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TEKCE Real Estate

Bodrum, Muğla, Turkey

Luxury Villas in a Private Seafront Project in Bodrum Gümüşlük

TEKCE Real Estate
FromEUR2,392,000 – EUR2,400,000
Gross yield5.4%
Exp. 5-yr capital growth35%
CompletionQ4 2026

About the property

Off-plan villas with private pools and a private beach and pier

This private seafront scheme sits in a quiet residential part of Muğla province, on a stretch of coast that keeps its natural character. The villas are off-plan and come with three, four or five bedrooms, a private swimming pool and a landscaped garden each. Residents share a private beach and pier, a spa and wellness area and concierge service. It suits families and buyers looking for a holiday home by the sea.

Why buy

  • Private beach and pier within the scheme

    Residents have direct access to a private beach and pier, so the sea is reached without leaving the project, and the site is listed as sea front.

  • Private pool and garden for every villa

    Each villa carries its own swimming pool and landscaped garden, with terraces and, on some types, a panoramic viewing terrace facing the water.

  • Three, four and five bedroom layouts

    Three sizes of family home share the same 181 sq m listed size, which lets a buyer choose the bedroom count for family use or for hosting guests.

  • Quiet corner of the Bodrum Peninsula

    Gümüşlük is described as one of the calmer residential areas of the peninsula, with Yalıkavak Marina about 7 km away and the hospital about 17 km away.

  • Hotel-style services on site

    Concierge service, housekeeping, maintenance, a spa, a gym and a kids' club are listed for the wider project, which reduces the work of running a second home.

  • Comfort and smart-home specification

    Underfloor heating, air conditioning and a smart-home system are listed, together with fitted kitchen appliances and a laundry room.

The address

  • Bus station · 1.7 km · 3 min drive
  • Bus station · 3.0 km · 5 min drive
  • Bus station · 7.2 km · 9 min drive
  • Airport · 417 km · 32 h 51 min drive
  • Beach · 2.9 km · 5 min drive
  • Attraction · 3.2 km · 5 min drive
  • School · 5.5 km · 7 min drive

Nearby transport, places and schools are as recorded by the seller. Confirm distances and school admissions independently before advising.

See it in full

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  • Full pricing and payment plans
  • Floor plans and project documents
  • A specialist on this property

TEKCE Real Estate

TEKCE Real Estate

TEKCE Real Estate

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The numbers, this market's own rules

Turkey Property Analysis Hub

Professional suite of calculators and tools • Updated May 2026

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Data and calculations are updated regularly for informational purposes. For accurate data and personalized advice, consult an INTRIC specialist or conduct independent research. Professional financial and legal advice recommended.

Mortgage Calculator

Turkey mortgage analysis for Luxury Villas in a Private Seafront Project in Bodrum Gümüşlük

Property Details

35.0% of property price — Turkish banks typically require 30–40% from foreign buyers

Loan Terms

Calculation Results

Monthly Payment
€0.00
Annual Payment
€0.00
Loan Amount
€1,554,800.00

Foreign Ownership Rules

  • Foreign ownership: Nationals of most countries may buy residential property in their own name, subject to a nationwide cap of 30 hectares per person and a limit of 10% of any district's area held by foreigners.
  • Military clearance: Every foreign purchase is subject to a military / security-zone clearance check before the Tapu (title deed) can transfer. It is routine (a few weeks), but properties inside restricted border and some coastal military zones cannot be sold to foreigners.
  • Title deed (Tapu): Ownership is evidenced by the Tapu, issued and registered by the Tapu ve Kadastro (Land Registry & Cadastre) office against the TAKBIS / Cadastre record. Off-plan buyers hold a notarised sales contract until the Tapu is issued on completion.
  • Notary & translator: A foreign buyer who does not read Turkish must use a notary and a sworn (yeminli) translator; a power of attorney is commonly granted so a lawyer can complete registration.

Residency & Citizenship by Investment

Turkey offers both a short-term residence permit for property owners and a citizenship-by-investment route through real estate.

  • Citizenship threshold: From USD 400,000 of real estate (valued by an official appraisal report), held for a minimum of 3 years. Grants Turkish citizenship to the main applicant, spouse and children under 18.
  • Residence permit: Property ownership at lower values supports a short-term residence permit, renewable while the property is held.
  • FX requirement: For both routes the purchase funds must be brought into Turkey in foreign currency and exchanged through a bank (a currency-purchase document / DAB is issued), which also underpins the VAT exemption.
  • Tax residency: Separate from immigration status — generally triggered by 183 days of presence in a calendar year.

Buying Process & Timeline

  1. Reservation — a holding deposit reserves the unit and price, typically deducted from the purchase price.
  2. Tax number & bank account — obtain a Turkish tax number and open a local bank account; funds are transferred in FX.
  3. Due diligence — verify the Tapu / TAKBIS record for encumbrances, mortgages and occupancy permit (iskan); engage an independent lawyer.
  4. Sales contract & official valuation — sign the contract (notarised for off-plan) and commission the mandatory official appraisal report used for the fee base and any citizenship application.
  5. Military clearance — the security-zone check runs before transfer; allow a few weeks.
  6. Tapu transfer — pay the ~4% title-deed transfer fee at the Land Registry with a sworn translator present (or via power of attorney); the Tapu is issued in the buyer's name.
  7. Typical timeline: a few weeks for a completed resale; 12–36 months for off-plan with staged construction payments.

Lifestyle & Practical Factors

  • Climate: Mediterranean and Aegean coasts enjoy long, hot summers and mild winters; Istanbul is temperate; central Anatolia is continental.
  • Languages: Turkish is the official language; English, German and Russian are widely spoken in the coastal foreign-buyer hubs (Antalya, Bodrum, Fethiye).
  • Currency: The local currency is the Turkish lira (TRY), but foreign-buyer transactions are typically denominated and settled in EUR / USD / GBP.
  • Annual holding cost: Low — the emlak vergisi (property tax) runs roughly 0.1–0.6% of the assessed value per year, plus site management (aidat) fees on branded and gated developments.
  • Connectivity: Istanbul (IST/SAW), Antalya (AYT), Bodrum (BJV) and Izmir (ADB) airports give extensive direct links across Europe, the Gulf and Asia.
  • Buyer caution: Always insist on an independent lawyer and the official valuation, confirm the occupancy permit (iskan) on completed units, and check the property is outside a restricted military zone before committing.