162.917
Bitez, Bodrum/Muğla
Momentum -10.2
Bitez is a residential neighbourhood in Bodrum, Muğla, characterized by a premium price level with a median listing price of 162,917 TL/m² for apartments, significantly above the district median of 119,167 TL/m². The area features a mix of high-end villas and apartments, with a strong emphasis on site-residences and lifestyle amenities.
Talep eğilimi%−285 yıl ort.Son yıl tapu satışı176 adet2025Yürünebilirlik51/100Veri güveniorta168 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.19 · ≤2 katKEOS
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3D · satellite + terrain · 10-min walk area
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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.
32.830
Land · ₺/m²
15 listings · for sale24.750.000
Median price ₺
for sale51
Walkability
110 points of interest · OSM65.000
Rent ₺/mo
141 listingsThe location's thesis.
Bitez is a mature, high-value residential enclave for affluent buyers and investors seeking luxury lifestyle assets, particularly villas and branded apartments with sea or view premiums. The neighbourhood is defined by a scarcity of developable land (only 20% of parcels are classified as 'Arsa', with the majority being agricultural/orchard types like 'Tarla' and 'Narenciye Bahçesi') and strict low-density zoning (max 2 floors), which restricts new supply and reinforces the value of existing premium stock. The market is currently cooling in volume (-28% sales trend), making it a buyer's market for negotiation, but the high median prices and specific attribute premiums (sea/view) indicate that quality assets retain their value despite the broader slowdown.
- Liquidity Risk: Transaction volumes have dropped 28% compared to the 5-year average (176 sales vs. 244 average), indicating a slower market with potentially longer holding periods.
- Macro-Financial Pressure: High mortgage interest rates (42.03%) significantly increase borrowing costs, likely restricting the buyer pool to cash buyers or those with substantial equity, which can dampen demand.
- Zoning Constraints: Strict zoning (KAKS 0.20, max 2 floors) limits redevelopment potential and new supply, which can be a double-edged sword: it protects existing values but also limits upside from densification.
- Seismic Context: The region is in Earthquake Zone 2 with a PGA of 0.33g, requiring rigorous structural assessment for any investment, particularly for older stock.
Housing, land, commercial and building — by type.
162.917
Konut
₺/m² · 168 listings · medium confidence133.333
Konut
₺/m² · 59 listings · high confidence32.830
Arsa
₺/m² · 15 listings · medium confidence30.220
Arazi
₺/m² · 7 listings · medium confidence1.000
İşyeri
₺/m² · 6 listings · medium confidence602.894
Turistik Tesis
₺/m² · 5 listings · medium confidence9.426
Arsa
₺/m² · 4 listings · low confidence₺/m² by property type.
206.829
Villa
₺/m² · 74 listings136.136
Daire
₺/m² · 53 listings129.167
Villa
₺/m² · 24 listings138.258
Daire
₺/m² · 18 listings127.848
Müstakil Ev
₺/m² · 9 listings125.000
Rezidans
₺/m² · 7 listings121.825
Dubleks
₺/m² · 6 listingsThe median price of 162,917 TL/m² indicates a premium positioning within the district, driven largely by the villa segment (median 206,829 TL/m²) which commands a substantial premium over apartments (median 136,136 TL/m²). The rent-vs-sale dynamic shows a median monthly rent of 65,000 TL against a median listing price of 24,750,000 TL, suggesting a gross yield calculation that requires careful scrutiny due to the high capitalization rates typical of luxury markets. The wide dispersion in villa prices (from 129,167 TL/m² to 206,829 TL/m²) reflects significant value differentiation based on specific attributes like sea proximity and brand status.
₺/m² by property type and layout
Villa77 listings
3+128 listings
138.391₺/m²
4+125 listings
208.571₺/m²
4+25 listings
95.833₺/m²
5+18 listings
298.691₺/m²
5+26 listings
234.583₺/m²
6+15 listings
188.889₺/m²
Daire61 listings
1+112 listings
128.743₺/m²
2+141 listings
150.000₺/m²
3+18 listings
237.527₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
116.364166.042241.974
Dispersion: High · (p75−p25) / medyan = 0.76
Premium drivers · vs overall median
200.000
Deniz / sahil yakını
77 listings · +%20 vs median191.370
Manzaralı
66 listings · +%15 vs median185.889
Havuzlu
42 listings · +%12 vs median153.333
Site içinde
67 listings · −%8 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 166.042 ₺/m²; branded projects trade at a premium/discount vs the median.
