104.478
Çiftlik, Bodrum/Muğla
Momentum +30.0
Çiftlik in Bodrum is a predominantly agricultural and low-density residential area where the median residential price stands at 104,478 ₺/m², significantly above the district median of 60,000 ₺/m². The market is characterized by high-value villas and large land parcels, with a rental segment offering monthly medians of 65,000 ₺.
Talep eğilimi%+445 yıl ort.Son yıl tapu satışı39 adet2025Yürünebilirlik25/100Veri güveniorta12 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
9.867
Land · ₺/m²
19 listings · for sale20.625.000
Median price ₺
for sale25
Walkability
5 points of interest · OSM65.000
Rent ₺/mo
25 listingsThe location's thesis.
Çiftlik is a rural-agricultural residential zone in Bodrum, primarily suited for investors and buyers seeking large land parcels or villa sites with high privacy and space, rather than dense urban living. The dominance of field (tarla, 46%) and olive grove (zeytinlik, 2%) land use confirms its agricultural character, while the high residential median price reflects the premium placed on buildable land (arsa, 15%) or developed villa plots within this low-density setting. The rising transaction volume (+44%) suggests growing interest in this land-rich segment, likely driven by buyers looking for long-term asset storage or development opportunities in a high-demand district.
- Low liquidity risk: Despite rising transaction volumes, the high median price (104,478 ₺/m²) and large plot sizes may limit the pool of qualified buyers, potentially leading to longer holding periods.
- Zoning uncertainty: Only 11 parcels have application zoning plans (KEOS), meaning most land lacks finalized building values or clear development rights, posing a risk for investors planning immediate construction.
- Seismic exposure: Located in a Zone 2 earthquake area with a PGA of 0.33g, construction costs for compliant structures may be higher, and insurance premiums could be elevated.
- Market disconnect: The high asking prices (median 20.6M ₺) contrast with a flat price momentum (0.0%), suggesting that current listings may be priced optimistically relative to recent transaction trends.
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 confidence104.478
Konut
₺/m² · 12 listings · medium confidence2.113
Arazi
₺/m² · 7 listings · medium confidence170.248
Konut
₺/m² · 5 listings · medium confidence240.984
Turistik Tesis
₺/m² · 1 listings · low confidence₺/m² by property type.
108.350
Villa
₺/m² · 7 listingsThe residential median of 104,478 ₺/m² commands a substantial premium over the Bodrum district median of 60,000 ₺/m², indicating a high-end or exclusive segment (regional listing data). The sub-type spread is dominated by villas (median 108,350 ₺/m², n=7), while other types like land (arsa) and agricultural land (arazi) show lower per-square-meter valuations (e.g., 9,867 ₺/m² and 3,000 ₺/m² respectively), reflecting the rural character of the inventory. The rent-vs-sale dynamic shows a high asking price for sale (median 20,625,000 ₺) against a monthly rent median of 65,000 ₺; however, the data notes that the sales segment mix may differ from rentals, requiring cautious interpretation of gross yield signals. The price momentum is flat (0.0% change) between June and August 2026, suggesting a stable but non-appreciating short-term price environment.
Complexes, new-builds and mix in the area
%21
In a complex
4 / 19 listings2
New / under construction
1 yeni · 1 proje19
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+15 listings · 157.692 ₺/m²
%38
2+14 listings · 127.473 ₺/m²
%31
4+14 listings · 207.274 ₺/m²
%31
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 offers a low-walkability environment (score 25) with limited public transit access (score 0), implying a car-dependent lifestyle typical of rural or semi-rural residential zones. Points of interest are sparse, with the nearest market 175 meters away and only one cafe within 1.5 km, suggesting that daily convenience is minimal and the area serves more as a retreat or primary residence for those seeking space over urban amenities. The presence of religious sites and drinking water sources indicates basic community infrastructure, but the lack of dense commercial or transit nodes limits its appeal for urban commuters or short-term tourist rental investors relying on foot traffic.
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
126.667
2026-07-23
126.667
2026-07-26
126.667
2026-07-29
134.924
2026-08-01
126.667
2026-08-04
125.833
2026-08-09
121.711
2026-08-13
104.478
2026-08-18
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
This neighbourhood suits investors seeking long-term land banking or high-value villa holdings rather than high-turnover rental apartments, given the dominance of large plots and villas in the inventory. The significant price premium over the district median suggests a niche market where liquidity may be constrained by the high entry price, despite the rising transaction volume (+44% vs. 5-year average). The wide dispersion in land values (from 2,113 ₺/m² to 15,000 ₺/m²) indicates that specific parcel attributes (zoning, access, view) drive value more than the neighbourhood average, offering upside potential for precise picks. With no price history momentum recorded, the investment case relies on the structural scarcity of developable land in Bodrum and the rising transaction volume, rather than short-term price appreciation.
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 ~28.702.188 ₺ (regional property index).
starting capital
Gram altın41.686.501 ₺ +%45
Bu arsa34.000.000 ₺ +%18
ABD doları33.622.725 ₺ +%17
Bitcoin23.839.698 ₺ −%17
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 ~10.130.184 ₺ (regional property index).
starting capital
Gram altın14.712.883 ₺ +%45
Bu arazi12.000.000 ₺ +%18
ABD doları11.866.844 ₺ +%17
Bitcoin8.414.011 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 3+1 · 130 m² · current price 25.000.000 ₺. Estimated price a year ago ~21.104.550 ₺ (regional property index).
starting capital
Gram altın30.651.839 ₺ +%45
Bu konut25.000.000 ₺ +%18
ABD doları24.722.592 ₺ +%17
Bitcoin17.529.189 ₺ −%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/kiralık), TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include macroeconomic factors such as interest rate fluctuations (currently 42.04%), currency volatility (USD/TRY 48.07), or future zoning changes, which may significantly impact valuation and liquidity.