REEN · Location Intelligence · Measured data

Akyarlar, Bodrum/Muğla

Momentum -13.6

Akyarlar is a residential neighbourhood in Bodrum characterized by a median property price of ₺105,000/m², which sits below the district median of ₺119,493/m² (regional listing data). The area features a diverse mix of housing types, ranging from apartments to villas and detached houses.

Talep eğilimi%−105 yıl ort.Son yıl tapu satışı415 adet2025Yürünebilirlik88/100Veri güveniyüksek196 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.52 · ≤3 katKEOS

3D Location · satellite + terrain · UAVT / Valhalla

Explore the area in 3D.

3D · satellite + terrain · 10-min walk area

Drag: pan · right-drag (or compass): rotate/tilt · scroll: zoom · terrain top-right.

Query TKGM block / parcel

Snapshot · measured

105.000

Housing · ₺/m²

196 listings · confidence yuksek

20.703

Land · ₺/m²

93 listings · for sale

14.000.000

Median price ₺

for sale

Walkability

63 points of interest · OSM

50.000

Rent ₺/mo

3 listings

01 · Area thesis

The location's thesis.

Akyarlar is a service-dense residential area suited for those prioritizing walkability and local amenities, where value is heavily driven by specific property features like pools and sea views rather than general area appreciation (regional listing data/OSM).

A 10% decline in transaction volume compared to the 5-year average suggests cooling demand or reduced liquidity (TKGM).
High national mortgage interest rates (41.87%) may limit buyer profiles to cash-heavy investors (TCMB).
The region is located in earthquake hazard zone 2 with a peak ground acceleration (PGA) of 0.33g (Regional seismic data).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

105.000

Konut

₺/m² · 196 listings · high confidence

122.941

Konut

₺/m² · 117 listings · high confidence

20.703

Arsa

₺/m² · 93 listings · medium confidence

12.083

Devremülk

₺/m² · 21 listings · medium confidence

2.086

Arazi

₺/m² · 14 listings · medium confidence

42.550

Arsa

₺/m² · 7 listings · medium confidence

145.000

İşyeri

₺/m² · 5 listings · medium confidence

130.692

İşyeri

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

113.571

Villa

₺/m² · 75 listings

126.469

Villa

₺/m² · 64 listings

101.111

Daire

₺/m² · 51 listings

102.222

Dubleks

₺/m² · 21 listings

116.667

Müstakil Ev

₺/m² · 19 listings

115.412

Müstakil Ev

₺/m² · 14 listings

127.849

Daire

₺/m² · 10 listings

91.808

Yazlık

₺/m² · 6 listings

The median price of ₺105,000/m² reflects a market where villas (median ₺113,571–₺126,469/m²) and detached houses (median ₺115,412–₺116,667/m²) command a premium over apartments (median ₺101,111/m²) (regional listing data). Specific amenities significantly drive value: properties with pools command a 34% premium (₺152,344/m²), followed by sea proximity (+8%) and being located within a complex (+7%) (regional listing data). High-end branded projects like Anthaven and Tek Sitesi show extreme premiums of +414% and +191% respectively compared to the neighbourhood median, indicating a significant gap between standard stock and premium developments (regional listing data). While median rental prices are recorded at ₺50,000/month, the low volume of rental data (n=3) suggests a potential mismatch between sale and rent segments (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Villa128 listings

2+125 listings

110.833₺/m²

2+24 listings

82.500₺/m²

3+137 listings

113.571₺/m²

3+24 listings

98.631₺/m²

4+126 listings

198.939₺/m²

4+212 listings

89.893₺/m²

5+110 listings

131.096₺/m²

5+210 listings

155.556₺/m²

Daire44 listings

1+15 listings

106.667₺/m²

2+130 listings

118.077₺/m²

3+19 listings

102.740₺/m²

Müstakil Ev29 listings

2+15 listings

177.778₺/m²

3+116 listings

125.175₺/m²

4+14 listings

160.517₺/m²

5+24 listings

68.000₺/m²

Dubleks11 listings

3+111 listings

103.125₺/m²

Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.

Premium · housing for sale · listing data

Price dispersion

89.317113.571163.558

Dispersion: Medium · (p75−p25) / medyan = 0.65

Premium drivers · vs overall median

152.344

Havuzlu

23 listings · +%34 vs median

122.197

Deniz / sahil yakını

150 listings · +%8 vs median

121.338

Site içinde

98 listings · +%7 vs median

113.571

Manzaralı

109 listings · +%0 vs median

How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.

