Kusadasi Resort Information

Dear reader, in preparing this document our aim is to explain Kusadasi as best as we can and how the property market fits around parts of Kusadasi so that you can gain the best outcome. Our services have always exceeded our client’s expectations by making everything clear and easy to understand. The property market in Kusadasi does not require you to know the area very well or spend a lot of time and resources to figure out the market trends to invest and expect the maximum income. Even if you are not familiar with Kusadasi, after reading this article you will learn the different parts of Kusadasi and how the residential, commercial or rental properties slot in with the whole picture. You will also know what types of properties to look for in which part of Kusadasi town. Finally you will reach your goal, either a holiday home, investment property or a residential villa achieving the best outcome possible.


See Properties for sale in Kusadasi

Due to the fluctuations in property market we have not included guide prices as they become irrelevant in time. This information will be accessible via your agent once you enquire. Please request the guide prices for regions and property types. Also if you are looking for investment in Kusadasi we can provide you a ROI (return on investment) guide figures specific to your property search criteria.

Located on the Aegean coast of Turkey, Kusadasi is best known with close proximity to Ephesus, very large harbour located in the town centre, night life, Yachting Marina, Water parks and perfect sandy beaches. Kusadasi recently is becoming an investment hotspot for small and medium size investors offering great rental returns. The holiday season starting mid-April extending till the end of October as well as offering ideal temperatures during winter months. 

Thanks to low cost airlines Kusadasi is easily accessible throughout the year via air travel from all over Europe, most of Asian countries and the Middle East. Izmir international airport is located 40 minute drive or alternatively Bodrum airport is one and a half hour drive away from Kusadasi town. 
We have divided Kusadasi in to zones according to the real estate market characteristics. Some of these zones show similar characteristics offering you the decisive vote once seen properties offered at the time. 
From north to south the regions of Kusadasi is listed as; Kustur, Marina, Uptown, Ladies Beach, Yavansu, Long Beach, Davutlar.

Kustur: Is a resort on its own - with bars restaurants and large beach front - offering very exclusive properties mostly with great sea-views and some complexes have a private beach. Kusadasi town is easily accessible via a 5 minute short minibus service at a cost next to nothing. However some complexes located in the bays of Kustur will require a car or taxi service. This is an alternative area to the central locations where you can get more with for your money. As an example a three bedroom detached villa offering sea-views and communal pool is on par with a two bedroom seafront apartment in the town centre.  In Kustur area properties with transport links, nearby shops and complexes with facilities such as communal pool, sea-views or a beach must be selected. Attractive to rental market and with aggressive marketing investors can expect returns up to 8% on their return.  On average after fees and expenses you should expect to receive 6% annual return.

Pros – Ideal for holiday lets, return on investment, luxury properties, capital gains
Cons – Average resale market, not ideal for all year around living

Marina - The main town centre is located on the Marina strip with high quality shops, bars, cafes and restaurants on the sea-front extending all the way to the old town and the harbour. Properties located in this region towards the seaside are mostly apartments in various sizes, and depending on the distance to the seafront prices vary. There are also large number of detached and semi-detached villas mostly built in the early 90’s offering spacious rooms and outdoor space. Thanks to the geographical condition of the town the hills are offering an elevated positioning for the properties resulting in great sea-views to most of the residents. The area is more popular for all year around living. Even though some properties are offered to holiday makers most of the rental income is generated from the local market from long term / annual rentals.  Long term rentals reduce the risk of finding tenants, advertising management fees and utility bills but offer less return on investment. On average you should expect to receive 4% annual return from long term rentals. However this area offers better capital gains than others.

Pros – Ideal for all year around living, long term rentals and high capital gains, resale market fast
Cons – Poor rental return, not ideal for holiday rental market


See Kusadasi marina properties for sale

Uptown - Located above the Marina area. Zones are divided via the ring road connecting Kusadasi to Izmir. Majority of the areas properties are apartments and are located on the hillside. The front row properties offer magnificent sea-views, harbour national park and on a clear day the Greek Island Samos is clearly visible. Hence most the apartment’s sea facing front is glass making the most of the scenery.  Due to the main access road dividing the Marina and the uptown zones transport is very easy and nearly every part of the zone has easy access to public transport. Majority of the residents are locals. Saying that more and more international buyers are moving to the area as new developments shoot up with more to offer such as pools, saunas etc… The resale market is very fast and holiday lets are slowly becoming popular.  This are is ideal for all types of buyers unless you specifically want a villa with large garden. Rental return is roughly similar to Kustur region around 6% but the initial investment is less.

