Pool villa near Ilıca Beach
For sale58,5M TL≈ €1,670,000
- Beds
- 4
- Living
- 245m²
- Plot
- 520m²
- Detached
- Pool
- Garden
- Site open space
- Private energy
Broker-permitted seed (May 2026)
Summer 2026 · Aegean villasAegean villas
Aegean villas
for sale ~& summer
rentals.
A small, broker-permitted shortlist of Çeşme villas with confidence-scored area context. Browse what's available, see the indicative numbers, and talk to a local broker — no republished listings, no false precision.
Broker-permitted facts only Sale + summer rental tabs 12 areas mapped
Postcard · 01/12CC BY-SA 3.0
Live shortlist · 3 broker-permitted villas
Aegean villas for sale& long-stay rentals.
Broker-permitted only Indicative bands, never final quotes
Switching to Summer rental shows indicative peak-week ₺ rates derived from broker-permitted facts. Final terms by enquiry.
Beds
Area
Budget
Stone villa · Alaçatı village
For sale74M TL≈ €2,115,000
- Beds
- 4
- Living
- 260m²
- Plot
- 430m²
- Detached
- Stone façade
- Pool
- Garden
- Premium liquidity
Broker-permitted seed (May 2026)
Plot-led villa near Dalyan coves
For sale46,5M TL≈ €1,330,000
- Beds
- 4
- Living
- 220m²
- Plot
- 610m²
- Detached
- Large garden
- Site open space
- Private energy
Broker-permitted seed (May 2026)
No third-party listing photos, descriptions, or addresses are reproduced. Prices shown are summary facts the broker has permitted for display.
Listed villas
3
Broker-permitted
Areas covered
12
Mapped
Median guide
₺173.417
TRY / m²
Public sources
3 / 7
Display allowed
The price atlas
Read the peninsula by whole-house budget — not just per-m².
Premium Upper Mid Value
Interactive map
One peninsula, four overlays — areas, marinas, beaches & history.
Click any marker to jump to its card below. The map keeps the Çeşme silhouette legible: Çeşme Bay on the NW, Ildırı Bay on the NE, and the famous Alaçatı flat-water lagoon biting in from the south.
Tap to switch the layer — each marker jumps to its card.
- Neighborhoods — colour tier
- Marinas — annual €/m
- Beaches — sunbed ₺/day
- Historic — open / paid
Aegean SeaÇeşme BayIldırı BayAlaçatı Bay→ İzmirIlica45M TLAlacati51,8M TLDalyan41,8M TLSifne35,8M TLReisdere27,5M TLOvacik38,8M TLBoyalik41,3M TLCiftlik30,3M TLYali33M TLPasalimani43,5M TLAltinkum31,3M TLCesme Merkez37,8M TL
Wind blows north-westerly in summer — the south-coast lagoon (Alaçatı) flattens the surf, the west tip (Pırlanta) catches the swell.
Beach-first
Ilıca · Boyalık · AltınkumBest when the daily routine starts with walking to the water — and accepting more summer movement.
Village & services
Alaçatı · Çeşme MerkezRestaurants, marina, bazaar access, liquidity, year-round usability. Brand & energy over beach proximity.
Quiet plots & value
Dalyan · Şifne · Reisdere · OvacıkMore privacy or land for budget — with more dependence on micro-location and car access.
How to read these trend labels
Direction labels combine sample depth, confidence, price tier, and known lifestyle demand drivers. The next upgrade will compute true observed asking-price movement from immutable daily PriceObservation rows and, where licensed, closed sales.
Historic lens
Five reasons Çeşme is more than beach days.
Free unless noted. Entry fees are typical summer-2026 ticket indicative ranges; confirm at the gate.
Çeşme Merkez
Çeşme Castle
Ottoman · 16th century
Genoese-origin sea fortress rebuilt by Sultan Bayezid II in 1508. Now houses the Çeşme Archaeological Museum overlooking the marina.
Entry: ≈ ₺150
Alaçatı
Alaçatı Stone Quarter
Greek Ottoman · 18th–19th century
A protected old village of cut-stone houses, narrow lanes, and bougainvillea. Free to wander — the architecture is the museum.
