Natalie Many things make Kusadasi in Turkey unique. The main status is as a major cruise ship port that brings thousands of passengers to the nearby historical site of Ephesus, one of Turkey’s top attractions.
Add two waterparks, the largest and best in Turkey, beautiful beaches, and amazing views, for a popular tourist destination that also attracts holiday home hunters and expats who want to live in Turkey all year round.
From Turkish culture to golden beaches to modern living and, of course, that stunning turquoise water, the resort city is firmly on the radar of foreign tourists and property hunters. But let’s look at why this former fishing village turned modern city is now globally famous.
What Makes Kusadasi in Turkey Special
Where is Kusadasi Located?
Kusadasi coastal town sits on the Aegean coast of Turkey, also known as the western coast. It belongs to the Turkish Riviera and is officially part of Turkey’s Aydin province. It is 59 miles from Izmir, Turkey’s third-largest city. Holidaymakers and expats use Izmir airport just one hour away during summer and winter. Alternatively, Bodrum airport, a two-hour drive away, has more flights in summer with a broader choice of departing destinations. Both mean that getting to Kusadasi from home countries is easy to do.
Getting There and Getting Around is Easy
Some expats own a car or small electric bikes to get about independently, but it is unnecessary. Small local buses departing from the centre connect all districts. Otherwise, buses run to other places in Turkey from the larger bus station. Including taxis and ferry services across to Samos, expats and tourists have an impressive transport network to tap into. Of course, for car drivers, the nearby Izmir and Aydin highways give access to a multitude of areas within easy reach.
Ephesus’ Ancient Ruins and the House of the Virgin Mary
Without a doubt, Kusadasi demands respect for the ancient city ruins of Ephesus. The fantastic ruins sit in the neighbouring Selcuk region, but Kusadasi garners fame because the port accommodates large cruise liners that bring cruise passengers to see the ancient port city. Upon disembarking the ships, they travel a short distance to explore the ruins and return in the afternoon.
The beautiful theatre, old Roman houses, Celsius library, and ancient temples of Ephesus were once the second most significant city after Rome. In the 2nd century BC, the Romans made it their capital, although it later became a centre of early Christianity.
Hence, in ancient times, the Virgin Mary lived in Ephesus before heading for the hills overlooking the city to spend her last days. These days, the humble house run by the Catholic church receives thousands of pilgrims every year, both Muslim and Christian, on day trips who wish to pay their respects.
There is not much to see, but the symbolic reference captivates visitors. Pay your respects, drink water from the three lucky fountains, and have peaceful moments at this holy site of Christianity and Islam.
Davutlar and the Dilek National Park
For more natural, less touristy settings, try Davutlar, nestled amongst fruit and olive groves beneath the Dilek Mountains, a 15–20-minute drive from the bright lights. The village boasts of natural thermal springs, rich green scenery, and famously clean air. Historically a popular second home destination for Turkish city dwellers, the small complexes of semi-detached houses and villas also attract foreign property buyers. The proximity to the Dilek Peninsula National Park, which includes some of Turkey’s prettiest unspoilt beaches, is another attraction.
While Sirince and Seljuk are cultural heritage experiences, the nationally protected Dilek Park offers breathtaking views. Home to local wild boar and flora and fauna, the park attracts many locals on the weekends. Stop by Zeus cave for a refreshing dip, soak up some sun on the beaches, and enjoy fantastic Aegean sunsets.
Pristine Beaches
There are plenty more stunning beaches with clear waters. Our favourite is Ladies Beach because there is always ample space, and backing restaurants and bars are ideal for those lunchtime snacks. Kustur Beach is another option, but we sometimes take a short drive to Sevgi Sandal Beach, which has a backup picnic area. Some big hotels like Korumar and Pine Bay have private beaches, and beach clubs include Jade, Miracle, Elias, and Eleven’s. Two other options include Downtown Beach and Silver Sands Beach.
Dining Out and Nighttime Venues
One thing is for sure: You will never go hungry. A wide variety of restaurants serve foreign and Turkish cuisines. We like restaurants around the ancient Caravansary, although you can find cheaper places further into town. Head to Bar Street near the stone arch for vibrant nightlife scenes. Most staff in evening establishments speak various languages, so you don’t need translators.
