106.000
Akyarlar, Bodrum/Muğla
Momentum +1.9
Akyarlar is a high-value residential neighbourhood in Bodrum, characterized by a median listing price of 106,000 TL/m² for apartments, which is notably below the district median of 119,183 TL/m². The area features a dense concentration of villas and gated community residences, supported by high walkability and essential local amenities.
Talep eğilimi%−105 yıl ort.Son yıl tapu satışı415 adet2025Yürünebilirlik88/100Veri güveniyüksek147 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.56 · ≤3 katKEOS
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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.
20.703
Land · ₺/m²
81 listings · for sale14.500.000
Median price ₺
for sale88
Walkability
63 points of interest · OSM120.000
Rent ₺/mo
130 listingsThe location's thesis.
Akyarlar is best suited for cash-rich buyers seeking a balanced lifestyle that combines resort-style amenities with urban convenience, particularly those prioritizing villa or gated-community living over high-density apartment blocks. The neighbourhood’s high walkability score (88) and proximity to daily necessities (market 99m, pharmacy 93m) support a self-contained lifestyle, while the dominance of villa-type listings (73 units) and site-based developments (32% of inventory) indicates a market oriented towards long-term residential use and tourism rental potential rather than high-turnover investment. The land character, with 40% of parcels classified as 'arsa' (developable land) and 29% as 'tarla' (agricultural land), suggests ongoing low-density development pressure, which may preserve the area’s open character but also introduces zoning complexity (TKGM, KEOS).
- Liquidity Risk: Transaction volumes have declined by 10% compared to the 5-year average (415 vs. 463 sales), indicating a cooling market with potentially longer holding periods for sellers (TKGM).
- Macro-Financial Pressure: The high mortgage interest rate of 42.03% significantly reduces leveraged purchasing power, limiting the buyer pool to cash transactions and increasing price sensitivity (TCMB).
- Seismic Exposure: Located in a Zone 2 earthquake area with a PGA of 0.33g, properties face inherent structural risks that may affect insurance costs and long-term resilience (il bazlı deprem profili).
- Price Dispersion: The wide price range (p25–p75: 90,000–165,006 TL/m²) indicates significant variation in quality and location, requiring careful due diligence to avoid overpaying for lower-tier assets (regional listing data).
Housing, land, commercial and building — by type.
106.000
Konut
₺/m² · 147 listings · high confidence123.077
Konut
₺/m² · 131 listings · high confidence20.703
Arsa
₺/m² · 81 listings · medium confidence12.083
Devremülk
₺/m² · 21 listings · high confidence2.174
Arazi
₺/m² · 9 listings · medium confidence₺/m² by property type.
130.470
Villa
₺/m² · 73 listings110.000
Villa
₺/m² · 57 listings105.556
Daire
₺/m² · 44 listings116.667
Müstakil Ev
₺/m² · 19 listings113.636
Müstakil Ev
₺/m² · 15 listings103.033
Dubleks
₺/m² · 15 listings117.692
Daire
₺/m² · 13 listings169.141
Yazlık
₺/m² · 4 listingsThe median price of 106,000 TL/m² for apartments (n=44) sits below the Bodrum district median of 119,183 TL/m², suggesting Akyarlar offers a relative value entry point compared to the broader district average (regional listing data). However, the sub-type spread reveals a significant premium for detached housing: villas command a median of 130,470 TL/m² (n=73), while standalone houses (müstakil_ev) average 116,667 TL/m² (n=19), indicating that land character and privacy drive the highest valuations (regional listing data). The rent-to-sale dynamic shows a median monthly rent of 120,000 TL for 130 listings; while this suggests strong nominal rental income, the high capitalization cost (see Macro) implies that gross yields may be compressed, and the market is likely driven by cash buyers or high-net-worth individuals rather than leveraged investors. The presence of 82 land plots (arsa) at 21,028 TL/m² and 21 timeshare units (devremulk) at 12,083 TL/m² further diversifies the asset class, with land offering a lower entry point for development potential (regional listing data).
₺/m² by property type and layout
Villa119 listings
2+124 listings
120.817₺/m²
2+24 listings
82.500₺/m²
3+134 listings
111.593₺/m²
3+24 listings
100.631₺/m²
4+124 listings
174.792₺/m²
4+211 listings
87.500₺/m²
5+19 listings
134.286₺/m²
5+29 listings
155.556₺/m²
Daire41 listings
1+14 listings
91.000₺/m²
2+129 listings
117.692₺/m²
3+18 listings
122.647₺/m²
Müstakil Ev29 listings
2+14 listings
147.222₺/m²
3+116 listings
125.175₺/m²
4+15 listings
117.188₺/m²
5+24 listings
68.000₺/m²
Dubleks9 listings
3+19 listings
104.167₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
90.000114.286165.006
Dispersion: Medium · (p75−p25) / medyan = 0.66
Premium drivers · vs overall median
147.005
Havuzlu
22 listings · +%29 vs median124.938
Deniz / sahil yakını
135 listings · +%9 vs median121.338
Site içinde
82 listings · +%6 vs median113.571
Manzaralı
99 listings · −%1 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Branded projects and price premium
Neighbourhood median 114.286 ₺/m²; branded projects trade at a premium/discount vs the median.