Entry: Free
Alaçatı (ridge)
Alaçatı Windmills
19th century
Restored Aegean grain windmills on the ridge above the village. The iconic Çeşme silhouette at sunset.
Entry: Free
Ildırı
Erythrai Ancient City
Ionian · 8th c BCE onward
One of the twelve Ionian cities — theatre, acropolis, and fortification walls scatter the hills above Ildırı bay.
Entry: ≈ ₺100
Ildırı
Ildırı Fishing Village
Continuous habitation
Stone-cottage fishing hamlet on the bay below Erythrai. Slow-paced lunch stop with bay views and grilled fish.
Entry: Free
Twelve postcards
Neighborhood guidance bands & lifestyle fit.
Ilica
Beach-led family summer use with easy daily access.
Preferred for
Preferred by families who want the easiest beach routine, flatter daily movement, and strong summer rental depth without giving up central convenience.
Main challenge
The main challenge is filtering older or dense stock and checking whether peak-season movement still feels comfortable.
- P25 / m²
- ₺176.000
- Median
- ₺205.000
- P75 / m²
- ₺242.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
28,3M TL–38,8M TLMid 32,8M TL
220 m² family villa220 m² reference size
38,8M TL–53,3M TLMid 45M TL
320 m² larger villa320 m² reference size
56,3M TL–77,5M TLMid 65,5M TL
Firm beach-led demand
Direct beach practicality and family rental appeal support resilient asking levels; older-stock discounts need separate tracking.
✓ Best beach convenience✓ Strong rental appeal! Peak-season density
Risk · friction: Peak-season density; Older stock needs filtering
Alacati
Design, dining, and liquidity premium over pure beach practicality.
Preferred for
Preferred for design-led living, restaurants, boutique stone-house character, and liquidity; it suits buyers who value brand and village energy over immediate beach access.
Main challenge
The main challenge is paying a premium while managing touristic noise, parking pressure, and weaker beach practicality.
- P25 / m²
- ₺196.000
- Median
- ₺235.000
- P75 / m²
- ₺286.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
31,3M TL–45,8M TLMid 37,5M TL
220 m² family villa220 m² reference size
43M TL–63M TLMid 51,8M TL
320 m² larger villa320 m² reference size
62,8M TL–91,5M TLMid 75,3M TL
Premium resilient, stretched
Brand, dining, and design liquidity keep the premium firm, but entry prices make overpaying risk more visible.
✓ Premium brand value✓ High liquidity! Touristic noise
Risk · friction: Touristic noise; High entry price
Dalyan
Calmer coastal villa living with marina and cove access.
Preferred for
Preferred for calmer villa living, marina proximity, coves, and a more residential coastal rhythm that can still feel connected to Cesme.
Main challenge
The main challenge is micro-location: some homes feel serene and valuable, while others become car-dependent without enough upside.
- P25 / m²
- ₺156.000
- Median
- ₺190.000
- P75 / m²
- ₺226.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
25M TL–36,3M TLMid 30,5M TL
220 m² family villa220 m² reference size
34,3M TL–49,8M TLMid 41,8M TL
320 m² larger villa320 m² reference size
50M TL–72,3M TLMid 60,8M TL
Stable-to-rising value
Detached supply, marina/cove access, and calmer use make Dalyan a balanced watch area if micro-location is strong.
✓ Calmer coastal feel✓ Good detached supply! Car dependence
Risk · friction: Car dependence; Micro-location matters
Sifne
Quiet, plot-led north-coast living with more outdoor space.
Preferred for
Preferred when outdoor space, quieter streets, and lower-density north-coast living matter more than being in the highest-prestige micro-market.
Main challenge
The main challenge is thinner liquidity and fewer walkable services compared with Ilıca, Alaçatı, or Merkez.
- P25 / m²
- ₺132.000
- Median
- ₺162.000
- P75 / m²
- ₺198.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
21M TL–31,8M TLMid 26M TL
220 m² family villa220 m² reference size
29M TL–43,5M TLMid 35,8M TL
320 m² larger villa320 m² reference size
42,3M TL–63,3M TLMid 51,8M TL
Selective plot-led demand
Larger gardens and lower density help, but thinner liquidity means only better-located homes deserve premium assumptions.
