REEN · Location Intelligence · Measured data

Bitez, Bodrum/Muğla

Momentum -22.6

Bitez is a high-value neighbourhood in Bodrum with a median residential price of ₺164,118/m², significantly exceeding the district median of ₺119,493/m² (regional listing data). The area is characterized by a mix of high-end villas and apartments, catering to a premium market segment.

Talep eğilimi%−285 yıl ort.Son yıl tapu satışı176 adet2025Yürünebilirlik51/100Veri güveniorta200 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.21 · ≤2 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

164.118

Housing · ₺/m²

200 listings · confidence orta

23.742

Land · ₺/m²

27 listings · for sale

21.750.000

Median price ₺

for sale

Walkability

110 points of interest · OSM

65.000

Rent ₺/mo

141 listings

01 · Area thesis

The location's thesis.

Bitez is a destination for high-net-worth buyers seeking sea-view or villa-style living, as evidenced by the high price dispersion and the significant premium commanded by coastal-adjacent properties (regional listing data).

Liquidity risk is present as real transaction volumes (176 units in 2025) are trending downwards compared to the 5-year average (TKGM).
High national mortgage interest rates (41.87%) may limit buyer pools 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.

164.118

Konut

₺/m² · 200 listings · medium confidence

127.889

Konut

₺/m² · 52 listings · medium confidence

23.742

Arsa

₺/m² · 27 listings · medium confidence

1.000

İşyeri

₺/m² · 7 listings · medium confidence

15.617

Arazi

₺/m² · 6 listings · medium confidence

602.894

Turistik Tesis

₺/m² · 5 listings · medium confidence

990

Arazi

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

204.167

Villa

₺/m² · 84 listings

142.500

Daire

₺/m² · 64 listings

129.167

Villa

₺/m² · 22 listings

127.778

Daire

₺/m² · 15 listings

136.000

Müstakil Ev

₺/m² · 10 listings

134.487

Rezidans

₺/m² · 10 listings

117.857

Dubleks

₺/m² · 7 listings

The neighbourhood exhibits a clear hierarchy in property types: villas command a significant premium with a median of ₺204,167/m², while apartments and residences trade at lower levels around ₺134,487–₺142,500/m² (regional listing data). Within the villa segment, size and configuration impact pricing significantly, with 5+1 units reaching ₺265,625/m² compared to 3+1 units at ₺138,391/m². Location-based premiums are driven primarily by sea proximity (+23% premium) and views (+20% premium), whereas being located within a site/complex actually correlates with a 7% discount relative to the median (regional listing data). Notably, branded projects like Sarnıç Sitesi show a +108% premium over the neighbourhood median, whereas others like İş Bankalılar Sitesi trade at a -37% discount (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Villa84 listings

3+128 listings

138.391₺/m²

4+128 listings

207.989₺/m²

4+25 listings

95.833₺/m²

5+111 listings

265.625₺/m²

5+27 listings

242.424₺/m²

6+15 listings

187.778₺/m²

Daire67 listings

1+114 listings

132.051₺/m²

2+143 listings

150.000₺/m²

3+110 listings

237.527₺/m²

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

Premium · housing for sale · listing data

Price dispersion

116.317166.042250.000

Dispersion: High · (p75−p25) / medyan = 0.81

Premium drivers · vs overall median

205.019

Deniz / sahil yakını

88 listings · +%23 vs median

198.529

Manzaralı

73 listings · +%20 vs median

172.105

Havuzlu

49 listings · +%4 vs median

154.167

Site içinde

74 listings · −%7 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 166.042 ₺/m²; branded projects trade at a premium/discount vs the median.

345.833

Sarnıç Sitesi

3 listings · max 412.500 · +%108 vs median

104.211

İş Bankalılar Sitesi

3 listings · max 114.062 · −%37 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%31

In a complex

79 / 253 listings

253

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

2+170 listings · 158.688 ₺/m²

%33

3+155 listings · 143.448 ₺/m²

%26

4+132 listings · 200.478 ₺/m²

%15

1+122 listings · 137.821 ₺/m²

%10

5+114 listings · 264.837 ₺/m²

4+27 listings · 95.833 ₺/m²

5+27 listings · 242.424 ₺/m²

6+15 listings · 187.778 ₺/m²

Building age

1-53 listings

%100

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Bitez, Syangela, Bodrum, Muğla, Ege Bölgesi, 48480, Türkiye

Walkability

Public transit

32 m

Nearest market

70 m

Nearest pharmacy

Spor & rekreasyon

Yüzme Havuzu (38), Spor Sahası (1)

Günlük ihtiyaç

Eczane (8), Süpermarket (4), Banka (4), Market (4)

Diğer

Butcher (3), Furniture (3), Clothes (2), Farm (2)

Yeme-içme

Restoran (11), Kafe (3), Fast Food (1)

Ulaşım

Otopark (8)

Sağlık

Hastane (1)

The neighbourhood offers a functional lifestyle with a walkability score of 51, supported by high density of daily amenities including pharmacies (8) and supermarkets (4) within a 1.5 km radius (OSM/UAVT). The area is heavily oriented toward recreation and leisure, featuring 39 sports and recreation points, including 38 swimming pools (OSM). While daily needs are met within walking distance, public transit accessibility is low with a score of 2 (OSM).

