Holiday homes in the main summer destinations in Turkey have continued their upward trend throughout 2026, with annual increases in housing prices averaging over 20% and reaching as high as 25% in some cases. Whilst Bodrum retains its leading position in the property market, the northern Turkey’s Aegean coast continues to gain momentum thanks to growing demand from Turkish buyers of second homes.
Along a wide stretch of coastline stretching from the northern Aegean to the provinces of Aydın, Muğla and – on the western Mediterranean coast – Antalya, buyers of holiday homes in Turkey prioritise factors such as integration with nature, distance from overcrowded areas, the possibility of year-round use and access to social services.
This trend is keeping demand high for villas, detached summer homes and residential developments throughout the area. However, professionals in the property sector assert that, following the sharp price rises recorded after the pandemic, the market has now adopted a more rational dynamic and that “prices inflated by the bubble have largely begun to deflate”.
Over €5,000 per square metre in Bodrum
According to industry data published by the Turkish newspaper Milliyet, Bodrum (in the Turkish province of Muğla) continues to top the ranking of places with the most expensive housing in Turkey. In this tourist resort, the price per square metre for summer holiday villas ranges from 250,000 to 300,000 Turkish liras (between 4,709 and 5,650 euros). Behind it lies the area of Çeşme and Alaçatı (Izmir), where prices exceed 200,000 Turkish liras (3,767 euros) per square metre.
Within the luxury property segment, Bodrum, Çeşme and Urla – the latter two districts in the province of Izmir – continue to stand out as the most expensive areas in the country. The fact that prices in Bodrum hover around 5,000 euros per square metre makes this district the most expensive second-home market in the whole of Türkiye. However, at the same time, the reduction in land available for building in the area is pushing new developments further south, towards the axis formed by the districts of Milas and Dalaman, both in the same province of Muğla.
As for the province of Izmir, the coastal strip comprising Ilıca, Boyalık and Dalyan is seeing high demand, particularly from families, whilst areas such as Ovacık and Germiyan remain more affordable alternatives. Meanwhile, Urla continues the upward trend in prices observed in recent years; Kekliktepe stands out in the ultra-luxury villa segment, where the average price per square metre ranges from 100,000 to 120,000 Turkish liras (between €1,885 and €2,260), whilst areas such as İskele and Zeytinalanı stand out for offering year-round residences.
Property prices rise on the northern Aegean coast
As for the northern Aegean coast, an area traditionally with fewer tourists, Ayvalık – a popular destination for Turkish tourists in the province of Balıkesir – and the Gulf of Edremit – situated opposite the Greek island of Lesbos – continue to be an option worth considering for those seeking more affordable holiday homes… Although this is becoming increasingly rare. For example, on the island of Cunda, prices for villas and stone houses range from 160,000 to 200,000 Turkish liras per square metre (between 3,013 and 3,767 euros), although coastal towns further south of Ayvalık, such as Altınova and Sarımsaklı, remain places where prices remain relatively more moderate.
Continuing along the coast south of Ayvalık, past Altınova and into the neighbouring province of Izmir, in Dikili residential prices begin to show greater variation: from outlying areas such as Kabakum and İsmetpaşa, where the cost per square metre ranges from 65,000 to 85,000 Turkish liras (between €1,225 and €1,602), to more sought-after neighbourhoods such as Salihler or the centre of Dikili, where prices now reach up to 100,000 Turkish liras (€1,885) per square metre.
Other areas in the province of Izmir also stand out, such as Kuşadası or Didim, where – just like in Bodrum – there is strong demand for second homes from both domestic and international buyers. For example, in towns south of Kuşadası – a famous port of call for cruise ships – such as Güzelçamlı and Davutlar, villa-style holiday homes fetch prices of between 60,000 and 100,000 Turkish liras (between €1,130 and €1,885) per square metre. Also noteworthy are sales transactions in older residential complexes and second-hand properties in the area, which can be purchased for prices ranging from 6 to 8.5 million Turkish liras (between 113,000 and 160,000 euros), reports Milliyet.
How will house prices in the Aegean evolve?
Looking ahead to the next decade, the outlook for the residential market on Turkey’s Aegean coast remains positive, driven by growth in tourism, demand for second homes and sustained interest from both domestic and international buyers. In destinations such as Bodrum, Çeşme, Urla, Ayvalık and Kuşadası, the limited availability of developable land and the growing preference for year-round homes suggest that property prices will continue to rise.
Consequently, experts in the local property sector predict that the more established coastal areas of the Aegean will see moderate but sustained long-term price increases, particularly for villas and high-end properties, driven by improved infrastructure, internal migration towards coastal areas away from the interior, and the strength of Turkey’s tourism market.
As for the northern Aegean, particularly the coast of the province of Balıkesir but also some areas of the neighbouring province of Çanakkale, the market could see relatively faster growth as house prices there are still lower than in Bodrum or Çeşme. The growing interest in destinations on the northern Aegean coast such as Ayvalık, Cunda, Assos or the coast of the Gulf of Edremit is helping to boost demand for holiday homes in an area that still has greater scope for urban and tourism development.
VOTE
EDITORIAL TEAM
🧿 About us
.
Edited and reviewed by:
Pablo Gómez is a specialist in Turkey and has been editor-in-chief of Hispanatolia since 2011. He has been analysing current affairs and geopolitics in Turkey and the surrounding region since 2006.
…
📣 Your ADVERTISING on Hispanatolia
.
🤗 HELP US WITH A DONATION:
💗 Paypal
