74.370
Akçaalan, Bodrum/Muğla
Momentum +14.7
Akçaalan in Bodrum presents a distinct market segment with a residential median price of 74,370 TL/m², which is significantly below the district-wide median of 119,215 TL/m² (regional listing data). This pricing indicates a more accessible entry point compared to Bodrum’s premium core, characterized by a mix of apartments and site-residences.
Yürünebilirlik52/100Veri güveniyüksek33 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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AI property valuation
AI estimate from parcel dossier + KEOS zoning + live ₺/m² + TKGM transactions + road cession; ₺/m² computed from real listings. Not an official appraisal or investment advice.
3.200
Land · ₺/m²
4 listings · for sale7.495.000
Median price ₺
for sale52
Walkability
41 points of interest · OSM30.000
Rent ₺/mo
9 listingsThe location's thesis.
Akçaalan is best suited for mid-tier investors and families seeking a managed, site-based lifestyle in Bodrum at a discount to the district average, rather than luxury waterfront buyers. The evidence-based thesis is that value here is derived from 'site' amenities and views rather than raw location or land size, as evidenced by the 23% premium for site-residences. The cadastral data shows a mix of built structures (offices, residences) and vacant land (arsa), indicating a mature but potentially evolving built environment where apartment living in secure compounds is the dominant product type.
- High national mortgage interest rates (42.04%) significantly increase borrowing costs, likely restricting the buyer pool to cash purchasers or those with substantial equity, which can slow transaction velocity (TCMB data).
- The neighbourhood is located in Earthquake Zone 2 with a Peak Ground Acceleration (PGA) of 0.33g, requiring rigorous structural assessment of any purchased property (il-based seismic profile).
- Limited public transit options (score 0) and reliance on private vehicles may reduce appeal for non-driving demographics or increase long-term living costs.
- The inventory is heavily concentrated in apartments (2+1/3+1), which may face higher competition or lower scarcity value compared to unique villa stock in other Bodrum districts.
Housing, land, commercial and building — by type.
74.370
Konut
₺/m² · 33 listings · high confidence68.235
Konut
₺/m² · 29 listings · high confidence75.000
İşyeri
₺/m² · 4 listings · low confidence3.200
Arsa
₺/m² · 4 listings · low confidence57.368
Bina
₺/m² · 1 listings · low confidence6.703
Arazi
₺/m² · 1 listings · low confidence55.952
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
77.791
Daire
₺/m² · 31 listings69.475
Daire
₺/m² · 20 listingsThe residential median of 74,370 TL/m² sits well below the district average, suggesting Akçaalan serves a different buyer profile than the high-end coastal zones. The sub-type spread is heavily dominated by apartments (daire), with 31 listings at 77,791 TL/m² and 20 at 69,475 TL/m², while villas are not explicitly quantified in the primary median but are noted as having different per-m² valuations than apartments. The rent-vs-sale dynamic shows a median monthly rent of 30,000 TL for 9 units; given the high sale prices, gross yields are likely compressed, signaling that this market is driven by capital appreciation or lifestyle value rather than immediate rental income. Premium drivers include 'Site içinde' (inside site) properties commanding a 23% premium (84,743 TL/m²) and 'Manzaralı' (view) units at a 12% premium (77,055 TL/m²), indicating that managed environments and views are the primary value accelerators.
₺/m² by property type and layout
Daire44 listings
2+133 listings
73.158₺/m²
3+111 listings
64.167₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
58.75068.82488.235
Dispersion: Medium · (p75−p25) / medyan = 0.43
Premium drivers · vs overall median
84.743
Site içinde
4 listings · +%23 vs median77.055
Manzaralı
12 listings · +%12 vs median73.158
Deniz / sahil yakını
9 listings · +%6 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Complexes, new-builds and mix in the area
%6
In a complex
4 / 62 listings3
New / under construction
3 yeni · 0 proje62
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+139 listings · 72.105 ₺/m²
%74
3+114 listings · 64.167 ₺/m²
%26
Building age
0 (yeni/proje)3 listings
%100
Surroundings & transit.