✓ More garden for budget✓ Lower density! Fewer walkable services
Risk · friction: Fewer walkable services; Liquidity below Alacati/Ilica
Reisdere
Value-led inland compounds and newer shared-open-space layouts.
Preferred for
Preferred for value-led newer compounds, shared open-space layouts, and room to buy more house for the same budget.
Main challenge
The main challenge is resale discipline; value is attractive, but prestige and beach proximity need careful comparison.
- P25 / m²
- ₺98.000
- Median
- ₺125.000
- P75 / m²
- ₺152.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
15,8M TL–24,3M TLMid 20M TL
220 m² family villa220 m² reference size
21,5M TL–33,5M TLMid 27,5M TL
320 m² larger villa320 m² reference size
31,3M TL–48,8M TLMid 40M TL
Early value watch
Newer compounds and shared open-space layouts are attractive, but resale evidence is still thinner than coastal peers.
✓ Value entry✓ Newer compounds! Less prestige
Risk · friction: Less prestige; Requires stronger resale discipline
Ovacik
Quiet luxury, nature, sunset orientation, and larger plots.
Preferred for
Preferred for quiet luxury, larger plots, sunset/nature appeal, and buyers who are comfortable trading walkability for privacy.
Main challenge
The main challenge is distance from everyday errands and seasonal service gaps, so privacy must be worth the tradeoff.
- P25 / m²
- ₺146.000
- Median
- ₺176.000
- P75 / m²
- ₺214.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
23,3M TL–34,3M TLMid 28,3M TL
220 m² family villa220 m² reference size
32M TL–47M TLMid 38,8M TL
320 m² larger villa320 m² reference size
46,8M TL–68,5M TLMid 56,3M TL
Selective privacy premium
Quiet luxury and larger plots can command premiums, but distance from daily services keeps the buyer pool narrower.
✓ Quiet luxury feel✓ Nature and sunset appeal! Seasonal service gaps
Risk · friction: Seasonal service gaps; Distance from everyday errands
Boyalik
Practical beach access near Cesme Merkez with more summer movement.
Preferred for
Preferred for practical beach access and quick reach to Cesme Merkez, especially when daily convenience is more important than total seclusion.
Main challenge
The main challenge is avoiding hotel/noise adjacency and traffic pockets while still finding detached-quality housing.
- P25 / m²
- ₺154.000
- Median
- ₺188.000
- P75 / m²
- ₺224.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
24,8M TL–35,8M TLMid 30M TL
220 m² family villa220 m² reference size
34M TL–49,3M TLMid 41,3M TL
320 m² larger villa320 m² reference size
49,3M TL–71,8M TLMid 60,3M TL
Convenience-led stability
Beach and Merkez access support demand, while hotel/noise adjacency creates discounts in weaker pockets.
✓ Beach convenience✓ Central access! Noise pockets
Risk · friction: Summer traffic; Hotel/noise adjacency
Ciftlik
More value-oriented coastal living with car-based access.
Preferred for
Preferred for west-coast beach proximity and value, with a simpler car-based summer-house pattern.
Main challenge
The main challenge is seasonality and liquidity variance; comparable quality can change sharply by pocket.
- P25 / m²
- ₺112.000
- Median
- ₺138.000
- P75 / m²
- ₺168.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
18M TL–27M TLMid 22M TL
220 m² family villa220 m² reference size
24,8M TL–37M TLMid 30,3M TL
320 m² larger villa320 m² reference size
35,8M TL–53,8M TLMid 44,3M TL
Value with seasonality
Beach proximity helps the budget case, but liquidity and build quality vary enough to require stronger comps.
✓ Beach proximity✓ Value! Car dependence
Risk · friction: Seasonality; Distance from main services
Yali
Quieter residential summer-house use with location-specific quality variance.
Preferred for
Preferred for quieter residential pockets and a calmer summer rhythm, especially where the exact street has good access and privacy.