581.395
ANTHAVEN
7 listings · max 682.500 · +%409 vs median140.625
RÜYAKENT
5 listings · max 185.000 · +%23 vs medianComplexes, new-builds and mix in the area
%32
In a complex
90 / 278 listings10
New / under construction
9 yeni · 1 proje278
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+178 listings · 113.929 ₺/m²
%33
2+170 listings · 118.077 ₺/m²
%30
4+134 listings · 140.601 ₺/m²
%14
5+218 listings · 93.439 ₺/m²
%8
5+112 listings · 125.839 ₺/m²
%5
4+211 listings · 87.500 ₺/m²
%5
1+18 listings · 101.471 ₺/m²
%3
2+26 listings · 91.250 ₺/m²
%3
Building age
0 (yeni/proje)9 listings
%100
Surroundings & transit.
Official location · Akyarlar Mahallesi, Bodrum, Muğla, Ege Bölgesi, Türkiye
88
Walkability
2
Public transit
99 m
Nearest market
93 m
Nearest pharmacy
16
Günlük ihtiyaç
ATM (7), Süpermarket (3), Eczane (2), Akaryakıt (2)15
Spor & rekreasyon
Spor Sahası (8), Yüzme Havuzu (5), Spor Merkezi (2)11
Yeme-içme
Restoran (10), Fırın (1)10
Konaklama & turizm
Otel (8), Seyir Noktası (1), Hostel (1)5
Diğer
Resort (1), Townhall (1), Bureau De Change (1), Beach Resort (1)3
Ulaşım
Otopark (2), Taksi (1)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)
Development rights.
24
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
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
106.218
2026-07-24
106.218
2026-07-27
106.667
2026-07-30
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
Actual transaction demand
415
Housing sales (yearly)
2025 · −%10 vs 5-yr avg97
Land sales (yearly)
2025 · −%27 vs 5-yr avg5.420
Total housing sales
Housing sales (yearly) · 2010–2025Deed 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 assessment
Akyarlar presents a mixed investment profile: the lower median price for apartments relative to the district average offers potential upside for value-oriented buyers, while the high premium for villas (+29% for pool properties) signals strong demand for luxury, amenity-rich assets (regional listing data). The prevalence of site-based living (32% of listings in gated communities) suggests a lifestyle-driven market where security and shared facilities are key value drivers. With transaction volumes declining by 10% year-over-year (415 sales vs. 5-year average of 463), liquidity is tightening, favoring well-priced, high-quality units over speculative holds (TKGM). The high mortgage interest rate of 42.03% further constrains leveraged demand, making this market primarily attractive to cash buyers or those with existing capital, thereby reducing price volatility but also limiting rapid appreciation potential (TCMB).
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: 5+2 · 200 m² · current price 15.950.000 ₺. Estimated price a year ago ~13.464.703 ₺ (regional property index).
starting capital
Gram altın19.556.900 ₺ +%45
Bu konut15.950.000 ₺ +%18
ABD doları15.773.013 ₺ +%17
Bitcoin11.139.322 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 256 m² · current price 7.650.000 ₺. Estimated price a year ago ~6.457.992 ₺ (regional property index).
starting capital
Gram altın9.379.955 ₺ +%45
Bu arsa7.650.000 ₺ +%18
ABD doları7.565.113 ₺ +%17
Bitcoin5.342.684 ₺ −%17
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 8.500.000 ₺. Estimated price a year ago ~7.175.547 ₺ (regional property index).
starting capital
Gram altın10.422.173 ₺ +%45
Bu arazi8.500.000 ₺ +%18
ABD doları8.405.681 ₺ +%17
Bitcoin5.936.316 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla 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
Related Regions
This analysis relies on regional listing data (satılık/kiralık ilanlar), TKGM transaction records, KEOS zoning data, and OSM/UAVT geospatial data. It does not include macroeconomic forecasts, interest rate projections, or zoning changes beyond the current KEOS plan. The methodology uses median prices from cleaned listing data and actual transaction volumes from TKGM, ensuring a distinction between asking prices and realized market activity. All figures are in TL (TRY) as of the provided data date (2026-08-14). Macro factors such as interest rates are cited for context but are not used to predict future price movements.