Premium projects · brand premium · listing data

Branded projects and price premium

Neighbourhood median 113.571 ₺/m²; branded projects trade at a premium/discount vs the median.

583.832

Anthaven

7 listings · max 682.500 · +%414 vs median

330.357

Tek Sitesi

8 listings · max 500.000 · +%191 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%34

In a complex

106 / 313 listings

New / under construction

9 yeni · 1 proje

313

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

3+189 listings · 113.571 ₺/m²

%33

2+182 listings · 117.179 ₺/m²

%30

4+138 listings · 140.601 ₺/m²

%14

5+221 listings · 92.593 ₺/m²

5+113 listings · 127.907 ₺/m²

4+212 listings · 89.893 ₺/m²

1+110 listings · 104.804 ₺/m²

2+27 listings · 90.000 ₺/m²

Building age

0 (yeni/proje)9 listings

%100

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Akyarlar Mahallesi, Bodrum, Muğla, Ege Bölgesi, Türkiye

Walkability

Public transit

99 m

Nearest market

93 m

Nearest pharmacy

Günlük ihtiyaç

ATM (7), Süpermarket (3), Eczane (2), Akaryakıt (2)

Spor & rekreasyon

Spor Sahası (8), Yüzme Havuzu (5), Spor Merkezi (2)

Yeme-içme

Restoran (10), Fırın (1)

Konaklama & turizm

Otel (8), Seyir Noktası (1), Hostel (1)

Diğer

Resort (1), Townhall (1), Bureau De Change (1), Beach Resort (1)

Ulaşım

Otopark (2), Taksi (1)

Akyarlar offers high walkability with a score of 88, placing essential services within very close proximity, including pharmacies (93m), supermarkets (99m), and hospitals (82m) (UAVT/OSM). The neighbourhood is highly service-oriented with 63 points of interest within the vicinity, including 10 restaurants, 8 hotels, and 15 sports/recreation facilities (OSM). However, public transit accessibility is low, with a transit score of 2 and only one bus stop recorded (UAVT/OSM).

Cadastre · TKGM

Title & parcels.

2.733

Parcels

326

Blocks

4.370

Avg parcel m²

Land character

Arsa · 1086 (%40)
Tarla · 795 (%29)
Dubleks İki Katlı İkiz Bahçeli Kargir Ev · 48 (%2)
3 Katlı Betonarme Mesken Ve Arsası · 38 (%1)
2 Katlı Betonarme Bina Ve Arsası · 24 (%1)
2 Adet 2 Katlı Betonarme Bina Ve Arsası · 17 (%1)
3 Katli Betonarme Mesken Ve Arsasi · 17 (%1)
Avlulu Ev · 17 (%1)

Zoning · KEOS (plan PDF)

Development rights.

Planned parcels

0.84

Avg KAKS

0.81

Avg TAKS

Max floors

Developments · municipality / zoning

Recent developments.

Bodrum İlçesi, Akyarlar Mahallesi, Aspat Mevkii 1/1.000 ölçekli Uygulama İmar Planı Plan Notu İlaveleriAkyarlar Mahallesi Aspat Mevkisi için iskele ve denize girme amaçlı uygulama imar planı plan notlarına ilave yapıldığı duyuruldu.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-15

Muğla İli, Bodrum İlçesi, Akyarlar Mahallesi, Sığıralacaksırtı Mevkii Uygulama İmar Planı TeklifiAkyarlar Mahallesi Sığıralacaksırtı Mevkisi'ne ait uygulama imar planı teklifi Çevre, Şehircilik ve İklim Değişikliği Bakanlığı tarafından onaylandı.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-03-20

Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri Revizyon ve İlave 1/1000 Ölçekli Uygulama İmar Planı DeğişikliğiAkyarlar dahil olmak üzere ilgili mahallelerin 1/1000 ölçekli uygulama imar planında revizyon ve ilave değişiklikleri belediye meclisi tarafından onaylandı.Bodrum Belediyesi · 2023-09-01

Bodrum ilçesi, Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri Revizyon ve İlave 1/5000 Ölçekli Nazım İmar Planı DeğişikliğiAkyarlar Mahallesi'nin de içinde bulunduğu bölgenin 1/5000 ölçekli nazım imar planında değişiklik yapılmasına ilişkin belediye meclis kararı alındı.Muğla Büyükşehir Belediyesi · 2025-08-18

₺/m² series · Lure listing data

106.667

2026-08-02

111.364

2026-08-06

111.364

2026-08-10

111.538

2026-08-14

106.000

2026-08-19

106.000

2026-09-03

105.000

2026-10-07

105.000

2026-10-13

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

415

Housing sales (yearly)

2025 · −%10 vs 5-yr avg

Land sales (yearly)

2025 · −%27 vs 5-yr avg

5.420

Total housing sales

Housing sales (yearly) · 2010–2025

Deed transactions = ACTUAL sales (TKGM), independent of listing ASKING prices — a demand/liquidity signal. Falling transactions = cooling demand, room to negotiate; high = liquid, in demand.