Main challenge
The main challenge is evidence quality: samples are patchier, and access/privacy depend heavily on the exact pocket.
- P25 / m²
- ₺122.000
- Median
- ₺150.000
- P75 / m²
- ₺182.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
19,5M TL–29M TLMid 24M TL
220 m² family villa220 m² reference size
26,8M TL–40M TLMid 33M TL
320 m² larger villa320 m² reference size
39M TL–58,3M TLMid 48M TL
Patchy but calm
Residential calm can be attractive, but the current sample is too thin for strong trend claims without more observations.
✓ Calm profile✓ Residential feel! Small sample
Risk · friction: Patchy comparables; Access differs by pocket
Pasalimani
Cove access and serenity, often priced on scarcity.
Preferred for
Preferred for cove-oriented serenity and scarcity; it appeals to buyers who want a quieter premium pocket rather than a busy resort center.
Main challenge
The main challenge is scarcity pricing and low sample count, which can make confidence weaker than the headline price suggests.
- P25 / m²
- ₺164.000
- Median
- ₺198.000
- P75 / m²
- ₺248.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
26,3M TL–39,8M TLMid 31,8M TL
220 m² family villa220 m² reference size
36M TL–54,5M TLMid 43,5M TL
320 m² larger villa320 m² reference size
52,5M TL–79,3M TLMid 63,3M TL
Scarcity-sensitive premium
Cove scarcity can lift prices, but low sample count makes confidence weaker and negotiation discipline important.
✓ Cove lifestyle✓ Quiet feel! Sparse samples
Risk · friction: Scarcity premium; Service access
Altinkum
Beach-first use with stronger seasonal traffic and car reliance.
Preferred for
Preferred for beach-first summer use and rental interest, especially for buyers prioritizing sand/water access over year-round services.
Main challenge
The main challenge is summer congestion, noise, and variable build quality around the most beach-focused pockets.
- P25 / m²
- ₺116.000
- Median
- ₺142.000
- P75 / m²
- ₺176.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
18,5M TL–28,3M TLMid 22,8M TL
220 m² family villa220 m² reference size
25,5M TL–38,8M TLMid 31,3M TL
320 m² larger villa320 m² reference size
37M TL–56,3M TLMid 45,5M TL
Seasonal beach demand
Beach-first usage and rental interest support demand, with congestion and build-quality variance limiting confidence.
✓ Beach appeal✓ Summer rental interest! Seasonal congestion
Risk · friction: Traffic; Seasonal noise
Cesme Merkez
Most service-rich option with tradeoffs around density and privacy.
Preferred for
Preferred for year-round services, marina and bazaar access, and practical daily life without relying on long drives.
Main challenge
The main challenge is density, parking, and privacy; convenience can come with a less relaxed villa feel.
- P25 / m²
- ₺138.000
- Median
- ₺172.000
- P75 / m²
- ₺214.000
Sample whole-house rangesIndicative
160 m² compact villa160 m² reference size
22M TL–34,3M TLMid 27,5M TL
220 m² family villa220 m² reference size
30,3M TL–47M TLMid 37,8M TL
320 m² larger villa320 m² reference size
44,3M TL–68,5M TLMid 55M TL
Service-rich stability
Year-round services and marina/bazaar access create durable demand, while privacy and parking affect villa premiums.
✓ Services✓ Marina/bazaar access! Lower privacy
Risk · friction: Density; Parking and noise
Marina lens · €/m / year
Marinas are a micro-location premium — pick the right berth math.
Annual rates are indicative €/m of length-overall (LOA) from broker-permitted public sources. Confirm directly with the marina before signing — premium tiers, electricity, water and parking are quoted separately.
Çeşme Marina
Premium · resort-style · year-round
- Annual €/m
- €420–520
- Daily €/m
- €9–14
- Berths
- 408
- Max LOA
- 70 m
15 m yacht · annual€6,300– €7,800
Mega-yacht berthsCustomsConciergeHotel adjacencyBoutiquesFuel dock
Supports year-round dining, services, walkability, and marina-adjacent liquidity around Merkez.
