Alaçatı windmill, Çeşme
İzmir · Aegean

Buying property in Çeşme

Our home base: Aegean summer houses, Alaçatı stone houses – and the only area where we also visit on site.

Request a check for a property in Çeşme
Photo: Satirdan kahraman, CC BY-SA 4.0

Çeşme at a glance

Provinceİzmir (Aegean)
AirportADB (İzmir Adnan Menderes)
Homes sold to foreigners, 2025389 in İzmir province1
Typical stockSummer houses in sites, stone houses, villas, land
Our checkDesk check ✓ · on-site visit ✓ (we are based here)
Top watch-outConservation rules & shared-title land

📍 On-site visits available here – we are based in Çeşme, İzmir (Premium tier).

Stone house and bougainvillea, Alaçatı
Stone house and bougainvillea, Alaçatı
Çeşme castle at sunset
Çeşme castle at sunset
Alaçatı marina
Alaçatı marina

🧭 About Çeşme

  • A windy peninsula at the tip of İzmir: beaches, windsurfing, thermal springs.
  • Alaçatı’s old stone houses and boutique streets are its best-known face.
  • Busy in summer, quiet in winter – many homes are second homes.

🏠 Market snapshot

  • Typical buys: houses in holiday sites, restored stone houses in Alaçatı, detached villas, plots.
  • Buyers are mostly Turkish families from İzmir and Istanbul; foreigners are a small share – 389 homes sold to foreigners in the whole of İzmir province in 20251.
  • Summer rental demand is strong, winter demand is low.

Check before you buy

  • Conservation area: Alaçatı’s old town is a protected urban SİT – façades and renovation need conservation-board approval.
  • Coastline: the shore belongs to the state (Coastal Law 3621). Check the official shoreline line on seafront plots.
  • Shared farmland: many “plots” are hisseli (shared) agricultural land – not buildable, cannot be fenced off.
  • Holiday rentals: renting your home short-term needs a permit under Law 7464 (2024)2.
  • Earthquake: the İzmir region is seismically active (2020 Samos earthquake). Check the building’s year and permits.

Rules for all foreign buyers in Türkiye

  • Residence permit through property: for homes bought since 16 Oct 2023 the price on the title deed must be at least USD 200,000, and the home must be lived in, not rented out3.
  • Citizenship through property: at least USD 400,000 with a 3-year “no sale” annotation on the deed; since Dec 2023 only built property counts4.
  • Foreigners can own up to 30 hectares each and up to 10% of a district’s private land; plots near military or security zones need clearance5.
  • Short-term holiday rentals (100 days or less) need a permit from the Ministry of Culture and Tourism2.

Found a property in Çeşme?

Send the listing. We check title deed, zoning, permits, hazards and the asking price, and send an English report with red, amber and green flags in 3–7 business days. You pay only if we accept the job.

Request a check for a property in Çeşme See a sample report

From $149 · Independent · No commission from sellers or agents · Not an official valuation, not legal advice.

Other places

IstanbulCappadociaBodrumKaş · AntalyaFethiyeAntalyaSelçuk · İzmirAll places →

Sources

  1. TÜİK House Sales Statistics, 2025 – İzmir (via Ege Olay)
  2. Law No. 7464 – tourism rental permit (e-Devlet application)
  3. Presidency of Migration Management – short-term residence documents
  4. Your Key Türkiye (official) – acquisition of citizenship by property
  5. Land Registry Law No. 2644, Art. 35 (foreign ownership limits)

General information, checked October 2026. Rules change – we re-check them for every report. Not legal advice.

Photos (Wikimedia Commons / Pexels, resized/cropped): Alaçatı Yel Değirmeni 4 – Satirdan kahraman, CC BY-SA 4.0 · Pexels 16444505 – A flowering plant growing on the exterior of a house (Alaçatı) – elene karenashvili, Pexels License · Cesme Castle, Turkey - panoramio – David Broad, CC BY 3.0 · Alacati Marina near Cesme Turkey - panoramio – David Broad, CC BY 3.0 · Full credits