107.843
Çırkan, Bodrum/Muğla
Momentum +51.7
Çırkan is a high-value residential neighbourhood in Bodrum, characterized by a median sale price of 136,750 TL/m², which is significantly above the district median of 60,000 TL/m². The area features a premium housing stock dominated by villas and site-residences, with a strong emphasis on lifestyle amenities such as pools and sea views.
Yürünebilirlik88/100Veri güvenidüşük3 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
10.999.999
Median price ₺
for sale88
Walkability
233 points of interest · OSM65.000
Rent ₺/mo
1 listingsThe location's thesis.
Çırkan is a premium, low-density residential enclave in Bodrum tailored for high-net-worth individuals and lifestyle investors who prioritize privacy, recreational amenities (pools, sea views), and walkable convenience over public transit connectivity. The market is defined by a scarcity of single-story concrete residences on land parcels, creating a stable, high-value inventory that is less sensitive to new supply shocks but highly sensitive to macro-financial conditions like mortgage rates.
- High mortgage interest rates (42.04%) may suppress credit-dependent demand, limiting the buyer pool to cash purchasers.
- Limited public transit accessibility (score 16) may restrict appeal for residents without private vehicles.
- Regional seismic activity (Zone 2, PGA 0.33g) presents a baseline geological risk, though specific building resilience data is not provided in the packet.
- Small sample sizes for rental data (n=1) and specific sub-types make yield and niche pricing analysis less statistically robust.
Housing, land, commercial and building — by type.
107.843
Konut
₺/m² · 3 listings · low confidence₺/m² by property type.
The neighbourhood’s median price of 136,750 TL/m² (regional listing data) is more than double the Bodrum district median of 60,000 TL/m², indicating a premium segment. The sub-type spread is heavily skewed toward villas (148,750 TL/m², n=5), which command a higher price per square meter than the general apartment stock (2+1: 110,526 TL/m²; 3+1: 97,784 TL/m²). This suggests that land character and building type are primary value drivers. The rent-vs-sale dynamic shows a median monthly rent of 65,000 TL (n=1); while a direct yield calculation is limited by the small sample size, the high sale prices relative to rent suggest a market driven by capital appreciation and lifestyle value rather than immediate rental yield. Price momentum data (2026-06-23 to 2026-08-18) shows a 14.4% increase, signaling active demand in this premium tier.
₺/m² by property type and layout
Daire27 listings
2+123 listings
110.526₺/m²
3+14 listings
97.784₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
88.000107.843127.500
Dispersion: Low · (p75−p25) / medyan = 0.37
Premium drivers · vs overall median
128.246
Deniz / sahil yakını
4 listings · +%19 vs median127.500
Manzaralı
12 listings · +%18 vs median121.528
Havuzlu
10 listings · +%13 vs median110.172
Site içinde
10 listings · +%2 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Complexes, new-builds and mix in the area
%26
In a complex
11 / 43 listings2
New / under construction
2 yeni · 0 proje43
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+127 listings · 110.526 ₺/m²
%69
3+17 listings · 91.765 ₺/m²
%18
4+15 listings · 143.165 ₺/m²
%13
Building age
0 (yeni/proje)2 listings
%100
Surroundings & transit.
Official location · Çırkan, Bodrum, Muğla, Ege Bölgesi, 48440, Türkiye
88
Walkability
16
Public transit
435 m
Nearest market
974 m
Nearest pharmacy
71
Diğer
Clothes (6), Mall (5), İbadethane (5), Electronics (4)59
Spor & rekreasyon
Yüzme Havuzu (42), Spor Sahası (10), Park (7)45
Günlük ihtiyaç
Süpermarket (16), Banka (10), ATM (6), Eczane (5)35
Yeme-içme
Restoran (14), Fast Food (9), Kafe (8), Bar (2)12
Ulaşım
Otopark (10), Taksi (2)6
Eğitim
Okul (4), Kütüphane (2)Çırkan offers a highly walkable lifestyle, with a walkability score of 88 and 233 points of interest within the vicinity. The immediate environment is rich in recreational amenities, particularly swimming pools (42 within 1.5 km) and sports facilities, aligning with a leisure-oriented profile. Daily necessities are accessible (supermarket 435 m, school 204 m), but public transit is limited (score 16), implying a car-dependent or pedestrian-centric local mobility pattern. The concentration of malls, restaurants, and cafes nearby supports a vibrant, service-rich community life.
Title & parcels.
1
Parcels
1
Blocks
9.111
Avg parcel m²
Land character
- 20 Adet 1 Katlı Betonarme Mesken Ve Arsası · 1 (%100)
Recent developments.
Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıBodrum İlçesi genelini kapsayan 1/25000 ölçekli Nazım İmar Planı için askı ilanı duyurulmuştur.Muğla Büyükşehir Belediyesi · 2024-05-20
114.274
2026-07-23
113.328
2026-07-26
114.274
2026-07-29
114.274
2026-08-01
114.274
2026-08-04
115.194
2026-08-09
110.526
2026-08-13
136.750
2026-08-18
Investment assessment
This neighbourhood is positioned for investors seeking high-value, low-density assets with strong lifestyle premiums. The wide price dispersion (p25–p75: 88,375–140,994 TL/m²) and the significant premium for specific features (sea proximity +41%, view +22%) indicate that value is not uniform; careful selection of units with verified views or site access is critical for upside. The dominance of '1 Katlı Betonarme Mesken Ve Arsası' (single-story concrete residence and land) parcels suggests a mature, low-density built environment with limited new supply pressure, which may support price stability. However, the high mortgage interest rate (42.04%) constrains credit-driven demand, making this market primarily cash-sensitive. The investment profile is static but premium, relying on scarcity and amenity access rather than rapid development gains.
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 · 90 m² · current price 10.400.000 ₺. Estimated price a year ago ~8.779.493 ₺ (regional property index).
starting capital
Gram altın12.751.835 ₺ +%45
Bu konut10.400.000 ₺ +%18
ABD doları10.284.598 ₺ +%17
Bitcoin7.263.257 ₺ −%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), OSM/Nominatim for points of interest and walkability, TKGM for cadastral parcel characteristics, and TCMB for macroeconomic indicators. It does not include real-time macro factors such as fluctuating interest rates, zoning changes, or broader economic shifts beyond the veri noktası provided. Price data is median-based and outlier-cleaned, but small sample sizes (e.g., n=1 for rent) introduce uncertainty.