100.000
Bahçelievler, Bodrum/Muğla
Momentum +3.2
Bahçelievler in Turgutreis, Bodrum is a highly walkable, amenity-rich neighbourhood with a residential median price of 100,000 TL/m², which is notably below the district median of 119,167 TL/m². The area features a mix of apartments and villas, with rental yields suggesting a cash-heavy market due to high national mortgage rates.
Yürünebilirlik100/100Veri güveniyüksek74 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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3D · satellite + terrain · 10-min walk area
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Query TKGM block / parcel
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.
40.568
Land · ₺/m²
1 listings · for sale11.889.500
Median price ₺
for sale100
Walkability
272 points of interest · OSM62.500
Rent ₺/mo
57 listingsThe location's thesis.
Bahçelievler is best suited for cash-rich investors or end-users prioritizing walkable convenience and leisure infrastructure over public transit access, offering a price discount relative to the wider Turgutreis district while maintaining high livability metrics.
- High national mortgage interest rates (42.03%) may suppress leveraged buyer demand, leading to a market dominated by cash transactions and potentially slower price discovery (TCMB).
- The neighbourhood is located in Seismic Hazard Zone 2 with a peak ground acceleration (PGA) of 0.33g, requiring rigorous due diligence on building structural integrity and soil conditions (regional seismic profile).
- Low public transit accessibility (score 6) limits the tenant pool to car-owning households or those willing to walk, potentially constraining rental demand elasticity.
Housing, land, commercial and building — by type.
100.000
Konut
₺/m² · 74 listings · high confidence111.538
Konut
₺/m² · 49 listings · high confidence89.583
İşyeri
₺/m² · 21 listings · medium confidence10.500
Turistik Tesis
₺/m² · 4 listings · low confidence121.429
Bina
₺/m² · 3 listings · low confidence17.292
Arazi
₺/m² · 3 listings · low confidence333.167
Bina
₺/m² · 1 listings · low confidence40.568
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
99.844
Daire
₺/m² · 41 listings103.301
Villa
₺/m² · 22 listings116.250
Villa
₺/m² · 17 listings163.025
Daire
₺/m² · 12 listings94.624
Dubleks
₺/m² · 9 listings102.045
Müstakil Ev
₺/m² · 4 listingsThe residential median of 100,000 TL/m² (regional listing data) sits approximately 16% below the Turgutreis district median of 119,167 TL/m², indicating a relative value opportunity within the broader district. The sub-type spread shows apartments (daire) averaging 99,844 TL/m² and villas (villa) at 103,301 TL/m², with a significant outlier segment of premium apartments reaching 163,025 TL/m², suggesting a bifurcated market between standard stock and high-end inventory. The rent-vs-sale dynamic, with a median monthly rent of 62,500 TL against a median listing price of 11,889,500 TL, implies a gross yield calculation that must be treated with caution; given the high national mortgage rate of 42.03% (TCMB), the market is likely driven by cash buyers, which can suppress price elasticity and make traditional yield comparisons less predictive of future appreciation.
₺/m² by property type and layout
Daire45 listings
1+16 listings
147.115₺/m²
2+127 listings
106.000₺/m²
3+112 listings
82.500₺/m²
Villa33 listings
3+129 listings
109.726₺/m²
4+14 listings
90.822₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
90.929108.333124.792
Dispersion: Low · (p75−p25) / medyan = 0.31
Premium drivers · vs overall median
113.686
Deniz / sahil yakını
48 listings · +%5 vs median110.625
Manzaralı
11 listings · +%2 vs median109.839
Havuzlu
18 listings · +%1 vs median104.118
Site içinde
25 listings · −%4 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 108.333 ₺/m²; branded projects trade at a premium/discount vs the median.
