142.838
Boğaziçi, Bodrum/Muğla
Momentum +0
Boğaziçi is a high-end residential neighbourhood in Bodrum, Muğla, characterized by a median listing price of 142,838 TL/m², which is significantly above the district median of 60,000 TL/m². The market is dominated by villas and premium branded projects, reflecting a luxury segment profile.
Veri güveniorta44 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
28.667
Land · ₺/m²
1 listings · for sale26.750.000
Median price ₺
for saleThe location's thesis.
Boğaziçi is a niche luxury market for high-net-worth individuals and investors seeking branded, amenity-rich villas in Bodrum. The data supports a thesis that value is derived from 'soft' infrastructure (brand, site, view) rather than just square footage, making it a defensive asset class in the local market.
- High mortgage interest rates (42.03%) likely restrict the buyer pool to cash purchasers, reducing liquidity and transaction velocity.
- Significant price dispersion (p25–p75 range of 85,136–187,583 TL/m²) indicates that mispricing is common; properties without premium drivers (site, view) may face valuation pressure.
- Regional seismic activity (PGA 0.33g, Zone 2) introduces structural risk, though this is a regional characteristic rather than a neighbourhood-specific flaw.
Housing, land, commercial and building — by type.
142.838
Konut
₺/m² · 44 listings · medium confidence28.667
Arsa
₺/m² · 1 listings · low confidence6.667
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
150.000
Villa
₺/m² · 29 listings164.505
Daire
₺/m² · 8 listingsThe median price of 142,838 TL/m² indicates a premium positioning, nearly 2.4 times the district median of 60,000 TL/m² (regional listing data). Villas (150,000 TL/m²) and apartments (164,505 TL/m²) show comparable per-square-meter valuations, though apartments command a slight premium in this sample. The wide price dispersion (88,369–187,583 TL/m² at p25–p75) suggests that location-specific drivers, such as site access or views, create significant value variance rather than uniform pricing.
₺/m² by property type and layout
Villa22 listings
3+111 listings
155.882₺/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
85.136142.838187.583
Dispersion: High · (p75−p25) / medyan = 0.72
Premium drivers · vs overall median
195.750
Site içinde
10 listings · +%37 vs median155.660
Deniz / sahil yakını
20 listings · +%9 vs median119.107
Havuzlu
10 listings · −%17 vs median100.000
Manzaralı
17 listings · −%30 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 142.838 ₺/m²; branded projects trade at a premium/discount vs the median.
181.773
FABAY
3 listings · max 184.729 · +%27 vs median159.236
SEBA SOLEMAR
3 listings · max 247.917 · +%11 vs medianComplexes, new-builds and mix in the area
%23
In a complex
10 / 44 listings44
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+119 listings · 173.133 ₺/m²
%53
4+18 listings · 164.375 ₺/m²
%22
5+15 listings · 110.714 ₺/m²
%14
2+14 listings · 95.000 ₺/m²
%11
Surroundings & transit.
The neighbourhood caters to a lifestyle profile prioritizing exclusivity and privacy, evidenced by 23% of listings being within gated sites. The prevalence of 3+1 units (19 listings) suggests a mix of family residences and high-yield short-term rental investments. The high price point implies a target demographic with significant purchasing power, likely relying on cash transactions given the high mortgage rates.
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
2026-08-04
142.838
2026-08-07
142.838
2026-08-11
142.838
2026-08-16
142.838
2026-08-21
142.838
2026-08-28
Investment assessment
This neighbourhood offers a high-barrier entry point suitable for capital preservation and luxury rental yields rather than volume-driven appreciation. The dominance of villas (66% of listings) and branded projects like FABAY (+27% premium) suggests that brand equity and exclusive amenities (site access) are key value drivers. With no price momentum recorded in the recent period, the market appears stable but illiquid, requiring long-term holding periods. Investors should focus on properties with specific premium drivers (site, sea view) to mitigate the risk of wider price dispersion.
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 · 170 m² · current price 26.500.000 ₺. Estimated price a year ago ~22.370.823 ₺ (regional property index).
starting capital
Gram altın32.490.950 ₺ +%45
Bu konut26.500.000 ₺ +%18
ABD doları26.205.947 ₺ +%17
Bitcoin18.580.941 ₺ −%17
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 relies on regional listing data (satılık konut), OSM-derived location context, and macroeconomic indicators from TCMB. It does not include real-time zoning changes, individual property inspections, or broader economic forecasts such as inflation or currency fluctuation impacts beyond the provided veri noktası.