Official location · Akçaalan, Bodrum, Muğla, Ege Bölgesi, 48960, Türkiye
52
Walkability
0
Public transit
44 m
Nearest market
344 m
Nearest pharmacy
20
Günlük ihtiyaç
Süpermarket (7), Eczane (5), Akaryakıt (4), PTT (2)11
Diğer
Appliance (2), Fire Station (1), Pet (1), İbadethane (1)3
Eğitim
Okul (3)2
Sağlık
Klinik (2)2
Ulaşım
Otopark (1), Taksi (1)2
Spor & rekreasyon
Spor Sahası (1), Spor Merkezi (1)The neighbourhood offers a functional, car-dependent lifestyle with a walkability score of 52 and 41 nearby points of interest. Daily necessities are highly accessible, with a supermarket just 44 meters away and a pharmacy 344 meters away, supporting convenient urban living. However, the public transit score is 0, with no bus stops recorded, implying that residents rely on private vehicles for broader connectivity. The proximity to schools (873m) and healthcare (816m) makes it suitable for families, while the lack of immediate coastal proximity in the POI list suggests it is an inland or elevated residential zone rather than a direct beachfront destination.
Title & parcels.
4
Parcels
3
Blocks
487
Avg parcel m²
Land character
- 2 Adet 2 Katlı Betonarme Ofis İşyeri, Mesken Ve Arsası · 1 (%25)
- 2 Katlı Betonarme Mesken Ve Arsası · 1 (%25)
- 3 Katlı Kargir Bina · 1 (%25)
- Arsa · 1 (%25)
Recent developments.
Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet ...Bodrum Belediyesi, Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri için imar planı değişikliklerini duyurdu.Bodrum Belediyesi · 2024-05-22
Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıMuğla İli Bodrum İlçesi genelini kapsayan 1/25000 ölçekli Nazım İmar Planı için askı ilanı yapıldı.Muğla Büyükşehir Belediyesi · 2024-04-10
66.080
2026-07-28
66.890
2026-08-01
67.529
2026-08-04
68.529
2026-08-08
68.529
2026-08-13
75.581
2026-08-18
74.370
2026-08-26
74.370
2026-09-02
Investment assessment
Akçaalan offers a strategic entry point for investors seeking exposure to the Bodrum market at a price point roughly 38% below the district median, providing a buffer against volatility in the ultra-premium segment. The inventory is heavily skewed toward apartments (2+1 and 3+1 layouts), with a notable concentration in 'site' environments, which command significant price premiums (+23%), suggesting that managed community living is the key value driver here. While the high national mortgage rates (42.04%) may constrain leveraged demand, the presence of a 11.9% price momentum over the recent period indicates active market interest. Investors should focus on site-residences or view-oriented units to capture the identified premiums, while remaining cautious of the limited rental yield potential relative to the high capital entry cost.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Konut
Sample (anonymised) listing: 3+1 · 110 m² · current price 7.250.000 ₺. Estimated price a year ago ~6.120.319 ₺ (regional property index).
starting capital
Gram altın8.889.500 ₺ +%45
Bu konut7.250.000 ₺ +%18
ABD doları7.169.552 ₺ +%17
Bitcoin5.063.328 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Each row: what the same capital (the property's estimated price a year ago) would be worth today in that asset — all prices real; past returns don't guarantee the future. USD: TCMB; Altın: spot (PAXG, gram); BTC: CoinGecko
Related Regions
This analysis relies on regional listing data (satılık/kiralık), OSM/Nominatim for location and POIs, TKGM for cadastral structure, and TCMB for macroeconomic indicators. It does not include real-time macro fluctuations such as immediate interest rate changes, zoning updates, or broader economic shifts, which may affect future valuations. All price figures are median-based and cleaned of outliers.