207.407
La Terraza
3 listings · max 267.647 · +%25 vs medianComplexes, new-builds and mix in the area
%31
In a complex
72 / 229 listings229
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+163 listings · 159.375 ₺/m²
%33
3+151 listings · 143.448 ₺/m²
%27
4+129 listings · 207.407 ₺/m²
%15
1+120 listings · 128.743 ₺/m²
%10
5+110 listings · 298.691 ₺/m²
%5
4+27 listings · 95.833 ₺/m²
%4
5+26 listings · 234.583 ₺/m²
%3
6+15 listings · 188.889 ₺/m²
%3
Building age
1-53 listings
%100
Surroundings & transit.
Official location · Bitez, Syangela, Bodrum, Muğla, Ege Bölgesi, 48480, Türkiye
51
Walkability
2
Public transit
32 m
Nearest market
70 m
Nearest pharmacy
39
Spor & rekreasyon
Yüzme Havuzu (38), Spor Sahası (1)23
Günlük ihtiyaç
Eczane (8), Süpermarket (4), Banka (4), Market (4)23
Diğer
Butcher (3), Furniture (3), Clothes (2), Farm (2)15
Yeme-içme
Restoran (11), Kafe (3), Fast Food (1)8
Ulaşım
Otopark (8)1
Sağlık
Hastane (1)Bitez offers a walkable lifestyle with a score of 51, supported by a dense cluster of 110 points of interest within walking distance, including 39 sports/recreation facilities (mostly pools) and 23 daily necessity spots. However, public transit accessibility is very low (score 2, one bus stop), implying a car-dependent or pedestrian-centric mobility pattern. The high concentration of 'Sports & Recreation' (39) and 'Food & Drink' (15) points suggests a lifestyle-oriented community focused on leisure and hospitality rather than urban commuting.
Title & parcels.
1.904
Parcels
224
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)
Development rights.
18
Planned parcels
0.20
Avg KAKS
0.10
Avg TAKS
2
Max floors
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
146.429
2026-07-27
143.647
2026-07-30
143.647
2026-08-03
145.000
2026-08-06
145.000
2026-08-10
147.917
2026-08-15
162.917
2026-08-20
162.917
2026-08-27
Actual transaction demand
176
Housing sales (yearly)
2025 · −%28 vs 5-yr avg42
Land sales (yearly)
2025 · −%54 vs 5-yr avg2.714
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
This neighbourhood offers a high-barrier entry point suitable for investors targeting the luxury segment, where value is heavily concentrated in branded projects and specific lifestyle drivers. The data shows that 'Sea/Coastal' proximity adds a 20% premium and 'View' adds 15%, while being 'Inside a Site' actually correlates with an 8% discount relative to the general median, suggesting that location-specific views may outweigh the convenience of gated communities in this specific micro-market. With transaction volumes down 28% year-over-year (176 sales vs. 5-year average of 244), liquidity is currently constrained, favoring patient capital over quick turnover. The investment profile is defined by the scarcity of land (only 20% of parcels are 'Arsa'/building land) and strict zoning (max 2 floors, KAKS 0.20), limiting new supply and supporting long-term asset value for existing premium stock.
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: 2+1 · 120 m² · current price 19.900.000 ₺. Estimated price a year ago ~16.799.222 ₺ (regional property index).
starting capital
Gram altın24.398.864 ₺ +%45
Bu konut19.900.000 ₺ +%18
ABD doları19.679.183 ₺ +%17
Bitcoin13.953.235 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 2.203 m² · current price 34.500.000 ₺. Estimated price a year ago ~29.124.279 ₺ (regional property index).
starting capital
Gram altın42.299.538 ₺ +%45
Bu arsa34.500.000 ₺ +%18
ABD doları34.117.176 ₺ +%17
Bitcoin24.190.281 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 5.000 m² · current price 45.000.000 ₺. Estimated price a year ago ~37.988.190 ₺ (regional property index).
starting capital
Gram altın55.173.311 ₺ +%45
Bu arazi45.000.000 ₺ +%18
ABD doları44.500.665 ₺ +%17
Bitcoin31.552.541 ₺ −%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 is based on regional listing data (satılık/kiralık), TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include real-time macroeconomic factors such as interest rate fluctuations, inflation changes, or future zoning amendments, which may impact market dynamics.