Useful premium signal for buyers who want services and evening life, but privacy and parking still need inspection.Setur MarinasPort Alaçatı Marina
Boutique · lifestyle · design-led
- Annual €/m
- €460–580
- Daily €/m
- €10–16
- Berths
- 260
- Max LOA
- 50 m
15 m yacht · annual€6,900– €8,700
RestaurantsHotelPool clubBoatyardSailmaker
Adds a south-coast lifestyle premium for Alacati/Port-area homes, especially for buyers valuing restaurants, boating, and surf access.
Treat as a micro-location premium, not an automatic uplift for all Alacati properties.Coast Guide TRDalyan Cove Moorings
Village · fishing-port · low-key
- Annual €/m
- €220–320
- Daily €/m
- €5–9
- Berths
- 90
- Max LOA
- 22 m
15 m yacht · annual€3,300– €4,800
Fish restaurantsDay-boat charterLimited fuel
Reinforces Dalyan's marina/cove lifestyle and helps explain why better villa pockets can trade above generic value assumptions.
Verify exact access, parking, and noise locally; the marina effect is pocket-specific.Marina directory referenceSetur Altınyunus Marina
Resort · hotel-adjacent · family
- Annual €/m
- €360–460
- Daily €/m
- €7–11
- Berths
- 180
- Max LOA
- 35 m
15 m yacht · annual€5,400– €6,900
HotelTennisRestaurantsFuel dockDay charter
Adds service and boating infrastructure to the Boyalik-Ilica corridor, supporting convenience-led demand.
Watch hotel/noise adjacency and exact walking route before pricing in a convenience premium.Setur Marinas / Coast GuideBeach lens · ₺ / day
Pick the shore that matches the routine — pricing, parking & vibe.
Sunbed prices below are summer-weekday indicative ranges for two sunbeds + umbrella + service. Public beaches are free; the price is for the optional setup. Weekend & high season can push the ceiling.
Ilıca Beach
Ilıca
₺1500–₺3200sunbed set / day
Best for · Families · long walks · thermal springs nearby
The peninsula's classic 3-km sandy stretch with shallow turquoise water. Free public access; paid beach clubs along the eastern half.
Altınkum Beach
Altınkum
₺800–₺1800sunbed set / day
Best for · Golden sand · west-coast sunsets · day trippers
A run of three free golden-sand coves. Mostly public, a handful of paid sunbed operators; sunset light is the headline draw.
Alaçatı Surf Bay
Alaçatı
₺1800–₺3000sunbed set / day
Best for · Windsurfing · kitesurfing · flat-water training
World-class flat-water lagoon with steady summer thermals. Surf schools rent gear and day passes; the bay itself is free to enter.
Boyalık Beach
Boyalık
₺900–₺1700sunbed set / day
Best for · Hotel-adjacent comfort · short walks from Merkez
Calm sandy beach tucked behind hotel rows. Convenient if you stay in Merkez; some pockets are noisier with hotel music.
Pırlanta (Diamond) Beach
Çiftlikköy
₺1200–₺2400sunbed set / day
Best for · Bright white sand · windward surf · open-sky views
Famous fine, almost-white sand on the wind-exposed west tip. Mostly free; a few sunbed sets and a snack shack.
Ayayorgi Cove
Çeşme Merkez (west)
₺2500–₺4500sunbed set / day
Best for · Day-club afternoons · DJ sets · cliffside platforms
Premium private beach clubs perched on the cliffs of a small cove. Reservation-led; minimum spends are the rule, not the exception.
Çiftlik Beach
Çiftlikköy
₺700–₺1400sunbed set / day
Best for · Quieter west-coast pace · families who avoid clubs
Wide, calmer sand pocket on the SW. Affordable sunbed sets, lower density, longer drive from Merkez or Alaçatı.
Delikli Koy
Karadağ
Freeno setup on the beach
Best for · Hidden cove · snorkelling · rocky-shore swims
A small, scenic cove with the famous sea-arch rock. No facilities — bring shoes, water, and a mask.
Market watch · context
Market context behind the shortlist: events, infrastructure, and local demand signals.
