 to 6,000 TL (55 to 170 USD), with aidat being the largest component.
What does full-service property management cost, including leasing, in Bodrum as of 2026?
As of early 2026, full-service management costs 8% to 12% of collected rent monthly (3,500 to 6,000 TL or 100 to 170 USD on a 45,000 TL rental).
Tenant placement typically costs one month's rent (around 45,000 TL or 1,250 USD) as a one-time fee for marketing, showings, and lease execution.
What's a realistic vacancy buffer in Bodrum as of 2026?
As of early 2026, landlords should set aside 10% to 12.5% of expected annual rental income as a vacancy buffer.
This translates to roughly 5 to 6.5 weeks vacancy per year, though year-round areas like Konacık might see closer to 4 weeks while seasonal zones could face 8+ weeks.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bodrum, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| TCMB Residential Property Price Index | Turkey's central bank official housing price index, the gold standard for national property prices. | We used it to anchor macro price direction and ensure Bodrum yields don't contradict national trends. |
| BIS Paper on TCMB HPI Methodology | Bank for International Settlements documentation of how Turkey's housing index is constructed. | We used it to validate that official index trends are robust even when local listings are noisy. |
| TÜİK Inflation and Price Data Portal | Turkey's official statistics agency providing authoritative consumer price index data. | We used it to ground rent growth and maintenance cost escalation assumptions. |
| TCMB Consumer Prices Page | Central bank's official gateway to CPI data, providing authoritative inflation cross-reference. | We used it as a second check on inflation context for rent increase assumptions. |
| REIDIN Residential Property Price Indices | Long-standing Turkish real estate index provider with defined methodology and broad coverage. | We used it to triangulate rent and price direction beyond raw listings. |
| BETAM + Sahibinden Housing Reports | Academic research center at Bahçeşehir University using large-scale listings data. | We used it to benchmark market liquidity and inform vacancy assumptions. |
| GIB Rental Income Tax Overview | Turkey's official revenue administration providing authoritative landlord tax guidance. | We used it to frame income tax realities impacting net yield calculations. |
| Mevzuat Property Tax Law No. 1319 | Turkey's official legislation portal with current consolidated property tax legal text. | We used it to anchor property tax definitions and municipal authority. |
| Bodrum Municipality 2026 Revenue Tariff | Official published fee schedule for 2026 with Bodrum-specific cost information. | We used it to list real recurring local charges that landlords face. |
| Bodrum Municipality 2026 Valuation Tables | Official publication of 2026 property valuation notices for tax assessment. | We used it to confirm 2026 property tax bases and explain assessment updates. |
| DASK Tariffs and Premiums | Turkey's official compulsory earthquake insurance institution. | We used it to ground mandatory insurance costs affecting net yield. |
| Milas Bodrum Airport Statistics | Official statistics for the airport feeding Bodrum's tourism demand. | We used it as a demand driver proxy for accessibility and seasonal strength. |
| Webuild Milas-Bodrum Airport Project | Major international infrastructure contractor documenting project scope. | We used it to contextualize airport infrastructure investment supporting rental demand. |
| Bodrum Municipality Road Works | Official municipal news naming specific neighborhoods and infrastructure projects. | We used it to give concrete micro-area examples of public works supporting rentability. |
| Bodrum Haber Zoning Updates | Local news coverage of official planning processes affecting Bodrum neighborhoods. | We used it to identify areas where zoning updates could impact future rents. |
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