Investment outlook · observed trend

Investment assessment

The investment profile is defined by a high dispersion in property values, where premium branded projects trade at significantly higher multiples than the neighbourhood median (regional listing data). The land registry shows a high concentration of 'Arsa' (land) at 40% (1,086 parcels) compared to 'Tarla' (field) at 29% (795 parcels), suggesting a developed, buildable character (TKGM). Given that real estate transaction volumes in 2025 (415 units) show a 10% decrease compared to the 5-year average (463 units), liquidity may be tightening despite asking prices (TKGM).

Not a hard forecast; inference from observed trend + macro context. Not investment advice.

Investment comparison · last 12 months · real data

If you'd bought this a year ago

Konut

Sample (anonymised) listing: 3+1 · 140 m² · current price 15.900.000 ₺. Estimated price a year ago ~13.299.556 ₺ (regional property index).

starting capital

Bu konut15.900.000 ₺ +%20

ABD doları15.640.802 ₺ +%18

Gram altın14.722.208 ₺ +%11

Bitcoin11.851.750 ₺ −%11

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)

Arsa

Sample (anonymised) listing: Arsa · 264 m² · current price 7.000.000 ₺. Estimated price a year ago ~5.855.150 ₺ (regional property index).

starting capital

Bu arsa7.000.000 ₺ +%20

ABD doları6.885.888 ₺ +%18

Gram altın6.481.475 ₺ +%11

Bitcoin5.217.751 ₺ −%11

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi

Arazi / tarla

Sample (anonymised) listing: Arazi / tarla · 900 m² · current price 12.800.000 ₺. Estimated price a year ago ~10.706.561 ₺ (regional property index).

starting capital

Bu arazi12.800.000 ₺ +%20

ABD doları12.591.338 ₺ +%18

Gram altın11.851.841 ₺ +%11

Bitcoin9.541.031 ₺ −%11

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi

İşyeri

Sample (anonymised) listing: İşyeri · 100 m² · current price 14.500.000 ₺. Estimated price a year ago ~12.128.526 ₺ (regional property index).

starting capital

Bu işyeri14.500.000 ₺ +%20

ABD doları14.263.625 ₺ +%18

Gram altın13.425.913 ₺ +%11

Bitcoin10.808.199 ₺ −%11

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — i̇şyeri için resmi endeks yok, bölge gayrimenkul göstergesi

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

REEN NETWORK

Method & sources

This analysis is based on regional listing data, TKGM land registry, OSM, and UAVT datasets. It does not account for macro-economic shifts, interest rate fluctuations, or future zoning changes not explicitly stated in the provided data packets.

Akyarlar, Bodrum/Muğla

Explore the area in 3D.

Housing · ₺/m²

Land · ₺/m²

Median price ₺

Walkability

Rent ₺/mo

The location's thesis.

Housing, land, commercial and building — by type.

Konut

Konut

Arsa

Devremülk

Arazi

Arsa

İşyeri

İşyeri

₺/m² by property type.

Villa

Villa

Daire

Dubleks

Müstakil Ev

Müstakil Ev

Daire

Yazlık

₺/m² by property type and layout

Price dispersion

Havuzlu

Deniz / sahil yakını

Site içinde

Manzaralı

Branded projects and price premium

Anthaven

Tek Sitesi

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Günlük ihtiyaç

Spor & rekreasyon

Yeme-içme

Konaklama & turizm

Diğer

Ulaşım

Title & parcels.

Parcels

Blocks

Avg parcel m²

Development rights.

Planned parcels

Avg KAKS

Avg TAKS

Max floors

Recent developments.

2026-08-02

2026-08-06

2026-08-10

2026-08-14

2026-08-19

2026-09-03

2026-10-07

2026-10-13

Actual transaction demand

Housing sales (yearly)

Land sales (yearly)

Total housing sales

Investment assessment

If you'd bought this a year ago

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