115.833
Vmarin
3 listings · max 125.000 · +%7 vs medianComplexes, new-builds and mix in the area
%20
In a complex
25 / 123 listings1
New / under construction
1 yeni · 0 proje123
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+156 listings · 104.139 ₺/m²
%49
2+133 listings · 105.333 ₺/m²
%29
1+110 listings · 133.974 ₺/m²
%9
4+19 listings · 95.395 ₺/m²
%8
3+23 listings · 132.143 ₺/m²
%3
5+13 listings · 122.500 ₺/m²
%3
Building age
0 (yeni/proje)1 listings
%17
1-55 listings
%83
Surroundings & transit.
Official location · Bahçelievler, Turgutreis, Bodrum, Muğla, Ege Bölgesi, 48960, Türkiye
100
Walkability
6
Public transit
7 m
Nearest market
20 m
Nearest pharmacy
80
Diğer
Toilets (7), Doityourself (5), Clothes (5), Mobile Phone (3)56
Günlük ihtiyaç
Süpermarket (15), Eczane (13), Banka (9), ATM (6)47
Spor & rekreasyon
Yüzme Havuzu (30), Spor Sahası (11), Spor Merkezi (3), Park (3)43
Yeme-içme
Restoran (24), Kafe (11), Fırın (4), Fast Food (3)26
Konaklama & turizm
Otel (20), Gezi Noktası (3), Marina (1), Seyir Noktası (1)16
Ulaşım
Otopark (13), Taksi (3)With a walkability score of 100 and 272 nearby points of interest (OSM), Bahçelievler supports a lifestyle centered on immediate access to daily needs, with a market 7 meters away and a pharmacy 20 meters away. The area is heavily oriented towards leisure and tourism, featuring 30 swimming pools and 24 restaurants within 1.5 km, appealing to both residents and hospitality investors. However, the low public transit score (6) and only 3 bus stops indicate that car dependency is high, limiting the appeal for non-driving demographics and reinforcing the neighbourhood's character as a car-centric, amenity-dense enclave.
Recent developments.
Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet ...Bodrum Belediyesi tarafından Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri için imar planı duyurusu yapıldı.Bodrum Belediyesi · 2024-05-20
104.332
2026-07-27
105.882
2026-07-31
105.882
2026-08-03
108.333
2026-08-06
108.333
2026-08-11
108.452
2026-08-15
101.389
2026-08-20
100.000
2026-08-27
Investment assessment
This neighbourhood offers a strategic entry point for investors seeking exposure to the Bodrum market at a price point below the district average, leveraging the high walkability score (100) and dense local amenities to attract long-term tenants or short-term rental operators. The presence of a wide price dispersion (p25–p75: 90,929–124,792 TL/m²) and specific premium drivers like sea proximity (+5%) suggests that asset selection is critical; well-located units with view or pool amenities command significant premiums, while standard units remain competitively priced. However, the high national interest rate environment (42.03%) constrains leveraged demand, meaning investment returns will likely depend on capital preservation and rental income stability rather than rapid speculative appreciation in the immediate term.
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 · 120 m² · current price 13.950.000 ₺. Estimated price a year ago ~11.776.339 ₺ (regional property index).
starting capital
Gram altın17.103.726 ₺ +%45
Bu konut13.950.000 ₺ +%18
ABD doları13.795.206 ₺ +%17
Bitcoin9.781.288 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
İşyeri
Sample (anonymised) listing: İşyeri · 120 m² · current price 11.000.000 ₺. Estimated price a year ago ~9.286.002 ₺ (regional property index).
starting capital
Gram altın13.486.809 ₺ +%45
Bu işyeri11.000.000 ₺ +%18
ABD doları10.877.940 ₺ +%17
Bitcoin7.712.843 ₺ −%17
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
Related Regions
This analysis relies on regional listing data (median prices, sub-type distributions), OpenStreetMap (OSM) for points of interest and walkability, and official macroeconomic indicators from the Central Bank of the Turkey (TCMB) for interest rates and exchange rates. It does not include real-time zoning changes, individual building inspection reports, or broader economic forecasts beyond the provided interest rate context.