Pros - Fast resale market, holiday lets are popular, residential
Cons – Lack of green areas, too many developments

Ladies Beach – is one of the most popular holidaying area of Kusadasi, majority of the small boutique hotels and some five star hotels are based in Ladies beach. The sea front promenade updated recently by the local council is restricting motor vehicles access to the seafront. Bars restaurants and shops along the coast offer great time for holiday makers during summer months. The structural form of ladies beach is mainly villas. 

From the sea front all the way to the main Kusadasi feeder road there are only few apartment blocks. Majority of the properties are semi-detached and detached villas with some land options becoming available time to time. Most of the old Turkish style complexes do not have a communal pool built within the complex due to the close proximity to the beach. Due to the age of the construction and the lack of swimming pools and other communal facilities -price wise- these properties / villas form the bottom end of the market. 

Some offer great returns if bought at the right price, with small refurbishment jobs the process can be turned to a success story. In the region there are leisure centres with pools offer an alternative and make these properties more popular. On the other hand there are larger complexes with communal pools and recently built offering more modern and spacious features. The bed capacity offered is more and attract different clientèle for more in return. Overall if you are looking to invest in ladies beach it will more than likely be a villa around 7/8% annual return on the invested capital.
Pros - Holiday lets are popular, fast resale market, great rental return
Cons - Not residential all year around, competitive rental market

Long Beach - Approximately fifteen minute outside the Kusadasi town long beach is a perfect holiday location offering an alternative to those who do not like a busy beach. As can be understood from the name the area offer a wide and long sandy beaches. Similar to ladies beach the property structure is more villas than apartments with easy access to local bars, restaurants, water-parks etc... Ideal as a holiday home and with an option for extra rental income long beach is recommended and the property prices are very reasonable. Few beach front villas and some land for development and investment options also are available. Due to the flat land scape the properties located on the back rows do not have sea-views. if you have properties with sea-views in mind you will be required to sacrifice the distance to seafront and need to look for the hills located on the opposite side of the Soke- Kusadasi road. If opting a property in this area buyers are recommended to pay attention to shops, communal pool access and possibly restaurants nearby within walking distance.


Pros - Holiday lets are popular, great rental return, fast resale market
Cons - Not residential all year around

Yavansu - area is all year around residential area of Kusadasi featuring all types of properties for all types of buyers, unless you are looking to purchase a property very close to seaside. Average distance of properties located in Yavansu to sea is at least 10 minutes drive. The region extends from the back of marina, to ladies beach and all the way to long beach. The area has many properties to offer but there are few things to consider while buying. Because this area is mainly full of new developments buyers should make sure there is no plans to build in front of the property they are buying if they are sold with a promise of views. myvillaturkey Kusadasi office will check the adjacent plots for you and can also provide you with papers from the local council for the future plans of the area as well as building permissions. 
Most of the new complexes offer small communal pools enough to cater for the holiday makers. If your intention for the purchase is to rent your property make sure you check the pool availability during season. Some complexes where most residents are locals do not open the pool until June and close early mid September to save on costs on the management fees. But this may mean you loose 6 to 8 weeks high potential rental weeks. Yavansu area is great if correct property is selected other than the distance to the seaside. 


Pros - Many options to choose from, Great rental potential
Cons - Distance to seaside


Davutlar - is the continuation of long beach extending to Guzelcamli national park. Majority of the properties located in Davutlar is complexes built in the early 90's. Distance to Kusadasi town center is 20 minutes drive but there are many local amenities in the area such as local fruit and veg market, shops bars, restaurants, water parks etc... giving an option to satisfy all the holiday makers needs in the area without visiting the Kusadasi centre. Property prices are very competitive and able to purchase a semi detached villa with a garden for the price of a flat in Kusadasi town. Seafront prices rank higher but still considerably cheap in comparison to other resorts such as Cesme, Bodrum, Fehtiye etc... 


Area Developments and improvements -


The new Marina front line with shops and cafes is bringing a new face ti Kusadasi town attracting investors to build a Hilton hotel in Kusadasi. The boutique Hilton is located opposite the Marina. 


Golf resort Kusadasi also getting finalizing its teething problems and becoming a highly attractive area for the investors and holiday makers.


With the backing of the government there are plans to bring back the historical Ephesus canal from Pamucak beach making Ephesus accessible via boat travel.


We hope you find this information useful.


Regards
myvillaturkey.com 
Customer Service Team