Kusadasi Property, For Sale. Turkish Real Estate & Villas

The Attractions of Buying Property in Kusadasi

Kusadasi belongs to the Aydin province on the Aegean coast of Turkey. Locals mainly get their income from tourism, and although many international holiday companies sell all-inclusive and self-catering package holidays to the region, it is the luxury and extremely huge cruise liners docking in that generates a lively trading ambience. Around the cruise ship port, many shops focus on selling souvenirs, leather, gold and Turkish carpets to passengers before they head off to explore the ancient city ruins of Ephesus.

Kusadasi has also proved itself as a favourable golfing centre and having built Aqua Fantasy, and Ada Land, two of the first waterparks in Turkey, its reputation as a family destination makes it popular with repeat holidaymakers. Other holidaymakers and property owners enjoy a lively nightlife scene around the bar street area or opt for the sit-down seaside cafes serving up international menus and live music performances.

The average population is 103,000, but during summer, this rises extensively as seasonal workers flock to the resort for summer tourism work. Many of the large expat community have also bought property in Kusadasi, while other home owners use them as a summer retreat.

What Does Kusadasi Mean?

Kusadasi means bird island which refers to the main landmark, shaped like a bird’s head that sits just off the coastline. Also called Pigeon island (Guvercin Ada) it is reached via a walkway passing by the old harbour where daily fishing boats and leisure tours leave. Remains of a Byzantine fortress with pretty gardens and fantastic views make it a popular spot for locals.

Kusadasi Weather and Climate

Owners of property in Kusadasi enjoy a Mediterranean climate which evokes hot, dry summers and mild, wet winters. The rainy season usually stretches from January to March when temperatures average between 5 to 20 degrees Celsius, while temperatures from April to December range from 15 to 40 degrees during the day, easily explaining its popularity as a summer holiday resort.

History of Kusadasi

History experts say many civilisations lived in the area over the course of history. At its peak, it was a major harbour town for sea trade between the east and west. However, the most prominent time was when it fell under the rule of Alexander the Great, and along with nearby major cities of Didim, Priene, Miletus and Ephesus prospered as art and culture hubs.

Although Kusadasi later went on to become a popular hideaway port for pirates, the surrounding cities of Ephesus and Miletus became immersed in the new religion that was Christianity. The Virgin Mary and Saint John and Peter were known to have travelled and lived throughout this area.

Eventually falling to the Seljuk rule, the Byzantine army captured Kusadasi back under the 1st crusader campaign. Their rule lasted for many decades until the Ottoman army rolled into town at the beginning of the 15th century. Later cementing their permanent dominance with the capture of Constantinople, in 1453, they built walls around Kusadasi and only three gates allowed entrance.

The next period of unsettlement came at the beginning of the 20th century when the Ottoman empire started to fall apart. Italians and Greeks ruled over the town until the army and local forces fought back on the 7th of September 1922. This has come to be known as Kusadasi Liberation Day and although not on a grand scale, it is still celebrated every year.

Property for Sale in Kusadasi

Anyone looking at the Kusadasi real estate market has 23 neighbourhoods and six smaller villages to choose from. They collectively make up an area of 264 square kilometres and the characteristics and diversity of each of them, means buyers looking at apartments and villas for sale in Kusadasi are spoilt for choice. (Note: For this article, the Turkish word Mahallesi means neighbourhood.)

Alacamescit and Camiatik:  Homes in these two neighbourhoods of Kusadasi are in an ideal location for all amenities and facilities including supermarkets, clothes stores, and local transport links. The main seafront where much of the action happens is within a 15-minute walk.

Most property sold in this area of Kusadasi focuses on apartment living, and certain parts are hilly. The bonus is that if you find the right apartment, you will have a fantastic view of the surrounding coastline.

Cumhuriyet and Dag: Cumhuriyet Mahallesi runs along the seafront side of the main Suleyman Demirel Boulevard and Turgut Ozel boulevard that separates the main town into two distinctive areas.

Residents enjoy the closeness to the Wednesday market street while heading further towards the seafront, Dag Mahallesi is one of the most popular areas to buy property in Kusadasi because is the heart of the town, with everything on your doorstep including the local bazaar, fast food outlets, restaurants and shops.

It is also home to the famous Mehmed Pasa Caravansary landmark sitting near the new harbour port, and pier. Constructed in 1618 over two floors that surrounded a courtyard, it was an overnight stopping point for traders but also served as a military fortress at one stage. The famous Ottoman traveller Evliya Celebi wrote about his stays in his travelogues.

Bayraklidede and Camikebir: As a seaside area, Bayraklidede Mahallesi sits on the outskirts of the main seafront centre, yet it offers a laidback lifestyle of which most property has a gorgeous sea view. Anyone looking to buy a villa in Kusadasi would do well to consider this neighbourhood.

The neighbouring districts of Camikebir and Turkmen of which the property portfolio focus on apartments also offer an ideal location for seafront living and are more centrally located to the main landmarks of Pigeon Island and the marina.

In the Camikebir Mahallesi, the famous 17th-century Kaleici mosque commands much respect from non-Muslims and Muslims alike. It is a popular stop on walking tours of the city and is under the same historical status as the 17th-century Hanim mosque, and Turkmen mosque.

Ege, Degirmendere and Ilkicesmelik: These residential areas sitting away from the seafront and on the opposite side of the main road separating the resort into two will suit Kusadasi property buyers looking for peace away from the hustle of the main town. For many years, the areas were undeveloped, but this has changed with recent construction projects selling off plan and new apartments.

