Kalkan’s popularity with British and European holidaymakers makes it one of Turkey’s strongest short-term rental markets. For villa owners, especially those with sea views and modern features, the earning potential is impressive.
So how much can a villa in Kalkan really generate per season in 2025? Let’s break it down.
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High Season Demand Is Strong and Consistent
The rental season in Kalkan typically runs from May to October, with peak demand in July and August. During these two months, top-performing villas are often fully booked at premium rates.
Average nightly rates in 2025:
- 3-bedroom villa with private pool: £200–£300
- 4–5-bedroom luxury villa: £300–£500
- Ultra-luxury villas with sea views: £500–£900
Well-designed properties with strong reviews and features like infinity pools, outdoor kitchens, and panoramic views can command even higher rates.
Sample Earnings Breakdown by Property Type
Mid-range 3-bedroom villa (sleeps 6):
- £250 per night x 60 nights (peak season) = £15,000
- 40 nights at £180 (shoulder season) = £7,200
- Total estimated gross income: £22,000 per season
High-end 5-bedroom villa (sleeps 10+):
- £450 per night x 60 nights (peak) = £27,000
- 40 nights at £350 (shoulder) = £14,000
- Total estimated gross income: £41,000 per season
Some luxury villas, with consistent bookings across a full six-month season, can earn up to £50,000–£60,000, especially when marketed through multiple platforms with professional photos and management.
What Affects Rental Income Potential?
Key factors that impact your villa’s earnings include:
- Location: Proximity to Kalamar Bay, Komurluk, or town center boosts booking demand
- View: Sea-facing villas earn significantly more than inland properties
- Design and features: Modern kitchens, shaded terraces, smart home systems, and stylish interiors attract premium guests
- Management quality: Fast communication, local support, and great reviews lead to repeat bookings and referrals
- Availability: Villas listed for the full six-month season perform better than those limited to July–August
What About Costs?
Gross income is only one side of the equation. Typical annual costs for a rental villa include:
- Cleaning and maintenance: £1,500–£3,000
- Property management (optional): ~20% of income
- Utility bills: £1,000–£2,000 (higher during guest stays)
- Platform fees (Airbnb, Booking.com): ~3–15%
- Annual taxes and insurance: £300–£600
Even after expenses, most villas produce a solid net yield of 5% to 8%, depending on how they’re managed.
Can You Rent It Year-Round?
While Kalkan’s main tourist season is six months long, some owners rent to digital nomads or long-term guests during winter at reduced monthly rates. It’s not a major market yet, but it’s growing.
For example:
- Monthly winter rent for a furnished villa: £600–£1,000, depending on location and heating setup
Maximize Earnings with Smart Setup
To boost rental income:
- Invest in professional photography
- Offer extras like airport transfers or private chefs
- Enable instant booking and competitive cancellation terms
- Collect early reviews from family or friends
- Partner with a reliable local property manager
With the right setup, many villas break even in the first 2–3 years and continue generating passive income for the long term.
A Strong Market with Real Return
Kalkan continues to offer high rental returns compared to similar Mediterranean towns. With a well-positioned, well-managed villa, you can earn between £20,000 and £50,000 per season — all while owning a property you can enjoy yourself.
