Kalkan and Kaş are two of Turkey’s most desirable coastal towns, both offering stunning Mediterranean views, strong tourism markets, and long-term investment appeal. But if you’re planning to buy land in 2025, each destination offers a very different experience.
This guide compares the two side by side — from zoning laws to lifestyle — to help you decide where your money will go further.
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General Vibe and Community
Kalkan is quieter, more compact, and deeply popular with British expats and holiday home investors. Most villas here are purpose-built for foreigners, and the architecture tends to be modern, white, and focused on sea views.
Kaş, on the other hand, is larger and has a more authentic Turkish town feel. While it attracts tourists, it also has a year-round local population and a stronger mix of cafés, schools, banks, and public services.
Land Availability and Zoning Rules
In Kalkan, buildable plots are limited. The town has steep hills, small roads, and strict municipal zoning rules. Most sea-view plots are already sold or being developed. What’s left comes at a premium.
Kaş offers more variety. Inland neighborhoods and hillside areas like Çukurbağ or Bayındır still have larger, affordable parcels — though most are further from the coastline. Zoning varies block by block, so having a local architect check build rights is key.
Price Comparison (2025 Averages)
| Location | Average Land Price (per 1,000 m²) |
|---|---|
| Kalkan (sea view) | £250,000–£320,000 |
| Kalkan (inland) | £130,000–£180,000 |
| Kaş (coastal area) | £180,000–£240,000 |
| Kaş (village outskirts) | £70,000–£120,000 |
Infrastructure and Utilities
Kalkan’s neighborhoods are compact and already well-developed. Roads, electricity, internet, and sewage systems are available in most residential areas — especially in Kalamar, Kızıltaş, and Komurluk.
Kaş has broader variation. Some inland plots may require additional costs to connect utilities. If you’re buying further from town, factor in road access and connection fees into your budget.
Investment Potential
Kalkan’s prices have risen sharply over the past five years, but demand remains strong. Sea-view villas still perform well on the rental market, making build-to-let a profitable option.
Kaş offers more mid-range opportunities and long-term appreciation potential. Buying land in up-and-coming areas like Ağullu or Gökçeören might give better value per square meter — especially if you’re patient.
So, Where Should You Buy?
Choose Kalkan if you:
- Want strong short-term rental income
- Prioritize walkable neighborhoods near the beach
- Prefer an expat-friendly, compact location
Choose Kaş if you:
- Want more space or lower price per m²
- Don’t mind being further inland or driving to the coast
- Plan to hold the land long-term or build slowly
Both Have Strong Potential — But Different Profiles
Both towns attract steady interest from foreign buyers, but your goals will determine which one suits you best. Kalkan is more developed and rental-ready. Kaş is more traditional, flexible, and still evolving.
Work with a local architect and lawyer in either location to confirm zoning, utilities, and build rights before committing.