Ladies Beach in Kusadasi

Ladies Beach is a famous and well-known district of Kusadasi. Many hotels and a few bars and restaurants play host to thousands of tourists throughout the year, and in summer, the neighbourhood is bustling although this dwindles down considerably during winter.

On the outskirts of Ladies Beach, is the Yavansu district heading south, or alternatively, sitting north and closer to the main town centre is Hacifeyzulluh Mahallesi, a large area stretching from the ancient Roman aqueduct walls to Pigeon Island and including the Cetinkaya Funfair Park.

Heading away from the main town centre and into the surrounding areas, Kusadasi has six smaller villages which keep a 100% pure Turkish ambience, due to the small sizes. They include Yeni, Yayla, Caferli, Sogucak, Cinarli, and Kirazli that is famous for its cherry production and festival.

Davutlar and Guzelcamli

In the less talked about Kadikalesi and Karaova districts, many retiree Turks own traditional Turkish style summer homes but by far, the more talked about areas are further south along the coastline, and on the outskirts of the peninsula. They are the Davutlar and Guzelcamli districts which have for many decades been popular with Turks from the big cities who own holiday homes there.

It has a sizeable working population who live there all year round, but during summer, many retirees and holidaymakers flock to enjoy the natural and historical landscapes including the remains of the Byzantine Kursunlu monastery, sitting 600 metres above sea level that was a shelter for practising Christians fearing attack by pagans.

Sevgi Plaj (Lovers Beach) becomes a hive of activity in summer, and the 27,675-hectare Dilek Protected National Park also receives many visitors arriving by car. Established in 1966, and accessed from the Kusadasi-Soke road, Dilek Protected National Park sits 28 kilometres from the town centre and presents many opportunities to get in touch with nature including three local beaches, copious amounts of walking trails and picnic areas.

The park is also home to wild boar often seen wandering the paths, and bird watchers love the variety of species that can be spotted. Mediterranean seals, as well as Caretta turtles, have also been seen in surrounding seas.

How to Get to Kusadasi

Airports: Izmir, a large airport just an hour’s drive from Kusadasi, is open all year round, although most holidaymakers and residents tend to use Bodrum airport, 2 hours’ drive away, because of the more diversity and frequency of flights.

Buses: The main dolmus (small, local buses) centre in the town allows residents to get about easily at low prices. For further distances and to access other places in Turkey, the larger bus centre on the outskirts has daily routes to places like Istanbul, Ankara and Bodrum.

By Car: It is easy to drive in Kusadasi and the surrounding areas because the main highway leads to the northern region of Selcuk, another one to the eastern district of Germencik and a southern highway goes to Soke, an industrial, shopping and cotton farming town further down the coast. Roads out of Kusadasi also head to the Izmir Soke road allowing residents to easily access the major cities of Izmir and Aydin within a two-hour drive.

How to Invest in the Kusadasi Real Estate Market

Kusadasi in Aegean Turkey is an ideal seaside location for property buyers who want everything on their doorstep including many shopping options, a diverse nightlife scene and frequent transport links.

It has an already proven tourism market, and the local council is moving with the times to modernise and upgrade infrastructure. For details of apartments and villas for sale in Kusadasi, check our property portfolio or contact us to speak with a sales representative of Spot Blue about buying real estate in Turkey.

Facts about Kusadasi
Telephone area code (+90) 256
Area size 264 km²
Latitude / Longitude 37.8579° N, 27.2610° E
Population (approx) 92,000
Province Aydin

Information about Kusadasi

• Kusadasi, situated on the western Aegean coast of Turkey, is a prominent stop for cruise ships. The bustling harbor and marina make it Turkey’s busiest cruise port. Nearby, popular towns such as Didim, Izmir, Selcuk, and Sirince can be found. Pigeon Island in Kusadasi is home to a Byzantine Castle constructed between the 14th and 15th centuries, connected to the mainland by a causeway. The famous Ladies Beach in Kusadasi is not exclusive to women. The city has a population of approximately 92,000 residents. A ferry service from Kusadasi’s harbor to the Greek Island of Samos takes just 75 minutes. The marina in Kusadasi has a capacity of 600 berths. The closest international airport is Izmir Adnan Menderes Airport (ADB), located 66.8km away. Kusadasi is renowned as one of Turkey’s most popular beach resorts, with its name translating to “Bird Island.” The main religion practiced in Kusadasi is Islam. The city has a significant expat community, primarily consisting of British and Irish citizens. Kusadasi is only a 75-minute drive from Izmir, Turkey’s third-largest city. It serves as the gateway to the ancient ruins of Ephesus, including notable landmarks like the Library of Celsus, the Great Theatre, and The Temple of Artemis, one of the Seven Wonders of the World. Additionally, Kusadasi is in close proximity to The House of the Virgin Mary, a pilgrimage site believed to be her final resting place. The city is also near Dilek Peninsula (National Park), just 28km (17 miles) away. Kusadasi boasts three water parks, two of which are the largest in Europe. Visitors can explore a variety of shops and outlets selling leather goods in the area. The Grand Bazaar and Orient Bazaar in Kusadasi offer a wide array of souvenirs, Turkish Delight, and trinkets. For those seeking nightlife, Bar Street is the main area with nightclubs and bars. Luxury villas with stunning views of the Aegean Sea are available for sale in Kusadasi, where property is highly sought after.