More Activities and Things to Do
Seafront Promenade: Running along the length of the primary two centres, the seafront promenade comes alive during good weather. Kusadasi Port connects to a small shopping centre with coffee shops and cafes, our favourite spots for watching the world go by. Nearby, the fish market connects to the rustic harbourfront with small fishing villages. Walk the promenade or head to Kusadasi marina, where yachts dock. Time passes on the seafront, and the blue waters remind you that you are in one of Turkey’s best coastal resorts.
Sirince Village: Sitting in the green hills of Selcuk, locals of this charming village have earned themselves an international reputation for fruity wines. Holding wine-tasting sessions to potential buyers, the distinct fruity taste comes from an abundance of nearby fruit orchards and a nostalgic combination of skills handed down through generations of families. Sirince is a cultural exploration into a picturesque village started by formerly enslaved people from Ephesus, and wandering the cobblestone streets reveals an abandoned church. Another beautiful place is Kirazli village.
Explore Selcuk: Even though Selcuk is home to Ephesus, most people leave without exploring other landmarks and attractions. Home to Artemis Temple, one of the seven wonders of the ancient world and Saint John Basilica, believed to be over the burial site of Saint John, the apostle, the town is a delight to walk around. The Ephesus Museum holds terrific artefacts while strolling around the main streets reveals small delights like the stone water aqueduct and delightful cafes serving Turkish food.
Aqua Fantasy Water Park and Ada Land: From May to October, tourism scenes open up, and given the gorgeous summer temperatures, both waterparks host many visitors during summer. Aqua Fantasy and the themed rides, including wave pools, are popular with adults and children. Sitting nearby, Ada Land, with tropical beach themes, rain dance parties, trampolines, and the lazy river, attracts young adults looking for summer sun parties.
Other Themes: Continuing a fun water splash theme, scuba diving fans love the underwater scenery. Beginners can opt for a try dive and even go for the PADI certificate, while certified divers sign up to explore submerged aeroplanes and shipwrecks. However, to keep your head above water, lazy day boat trips sailing around the coastline leave from the old harbour section every morning. Also, embark on a Jeep safari through the surrounding countryside.
Pigeon Island: This enjoyable town has two famous landmarks. The most notable one is Pigeon Island, sitting just off the coastline, which is the reason for Kusadasi’s name, meaning Bird Island. The crumbling remains of a Byzantine castle promote quiet, serene atmospheres and are the perfect spot for young couples.
Kusadasi Caravansary: Otherwise, the 17th century Okuz Mehmet Pasa Caravansary sits near the port area. The large courtyard, surrounded by tall walls and two floors of rooms, was once an old trading port but is now a boutique hotel. Heading further into Kusadasi old town on the cobbled street running by the side of the caravansary, practise your bargaining skills in the numerous shops, and the town’s oldest Turkish baths are great for cultural immersion.
Ferry to Samos: Lastly, to mix Turkish ambience with a bit of Greek, hop on the daily ferry running all summer to this famous tourist destination, just 1 kilometre away. Explore historical churches, enjoy vibrant atmospheres, see stunning landscapes of natural beauty, and indulge in Greek cuisine and Ouzo, which, when made in Samos, is the best in Greece.
Is Kusadasi a Good Place to Buy a Holiday Home?
Affordable new developments help to make the resort an exciting holiday home destination. House hunters should explore beyond the resort centre to Degirmendere and Davutlar. Situated south-east, on the inland side, the former neighbourhood focuses on new development. Meanwhile, Davutlar town is situated a short drive south. Degirmendere is quieter, but localised areas within the neighbourhood, including Guzellikici, are within walking distance of the beach and amenities and still not far from the resort’s lively waterfront. Being that little bit further out makes them affordable, too. Otherwise, look for investment opportunities, in the large hotels with rental guarantees.
Why People Buy Holiday Homes
For years, the Turkish housing sector has made good money from foreigners and Turks. The industry is blatantly different from pre-2000, when buying Turkish property as a foreigner was brutal, haphazard, and not a wise financial investment. Over the last twenty years, the Turkish government has made it easier for Turks to get mortgages and also embarked on urban redevelopment for many cities and towns with crumbling housing markets.
The property market benefited from these significant changes. Attracting many foreigners, its demographics changed to a multicultural hub of nationalities, but it has gained traction for good reasons.
Urban Regeneration: The town centre always did an excellent job presenting a clean, bright appearance to cruise ship passengers and general holidaymakers. A new port in 2006 brought an influx of third-wave coffee shops and international brand names, while the front promenade could easily match those seen in Spain, Portugal, and the French Riviera. Yet, away from tourist areas, ugly buildings blighted the horizon, and roads with heavy traffic were full of potholes. But the council kicked into action and modernised the urban infrastructure. The results positively affected local neighbourhoods as increasingly more people appreciated the aesthetic look—the uniform blending with tourist areas positively impacted markets.