Cadastre · TKGM

Title & parcels.

1.905

Parcels

225

Blocks

4.238

Avg parcel m²

Land character

Arsa · 378 (%20)
Tarla · 217 (%11)
Narenciye Bahçesi · 190 (%10)
İncir Bahçesi · 136 (%7)
Narinciye Bahçesi · 67 (%4)
2 Katlı Betonarme Bina Ve Arsası · 24 (%1)
Incir Bahçesi · 20 (%1)
İçinde Evi Olan Narinciye Bahçesi · 19 (%1)

Zoning · KEOS (plan PDF)

Development rights.

Planned parcels

0.30

Avg KAKS

0.15

Avg TAKS

Max floors

Developments · municipality / zoning

Recent developments.

Muğla İli, Bodrum İlçesi, Bitez Mahallesini Kapsayan Alana İlişkin Hazırlanan Bitez Koruma Amaçlı 1/5000 ve 1/1000 Ölçekli Revizyon ve İlave Nazım ve Uygulama İmar Planı Değişikliği Askı İlanı DuyurusuBitez Mahallesini kapsayan koruma amaçlı 1/5000 ve 1/1000 ölçekli nazım ve uygulama imar planı değişiklikleri askı ilanına çıkarılmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-20

₺/m² series · Lure listing data

162.917

2026-08-27

162.917

2026-09-03

165.833

2026-09-11

166.042

2026-09-18

162.917

2026-09-26

165.833

2026-10-03

165.833

2026-10-10

164.118

2026-10-15

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

176

Housing sales (yearly)

2025 · −%28 vs 5-yr avg

Land sales (yearly)

2025 · −%54 vs 5-yr avg

2.714

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

Investment in Bitez is defined by a high-price, high-premium environment where sea proximity and view-oriented assets drive value. The presence of 378 plots classified as 'Arsa' (land) alongside significant agricultural holdings like 'Tarla' (217) and 'Narenciye Bahçesi' (190) suggests a landscape of established development mixed with remaining agricultural character (TKGM). While listing prices show recent momentum of +16% (June–October 2026), actual transaction volumes for residential units have seen a 28% decline compared to the 5-year average, indicating a potential gap between asking prices and real market liquidity (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: 4+1 · 190 m² · current price 19.800.000 ₺. Estimated price a year ago ~16.561.711 ₺ (regional property index).

starting capital

Bu konut19.800.000 ₺ +%20

ABD doları19.477.225 ₺ +%18

Gram altın19.143.958 ₺ +%16

Bitcoin14.914.378 ₺ −%10

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

Arsa

Sample (anonymised) listing: Arsa · 1.820 m² · current price 50.000.000 ₺. Estimated price a year ago ~41.822.503 ₺ (regional property index).

starting capital

Bu arsa50.000.000 ₺ +%20

ABD doları49.184.912 ₺ +%18

Gram altın48.343.328 ₺ +%16

Bitcoin37.662.570 ₺ −%10

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

Arazi / tarla

Sample (anonymised) listing: Arazi / tarla · 443 m² · current price 8.500.000 ₺. Estimated price a year ago ~7.109.826 ₺ (regional property index).

starting capital

Bu arazi8.500.000 ₺ +%20

ABD doları8.361.435 ₺ +%18

Gram altın8.218.366 ₺ +%16

Bitcoin6.402.637 ₺ −%10

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

REEN NETWORK

Method & sources

This analysis is based on regional listing data, TKGM land registry records, OSM, and UAVT data. It does not account for macro-economic shifts, zoning changes, or interest rate fluctuations beyond the provided data points.

Bitez, 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

İşyeri

Arazi

Turistik Tesis

Arazi

₺/m² by property type.

Villa

Daire

Villa

Daire

Müstakil Ev

Rezidans

Dubleks

₺/m² by property type and layout

Price dispersion

Deniz / sahil yakını

Manzaralı

Havuzlu

Site içinde

Branded projects and price premium

Sarnıç Sitesi

İş Bankalılar Sitesi

Complexes, new-builds and mix in the area

In a complex

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Spor & rekreasyon

Günlük ihtiyaç

Diğer

Yeme-içme

Ulaşım

Sağlık

Title & parcels.

Parcels

Blocks

Avg parcel m²

Development rights.

Planned parcels

Avg KAKS

Avg TAKS

Max floors

Recent developments.

2026-08-27

2026-09-03

2026-09-11

2026-09-18

2026-09-26

2026-10-03

2026-10-10

2026-10-15

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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