Villas for Sale in Yalıkavak
We have 39 villas for sale in Yalıkavak, from $550K to $11.4M, newest listings first. Every one of them is shown in person from our Bodrum office in Turgutreis. To compare with the rest of the peninsula, see all our villas for sale in Bodrum.
Why Yalıkavak
Yalıkavak is a town on the north-west shore of the Bodrum peninsula, grown up around a marina. It is about 18 km from Bodrum town, 20–30 minutes by car, and about 50 km from Milas-Bodrum Airport.
Most villa buyers choose it for one reason: winter. Much of the peninsula goes quiet between November and March, while in Yalıkavak the marina, the supermarket and some of the restaurants stay open all year. If the house is for more than the summer, that difference matters.
Our Yalıkavak guide covers the town bay by bay.
Where to look in Yalıkavak
The centre and the marina are for buyers who want to walk everywhere: the bazaar, the Thursday market and the marina are minutes away. The price is the summer crowds and noise on your doorstep.
Tilkicik Bay, right next to the centre, is known for its clear, calm water. The villas on the slope look over the bay and the Yalıkavak gulf — close to the marina, a little outside the crowd.
Geriş, a few kilometres inland, keeps its stone houses and narrow lanes, and is where buyers look for a garden villa in quieter, greener surroundings. The Küdür peninsula to the north, with its three small bays, is worth keeping in mind for a life close to the water.
Villa prices in Yalıkavak
Three things move the price most: distance to the sea, the view, and whether the villa is detached or part of a managed site. With the same number of bedrooms, a villa on the water and a site villa on the hill can be several times apart.
We will say this up front: Yalıkavak is the expensive end of the peninsula. The same budget buys a larger house in Gümüşlük or Bitez. If you do not need a marina and a bazaar that stay open all year, look at the other bays before you decide.
What to check before you buy
Start with the occupancy permit (iskân): without it a villa cannot be mortgaged and utility connections can be a problem. Then the title deed — a detached plot or a unit in a managed site affects both resale and renting. On a site, ask for last year's real service charge, not the brochure figure.
The title deed fee is 4% of the sale price, split by law between buyer and seller. Our title deed fee calculator shows your own figure.
Most villas on this page are above the US$400,000 Turkish citizenship threshold. The threshold is measured against the official valuation, not the contract price, and the title deed carries a three-year no-sale annotation.