152.083
Boğaziçi, Bodrum/Muğla
Momentum +8.9
Boğaziçi is a high-end neighbourhood in Bodrum, Muğla, characterized by a median residential price of ₺152,083/m², which sits significantly above the district median of ₺119,493/m² (regional listing data). The area is primarily defined by high-value villa stock and larger residential units.
Veri güveniorta39 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
28.667
Land · ₺/m²
1 listings · for sale27.975.000
Median price ₺
for saleThe location's thesis.
Boğaziçi is a premium residential destination for families or high-net-worth individuals seeking structured living, as evidenced by the substantial price premium for properties located within residential complexes and the prevalence of large-format (3+1 to 5+1) housing (regional listing data).
- The region is located in earthquake hazard zone 2, with a peak ground acceleration (PGA) of 0.33g due to Aegean coastal faults (regional data).
- High national mortgage interest rates of 41.87% may limit credit-based demand, potentially shifting the market toward cash buyers (TCMB/National data).
Housing, land, commercial and building — by type.
152.083
Konut
₺/m² · 39 listings · medium confidence28.667
Arsa
₺/m² · 1 listings · low confidence6.667
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
151.042
Villa
₺/m² · 25 listings193.333
Daire
₺/m² · 7 listingsThe neighbourhood exhibits a distinct price hierarchy based on property type: apartments command a higher median of ₺193,333/m², while villas average ₺151,042/m² (regional listing data). Within the villa segment, larger configurations show varying values, with 3+1 units priced at ₺184,240/m² and 4+1 units at ₺176,667/m², whereas 5+1 units drop to ₺119,107/m² (regional listing data). Premium drivers are highly specific: being located within a residential complex (site içi) provides the highest premium at +39% (₺211,612/m²) compared to the neighbourhood median, followed by sea/coast proximity at +7% (₺162,608/m²) (regional listing data). Conversely, properties with pools or views show lower relative median values compared to the general median (regional listing data). Branded projects, such as Fabay, trade at a 20% premium (₺181,773/m²) over the neighbourhood median (regional listing data).
₺/m² by property type and layout
Villa19 listings
3+18 listings
184.240₺/m²
4+17 listings
176.667₺/m²
5+14 listings
119.107₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
89.370152.083199.583
Dispersion: High · (p75−p25) / medyan = 0.72
Premium drivers · vs overall median
211.612
Site içinde
8 listings · +%39 vs median162.608
Deniz / sahil yakını
18 listings · +%7 vs median119.107
Havuzlu
10 listings · −%22 vs median100.000
Manzaralı
15 listings · −%34 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 152.083 ₺/m²; branded projects trade at a premium/discount vs the median.
181.773
Fabay
3 listings · max 184.729 · +%20 vs medianComplexes, new-builds and mix in the area
%21
In a complex
8 / 39 listings39
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+116 listings · 189.500 ₺/m²
%55
4+18 listings · 164.375 ₺/m²
%28
5+15 listings · 110.714 ₺/m²
%17
Surroundings & transit.
The housing stock is dominated by larger family-oriented units, specifically 3+1, 4+1, and 5+1 types (regional listing data). While 21% of listings are located within residential complexes, the area maintains a significant presence of larger-format homes, catering to a demographic seeking spacious living (regional listing data).
Recent developments.
Bodrum Belediyesi E-İmarBodrum Belediyesi tarafından mahalle sakinleri için elektronik imar durumu sorgulama ve inşaat şartları belirlenmiştir.Bodrum Belediyesi · 2023-10-27
Bodrum Belediyesi E-İmarMer'i İmar Planı ve mevzuatına uygun olarak boş arsa için inşaat şartları belirlenmiş ve proje tanzim edilebilir hale getirilmiştir.Bodrum Belediyesi · 2023-10-27
Plan ve Proje MüdürlüğüBodrum Belediyesi Plan ve Proje Müdürlüğü, Cumhuriyet Cad. No: 110/A adresinde hizmet vermekte olup imar planları yönetilmektedir.Bodrum Belediyesi · 2023-10-27
Duyurular - Bodrum BelediyesiBodrum Belediyesi tarafından güncel belediye duyuruları ve haberleri yayınlanmaktadır.Bodrum Belediyesi · 2023-10-27
142.838
2026-08-28
142.838
2026-09-06
142.838
2026-09-13
142.838
2026-09-20
152.083
2026-09-27
152.083
2026-10-04
152.083
2026-10-11
152.083
2026-10-17
Investment assessment
The investment profile is driven by a high-value villa-centric stock, with 3+1 and 4+1 configurations being the most prevalent (regional listing data). The significant price premium for complex-based living (+39%) suggests that structured residential sites offer higher value density than standalone units (regional listing data). Given the median price is above the district average and the recent momentum shows a 6.5% increase in median ₺/m² between August and October 2026, the area maintains a high-entry barrier (regional listing data). Investment outcomes may vary based on specific site amenities and proximity to the coast, subject to broader economic conditions.
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+1 · 160 m² · current price 27.975.000 ₺. Estimated price a year ago ~23.399.691 ₺ (regional property index).
starting capital
Bu konut27.975.000 ₺ +%20
ABD doları27.518.958 ₺ +%18
Gram altın27.048.092 ₺ +%16
Bitcoin21.072.208 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
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, OSM, and national macro data (TCMB). It does not account for future changes in zoning, interest rates, or wider macroeconomic shifts that may impact real estate values.