Kas Area Guide 2026 – Living & Real Estate
Kaş Area Guide 2026 – Living, Real Estate, Climate, Best Districts & Expat Life
Kaş is one of Türkiye's most scenic and stylish coastal towns. Its boutique character, stone architecture, dramatic cliffs, turquoise waters and refined Mediterranean lifestyle make it a top choice for those seeking tranquility, beauty and authenticity. In 2026, Kaş has become a sophisticated refuge for expats, retirees and investors valuing quality over scale, community over crowds and nature over noise.
Kaş offers a completely different atmosphere from larger resort towns — intimate, clean, artistic and deeply tied to nature.
Population and Identity
Kaş has a compact, community-focused residential base.
- Permanent population: 10,000–12,000 residents
- Summer population: 30,000–45,000+
- Expat population: very high relative to size (notably British, German, Dutch, Scandinavian)
- Young professional presence: increasing
- Type of town: boutique, upscale, low-rise, cultural
Kaş is one of Türkiye's most international small towns — English is widely spoken.
Seasonality in Kaş
Kaş has a long tourism season and a relaxed winter season.
- January–February: Quiet, peaceful. Some cafés close temporarily. Mild but rainy days possible. Perfect for writers, retirees, remote workers.
- March–April: Town "wakes up". Restaurants start opening. Weather turns pleasant.
- May–June: Active season begins. Sea warms up. Outdoor life at its best.
- July–August: Peak season. Marina busy, restaurants full. Lots of energy from European visitors.
- September–October: Best months: warm sea, mild air. Perfect for long-term expats.
- November–December: Quiet, sunny winter days. Cooler nights. Many expats remain.
Kaş stays alive year-round, but winter is beautifully calm.
Kaş Climate (Month-by-Month Temperatures)
Kaş has one of the best climates on the Turkish Riviera: mild winters, hot dry summers, low humidity and long warm seasons.
| Month | Day (°C) | Night (°C) |
|---|---|---|
| January | 14–17 | 7–10 |
| February | 15–17 | 8–10 |
| March | 17–20 | 10–12 |
| April | 21–24 | 13–16 |
| May | 25–29 | 17–20 |
| June | 30–33 | 21–24 |
| July | 33–37 | 24–27 |
| August | 33–38 | 25–27 |
| September | 30–33 | 22–25 |
| October | 25–28 | 18–20 |
| November | 20–23 | 14–16 |
| December | 16–19 | 10–12 |
Kaş rarely gets humid thanks to sea airflow.
Rainfall and Weather
Rainfall is concentrated in winter:
- Rainiest months: December–February
- Dry months: May–October
- Annual rainy days: 55–65
- Humidity: lower than Antalya, Alanya and Muğla
Kaş benefits from clean mountain air and natural ventilation.
Sea Temperature in Kaş
Kaş has excellent swimming conditions.
| Month | °C |
|---|---|
| January | 16 |
| February | 16 |
| March | 17 |
| April | 18–19 |
| May | 20–22 |
| June | 24–25 |
| July | 26–28 |
| August | 27–29 |
| September | 26–27 |
| October | 24–25 |
| November | 21–22 |
| December | 18–19 |
Swimming season lasts from late April to November.
⭐ Heating and Winter Living in Kaş
Kaş does not have city natural gas. Heating solutions include:
- AC units in heating mode
- infrared panels
- electric heaters
- underfloor heating in premium villas
- fireplaces in stone houses
Winter temperatures are mild, but homes should have good insulation.
Year-round living comfort:
- ✔ mild winter days
- ✔ sunny weather
- ✔ quiet yet functioning town
- ✔ expat-friendly services remain open
Real Estate in Kaş (2026 Market Overview)
Kaş real estate is boutique, premium and limited — causing consistent appreciation.
Property types:
- luxury sea-view villas
- modern apartments
- boutique complexes
- renovated stone houses
- hillside residences with terraces
2026 price range:
- apartments: 60,000–115,000 TL/m²
- sea-view apartments: 100,000–150,000 TL/m²
- villas: 150,000–250,000 TL/m²
- ultra-premium: 250,000+ TL/m²
Kaş's strict low-rise architecture regulations protect property values.
Best Districts in Kaş
Kaş Center
Cafés, marina, boutique dining, historic streets.
Çukurbağ Peninsula
Most luxurious villas, private sea platforms, dramatic views.
Andifli
Central residential zone with modern homes & vibrant atmosphere.
Büyük Çakıl Beach Area
Beach access, quiet living, local markets.
Küçük Çakıl Area
Boutique hotels, sea-view apartments, walkable lifestyle.
Marina District
Premium properties and yacht-oriented living.
Expat Life in Kaş
Kaş is highly expat-friendly due to:
- strong English-speaking community
- calm, artistic environment
- clean, safe streets
- friendly locals
- nature-driven lifestyle
- premium dining culture
- high quality of life
Most common expat groups:
- British
- German
- Dutch
- Scandinavian
- American
Expats choose Kaş for long-term residence more than for short-term holidays.
Conclusion
Kaş in 2026 offers boutique Mediterranean living at its finest — scenic, peaceful, elegant and internationally connected. A strong expat community, low-rise architecture, warm climate and lasting property values make Kaş one of the most desirable coastal areas in Turkey for long-term living and investment.