How we keep this honest
Scheduled crawl, not session scraping.
Live UI is deployed; official-source watch artifacts and LLM commentary are prepared as scheduled jobs, while best-value extraction still needs the canonical Postgres feed.
Daily jobs fetch permitted municipality/news pages, broker/manual feeds, and Postgres price observations; then gpt-5-mini flags meaningful changes for frontend cards.
LLMs summarize and classify changes, but deterministic code owns price observations, trend math, privacy gates, and public/private separation.Alaçatı Ot Festivali reinforces seasonal demand
The municipality announced the 14th Alaçatı Ot Festivali for 17-20 April 2025, a seasonal visibility driver for Alaçatı and nearby accommodation demand.
AlacatiIlicaCesme Merkez
Track as a seasonal demand signal; do not adjust valuation bands unless price observations move.Çeşme BelediyesiAlaçatı Wind Fest keeps surf/coast lifestyle visible
Wind/sport events support the identity of Alaçatı and the south-west coast, especially for lifestyle-led buyers.
AlacatiOvacikAltinkum
Reflect in lifestyle notes and watch whether event periods coincide with asking-price firmness.Çeşme BelediyesiMarina access is a micro-location premium, not a blanket uplift
Marina proximity can lift lifestyle fit and liquidity, but only when walking access, parking, and noise are acceptable.
Cesme MerkezAlacatiDalyanBoyalik
Map marina markers and keep the marina section separate so buyers understand the premium driver.Setur Marinas / Coast Guide TRÇeşme news & events
Official-source watchlist for festivals, events, and municipal signals that move asking levels.
Watched daily when crawler is enabled
Çeşme Belediyesi official news feed
Use as the safe baseline for public events, municipality announcements, and cultural activity context.
Çeşme BelediyesiCaptured 2026-05-22
Çeşme Belediyesinden trafik güvenliği için kapsamlı çalışma
Official municipality headline captured by the watch feed; treat as context until price observations confirm market impact.
Çeşme BelediyesiCaptured 2026-05-22
Çeşme’de turizmin geleceği ortak akılla konuşuldu
Official municipality headline captured by the watch feed; treat as context until price observations confirm market impact.
Çeşme BelediyesiCaptured 2026-05-22
Çeşme Belediyesinden yerel üretime destek: 80 bin fide üretimiyle rekor
Official municipality headline captured by the watch feed; treat as context until price observations confirm market impact.
Çeşme BelediyesiCaptured 2026-05-22
Çeşme’de unutulan Hıdırellez geleneği Yassıada’da yeniden yaşatıldı
Official municipality headline captured by the watch feed; treat as context until price observations confirm market impact.
Çeşme BelediyesiCaptured 2026-05-22
Çeşme’de Hıdırellez üç noktada coşkuyla kutlandı
Official municipality headline captured by the watch feed; treat as context until price observations confirm market impact.
Çeşme BelediyesiCaptured 2026-05-22
Çeşme Belediyesi, Tüm Bel-Sen ile toplu iş sözleşmesini imzaladı Çeşme Belediyesi, Tüm Bel-Sen ile toplu iş sözleşmesini imzaladı
Official municipality headline captured by the watch feed; treat as context until price observations confirm market impact.
Çeşme Belediyesi17-20 Apr 2025
14th Alaçatı Ot Festivali
Seasonal footfall and brand reinforcement; useful for rental-demand context, not by itself a valuation change.
Çeşme Belediyesi2025 event coverage
Alaçatı Wind Fest
Supports the surf/wind lifestyle narrative and should be tracked as a lifestyle-demand signal.
Çeşme BelediyesiMunicipality event coverage
Çeşme municipal cultural events
Shows year-round municipal programming; relevant to service-rich and livability scoring.
Çeşme BelediyesiHouse rules
Public outputs stay conservative.
01
No listing reproduction
No copied third-party descriptions, photos, raw payloads, or private candidate facts. Aggregates only.
02
No false precision
Every band is confidence-scored and directional, not an appraisal or official valuation. Caveats included.
03
Private-first
The real acquisition workflow lives behind admin auth. The public guide is for orientation, not deals.