Year-Round Tourism: Whether or not you want a buy-to-let income, the year-round tourism trade benefits locals. Unfortunately, in Aegean and Mediterranean Turkey coastal resorts, life slows down in winter once tourists go home. This affects locals by temporarily closing bars, restaurants, shops, and hotels. While package holidaymakers slowdown in winter, Kusadasi town still welcomes independent travellers and cruise ship passengers, which keeps everything ticking over. Shops and attractions stay open, the resort centre keeps the cosmopolitan ambience, and locals don’t feel like living in a ghost town.
Good Liquidity: When buying a home, we aim to keep hold of it long-term. However, life sometimes presents us with challenges, and this moment is when we need to get our hands on cash quickly and easily by converting our bricks-and-mortar purchases into hard cash. This is where Kusadasi excels because it is popular with foreign and domestic buyers. Different nationalities purchase property in Turkey, including Europeans, Middle Easterners, and Russians. This means anyone selling property has global audiences to appeal to.
Diversification: For hundreds of expats, life is exactly how they imagined it should be. Enjoying a laidback, beachside ambience, they tap into the glorious weather of this popular destination. Just after 2003, when the expat lifestyle bore fruit in Turkey, most foreigners were Irish, having been long-term holidaymakers.
Yet these days, Kusadasi appeals to a broader range of nationalities, prompting the resort to become more multicultural than ever before. German Turks have shown keen interest in returning to their roots, and Turkey is attracting much attention from Middle Eastern nationalities as both a destination for travellers and house hunters.
Choice of Neighbourhoods: Potential homeowners have several neighbourhoods each with distinct characteristics. As well as the main town centre, Kusadasi stretches to the outskirt resorts of Davutlar and Guzelcamli and, in the other direction, to Bayraklidede Mahallesi, just before the Seljuk province in Izmir. Retiring Turks from big cities particularly love the laidback lifestyle in Davutlar and Guzelcamli.
Meanwhile, Ladies Beach, like a mini holiday resort, attracts those who love the beachside life with bars, restaurants and water sports facilities fronting the main promenade. In the heart of the town, other expats choose Cumhuriyet and Dag neighbourhoods, where everything is on their doorstep, including banks, local transport networks, medical facilities, bars, restaurants, and shops.
Modern Versus Traditional: Most expats like the Turkish lifestyle but want their home comforts nearby. Depending on your feelings on any given day, you will find what you want: an authentic Turkish village breakfast or an English fry-up with bacon and sausages. Coffee shops near the cruise port sell every brand and type of coffee you can imagine, and Turkish tea gardens sell the national beverage in rural atmospheres.
Shop at local markets and enjoy banter with Turkish stall holders or go mad in modern shopping malls with international brand name shops. McDonalds and Burger King offer Western fast food, and small kebab shops sell traditional street food that is still healthy. Buy a luxury home with modern cons or live in typical Turkish-style villas reflecting nostalgic eras gone by. Choosing between lifestyle preferences is pointless because every day offers unique ways of living.
Summary
Kusadasi and its surrounding villages are hard to beat as an all-round destination. Besides its colourful town centre and globally acclaimed maritime facilities, it has kilometres of sandy beachfront, including the famous Ladies Beach. There is also lots of history, most notably the nearby UNESCO-designated Ephesus ruins, three world-class water parks, and at least one golf resort. Transport is excellent, too, with Izmir Airport being just an hour’s drive away via a motorway and Bodrum Airport an hour and 45 minutes away.
Despite a bustling city centre, Kusadasi has a wide range of outskirt vacant land, and this, along with diverse neighbourhoods, has kept property prices low. Head over to luxury Kalkan in Mediterranean Turkey, and you need to drop quite a few grand on the table for a villa with a private swimming pool, yet the same style of home in Kusadasi costs a lot less because land prices are lower. This, in turn, promotes capital growth, and thanks to domestic and international reputations, to convert your bricks and mortar asset into cash, global audiences are waiting.
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If you have any questions or want to know about Kusadasi property ownership, contact our agents. You can also see our portfolio of apartments and villas and use the contact details to arrange viewing appointments for Kusadasi in Turkey. The following articles will also be of interest.
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