Kusadasi Real Estate Data 2026
Neighborhood Price, Real Change and Market Comparison
Compare standardized for-sale housing indicators for Ladies Beach, Guzelcamli, Davutlar, Karaova and Turkmen Neighborhood on one page.
Neighborhood Comparison
Figures below are Endeksa model/market indicators for August 2026, compared under the same “For Sale Housing” definition. Real change uses the matched-period Turkish CPI rate of 31.51% and a compounded formula.
| Neighborhood | Current TRY/sqm | 1-year nominal | Matched CPI | Real change | 2-year change | Rental TRY/sqm | Gross yield | Payback | Data date |
|---|---|---|---|---|---|---|---|---|---|
| Ladies Beach | TRY 67,161 | 22.76% | 31.51% | −6.65% | 51.65% | No data | 6.61% | 15 years | August 2026 |
| Guzelcamli | TRY 69,825 | 14.80% | 31.51% | −12.71% | 39.58% | No data | No data | No data | August 2026 |
| Davutlar | TRY 67,375 | 26.50% | 31.51% | −3.81% | 65.00% | No data | 5.13% | 20 years | August 2026 |
| Karaova | TRY 77,942 | 25.50% | 31.51% | −4.57% | 56.56% | No data | 5.61% | 18 years | August 2026 |
| Turkmen | TRY 62,865 | 16.60% | 31.51% | −11.34% | 49.25% | TRY 369 | 7.04% | 14 years | August 2026 |
Current For-Sale Housing Prices by Neighborhood
Kusadasi Neighborhood For-Sale Price Trend
The monthly series covers December 2025–August 2026 under the same source, category and period. Forecast values are excluded.
Nominal Growth or Real Growth?
Real change is calculated as ((1 + nominal change) / (1 + CPI)) − 1, not as a simple subtraction. The matched-period CPI rate is 31.51%.
| Neighborhood | Nominal | CPI | Real change |
|---|---|---|---|
| Ladies Beach | 22.76% | 31.51% | −6.65% |
| Guzelcamli | 14.80% | 31.51% | −12.71% |
| Davutlar | 26.50% | 31.51% | −3.81% |
| Karaova | 25.50% | 31.51% | −4.57% |
| Turkmen | 16.60% | 31.51% | −11.34% |
Which Neighborhood Fits Which Buyer Profile?
This is not a “best investment” ranking. It is a profile-based summary of lifestyle, property type and access priorities.
Ladies Beach
For coastal or holiday-home buyers who still value city access, apartment and gated-community options.
Guzelcamli
For buyers prioritizing nature, proximity to Dilek Peninsula, villas, detached homes and gardens.
Davutlar
For year-round living, access to thermal areas, gated communities and a balance with holiday use.
Karaova
For families comparing newer housing, growth corridors, villas and developing residential stock.
Turkmen
For city-center, marina and waterfront access, walkability and rental-demand considerations.
Rental and Yield Indicators
A comparable rental TRY/sqm series is not available for all five neighborhoods, so no potentially misleading rental chart is shown. Verified fields appear below; missing values remain explicit.
| Neighborhood | Rental TRY/sqm | Average rent | Gross yield | Payback |
|---|---|---|---|---|
| Ladies Beach | No data | No data | 6.61% | 15 years |
| Guzelcamli | No data | No data | No data | No data |
| Davutlar | No data | No data | 5.13% | 20 years |
| Karaova | No data | No data | 5.61% | 18 years |
| Turkmen | TRY 369 | TRY 35,394 | 7.04% | 14 years |
Micro-location matters
Even within the same neighborhood, proximity to the marina or beach, gated-community features, building age, view, parking, construction quality and title status can materially change value per sqm. This dashboard presents neighborhood averages, not an individual property valuation.
Explore the Neighborhood Guides
How the Data Is Prepared
For-sale prices and changes use Endeksa neighborhood-level model/market data. Matched-period TurkStat CPI is used for real annual change. Dates and definitions are aligned; regional macro housing indices, forecasts and incompatible series are excluded.
Endeksa indicators are not registered deed transaction prices. Active listing prices are not treated as completed sale prices. Results should be read alongside Gungor Gulgun’s local Kusadasi market analysis; an individual investment decision requires current comparable analysis and, where appropriate, real estate investment consulting.
Sources: Endeksa neighborhood For Sale Housing model/market indicators, TurkStat CPI and Gungor Gulgun local market analysis. Data period: August 2026. Historical series: December 2025–August 2026. Comparison checked: 14 September 2026.
Where does your property sit within this comparison?
A neighborhood average is only a starting point. Let us assess your property’s micro-location, building, title and current comparable listings.
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