108.350
Çiftlik, Bodrum/Muğla
Momentum +33.5
Çiftlik is a residential neighbourhood in Bodrum, Muğla, characterized by a median residential property price of ₺108,350/m² (regional listing data). The neighbourhood is priced below the district median of ₺119,565/m² (regional listing data).
Talep eğilimi%+445 yıl ort.Son yıl tapu satışı39 adet2025Yürünebilirlik25/100Veri güveniorta11 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.
9.867
Land · ₺/m²
19 listings · for sale20.500.000
Median price ₺
for sale25
Walkability
5 points of interest · OSM65.000
Rent ₺/mo
25 listingsThe location's thesis.
Çiftlik is primarily a destination for families or long-term residents seeking larger living spaces, evidenced by the dominance of 3+1 and 2+1 unit types in the housing stock (regional listing data). The prevalence of detached villa-style properties and agricultural land suggests a profile focused on semi-rural or low-density residential living.
- The area is located in a seismic hazard zone (Level 2) with a peak ground acceleration (PGA) of 0.33g due to Aegean coastal faults (Regional Data).
- High national mortgage interest rates (41.87%) may limit credit-based demand, making the market sensitive to cash buyers (TCMB).
Housing, land, commercial and building — by type.
9.867
Arsa
₺/m² · 19 listings · medium confidence3.000
Arazi
₺/m² · 17 listings · medium confidence15.000
Arsa
₺/m² · 14 listings · medium confidence108.350
Konut
₺/m² · 11 listings · medium confidence2.113
Arazi
₺/m² · 7 listings · medium confidence170.248
Konut
₺/m² · 5 listings · medium confidence240.984
Turistik Tesis
₺/m² · 1 listings · low confidence192.308
Konut
₺/m² · 1 listings · low confidence₺/m² by property type.
112.222
Villa
₺/m² · 8 listingsThe residential market is dominated by villas, which command a higher median price of ₺112,222/m² compared to the general residential median (regional listing data). While the median monthly rent is ₺65,000 (regional listing data), the high concentration of villa-type stock suggests a segment focused on larger, detached living. Land values show significant variance, with 'Arsa' (building land) reaching ₺15,000/m², while agricultural land types like 'Tarla' and 'Zeytinli Tarla' represent a large portion of the cadastral structure (TKGM).
Complexes, new-builds and mix in the area
%18
In a complex
3 / 17 listings2
New / under construction
1 yeni · 1 proje17
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+15 listings · 157.692 ₺/m²
%42
2+14 listings · 127.473 ₺/m²
%33
4+13 listings · 112.222 ₺/m²
%25
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
Official location · Çiftlik, Bodrum, Muğla, Ege Bölgesi, Türkiye
25
Walkability
0
Public transit
175 m
Nearest market
3
Diğer
Drinking Water (1), İbadethane (1), Toilets (1)1
Yeme-içme
Kafe (1)1
Günlük ihtiyaç
Market (1)The neighbourhood has a low walkability score of 25 and a transit score of 0, indicating a car-dependent lifestyle (UAVT/OSM). Daily necessities are accessible, with the nearest market located 175m away, and several points of interest including a cafe and religious facilities within a 1.5km radius (OSM).
Title & parcels.
1.174
Parcels
172
Blocks
56.483
Avg parcel m²
Land character
- Tarla · 535 (%46)
- Arsa · 172 (%15)
- Zeytinli Tarla · 133 (%11)
- İncirli Tarla · 37 (%3)
- Zeytinlik · 20 (%2)
- Incirli Tarla · 20 (%2)
- Incirlik · 19 (%2)
- İncirlik · 11 (%1)
Development rights.
11
Planned parcels
Recent developments.
Çiftlik Mahallesi, Kargıcak mevki imar uygulaması hakkındaBodrum Belediyesi, Çiftlik Mahallesi Kargıcak mevkiindeki imar uygulamasına ilişkin resmi duyuruyu yayınladı.Bodrum Belediyesi · 2023-10-15
PDF Bodrum (Muğla) Yalıçiftliği Turizm Merkezi Yali - Kıyı Kesimi I. EtapBodrum Yalıçiftliği Turizm Merkezi projesi kapsamında Çiftlik ve Kızılağaç mahallelerinin kıyı kesiminde yapılan plan değişiklikleri ve açıklama raporu onaylandı.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2021-12-10
125.833
2026-08-09
121.711
2026-08-13
104.478
2026-08-18
104.478
2026-09-16
104.478
2026-09-23
127.702
2026-10-01
108.350
2026-10-06
108.350
2026-10-12
Actual transaction demand
39
Housing sales (yearly)
2025 · +%44 vs 5-yr avg105
Land sales (yearly)
2025 · −%52 vs 5-yr avg244
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
The investment profile is shaped by a high proportion of agricultural land, including 535 'Tarla' (46%), 133 'Zeytinli Tarla' (11%), and 20 'Zeytinlik' (2%) parcels, alongside 172 'Arsa' (15%) parcels (TKGM). This land distribution indicates a transition from agricultural to built-up character. With 11 parcels currently under application zoning plans (KEOS), there is a visible development framework. Given that residential sales in 2025 reached 39 units—a 44% increase over the 5-year average (TKGM)—the neighbourhood shows increasing transaction liquidity despite high national mortgage rates of 41.87% (TCMB).
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Arsa
Sample (anonymised) listing: Arsa · 3.886 m² · current price 34.000.000 ₺. Estimated price a year ago ~28.439.302 ₺ (regional property index).
starting capital
Bu arsa34.000.000 ₺ +%20
ABD doları33.445.740 ₺ +%18
Gram altın32.873.463 ₺ +%16
Bitcoin25.610.547 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 4.000 m² · current price 12.000.000 ₺. Estimated price a year ago ~10.037.401 ₺ (regional property index).
starting capital
Bu arazi12.000.000 ₺ +%20
ABD doları11.804.379 ₺ +%18
Gram altın11.602.399 ₺ +%16
Bitcoin9.039.017 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 3+1 · 165 m² · current price 20.500.000 ₺. Estimated price a year ago ~17.147.226 ₺ (regional property index).
starting capital
Bu konut20.500.000 ₺ +%20
ABD doları20.165.814 ₺ +%18
Gram altın19.820.764 ₺ +%16
Bitcoin15.441.654 ₺ −%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, TKGM land registry records, OSM/UAVT location data, and TCMB macro indicators. It does not account for future zoning changes, specific parcel-level risks, or broader macroeconomic shifts not mentioned in the packet.