High Rental Yield Areas in Bodrum: A Comparative Analysis
Sinan Demiray · Kıdemli Gayrimenkul Danışmanı
5 October 2026 · 5 min read
A comparison showing the rental yield data of Yalıkavak, Gümbet, Bitez, and Türkbükü, indicating which region offers the highest percentage return to investors based on 2026 figures.
Rental yields in Bodrum vary significantly from region to region; an apartment purchased in two different neighborhoods with the same budget can yield markedly different annual returns. This guide allows you to base your investment decisions on tangible figures by comparing the rental yield data of four areas side by side.
Who is this guide for? This guide is designed for buyers planning to purchase property in Bodrum and rent it out, putting rental yields at the center of their investment decisions. If your priority is personal use or value appreciation, it may be more beneficial to look at our regional in-depth guides.
Comparison of Rental Yields in Four Regions
According to the September 2026 listing data from emlakjet.com, the yield table for the four regions we examined is as follows:
Region | Average Sale Price | Average Rental Income | Investment Yield | Return Period |
|---|---|---|---|---|
Bitez | ~22,860,000 TL | ~66,500 TL/month | ~%4.9 | ~20 years |
Yalıkavak | ~43,800,000 TL | ~80,500 TL/month | ~%4.5 | ~22 years |
Gümbet | ~13,900,000 TL | ~55,300 TL/month | No data (short-term focused) | ~18 years (long-term) |
Türkbükü | ~33,600,000 TL | ~67,700 TL/month | ~%2.63 | ~38 years |
The conclusion drawn from the table is clear: the highest percentage yield is in Bitez. This is a result of both the sale price remaining in the mid-segment and the rental income being strong relative to that price. While Yalıkavak has the highest absolute rental income (~80,500 TL/month), the high sale price places its yield percentage behind that of Bitez.
Why Does Türkbükü Lag in This Table?
The 2.63% yield rate and 38-year return period for Türkbükü may give the first impression of being "a bad investment" to an investor seeing the table. However, this is a misleading interpretation. Most buyers purchasing property in Türkbükü are not focused on rental income, but rather on long-term value appreciation and a private living space. For an investor choosing a region based solely on rental yield, Türkbükü may not be the right choice; for details, please refer to our Real Estate Investment Guide for Türkbükü.
Why Does Gümbet Show "No Data" in the Table?
We lack official yield data for Gümbet, as the investment rationale operates differently in this area: According to emlakjet's long-term rental data, the region stands out with a low entry budget (~13.9 million TL) and relatively short return period (~18 years), but its true potential lies in short-term/touristic rentals. The heavy tourist traffic presents a revenue potential that can exceed long-term rental figures significantly during the season. However, this potential now requires a permit under the 100 days rule that came into effect in 2026; for details, see our Real Estate Investment Guide for Gümbet.
Bitez and Yalıkavak: Two Strong Options for Long-Term Rentals
Bitez and Yalıkavak are the two most balanced areas in the table for long-term rental scenarios. Bitez stands out with its medium budget entry and a yield rate of 4.9%, while Yalıkavak offers a strong rental demand around the marina for a higher entry budget and a yield of 4.5%. For details, please refer to our Real Estate Investment Guide for Bitez and Real Estate Investment Guide for Yalıkavak.
Is Yield Rate Alone a Sufficient Criterion?
The percentage yield rate is a useful starting point for inter-regional comparisons, but it should not be the sole deciding factor. Even within the same region, the distance of the property from the sea, building age, site facilities, and management quality can significantly alter the yield. Additionally, the figures in this table are based on long-term (annual) rental scenarios; for an investor evaluating short-term/touristic rentals, the real yield potential can vary according to occupancy rates and operating costs.
Even in a region that appears to have high rental yields, the wrong property selection can result in low real yields. Therefore, we recommend using the figures in the table as a starting filter and clarifying your decision through concrete listing comparisons and with a consultant.
Things to Consider Before Investing
For every investor aiming for rental yield, checking the type of title deed, occupancy status, and military/security zone inquiries is a standard step; for details, see our Guide to Property Acquisition Process in Bodrum. If you plan to rent out the property on a short-term basis, you need to clarify the permit process under the 100 days rule before making your purchase decision.
Frequently Asked Questions
Which area has the highest rental yield in Bodrum?
Among the four regions we examined, Bitez has the highest yield rate at ~%4.9. Yalıkavak is in second place with ~%4.5.
In which area is the rental income (in TL) highest in Bodrum?
In absolute terms, Yalıkavak has the highest monthly rental income at ~80,500 TL. However, since the sale price is also high, its yield percentage is lower than that of Bitez.
Are yield rates different for short-term rentals compared to this table?
Yes. This table is based on long-term (annual) rental scenarios. In short-term/touristic rentals, particularly in tourism-heavy areas like Gümbet, the actual yield potential may be higher, but occupancy rates, operating costs, and the permit process under the 100 days rule should be taken into account.
Why does Türkbükü lag in the rental yield table?
Acquisition decisions in Türkbükü are largely based on long-term value appreciation and privacy rather than rental income. Therefore, the 2.63% yield rate does not mean the region is a weak investment; it indicates a different investment rationale.
What data is used to calculate the yield rate?
The rates in this guide are calculated from the average sale price and average rental income data based on listings from emlakjet.com (annual rental income / sale price). The real yield may vary based on the characteristics of the property and its management.
Disclaimer: The prices and yield data in this article are based on the listing data from emlakjet.com as of September 2026. Given that the real estate market can change rapidly, we recommend contacting Hansu Estate consultants for current and accurate figures. This content is for informational purposes only and does not constitute investment advice.
