147.685
Dirmil, Bodrum/Muğla
Momentum +9.8
Dirmil is a high-value residential neighbourhood in Bodrum, characterized by a premium price level with a median listing price of 147,685 TL/m² for residential properties. The market is dominated by villas and yalis, reflecting a distinct architectural profile compared to the district average.
Yürünebilirlik61/100Veri güveniorta188 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.
33.661
Land · ₺/m²
13 listings · for sale31.750.000
Median price ₺
for sale61
Walkability
59 points of interest · OSM18.000.000
Rent ₺/mo
1 listingsThe location's thesis.
Dirmil is a premium, villa-centric neighbourhood for high-net-worth individuals and families seeking a secure, walkable lifestyle in Bodrum, where value is driven by branded developments, gated community amenities, and specific property features like pools rather than just location. The land character, dominated by 'Elli Üç Adet İki Katlı Kargir Binalar' (100% of the parcel data), indicates a built-up, residential fabric rather than agricultural land, limiting speculative land development but supporting stable residential values.
- High mortgage interest rates (42.04%) constrain credit-driven demand, potentially limiting the buyer pool to cash purchasers.
- Low public transit connectivity (score 6) may reduce appeal for non-car owners.
- Seismic risk is present in the region (Zone 2, PGA 0.33g), requiring due diligence on building construction quality.
- Limited rental market data (n=1) makes yield analysis unreliable.
Housing, land, commercial and building — by type.
147.685
Konut
₺/m² · 188 listings · medium confidence122.222
Konut
₺/m² · 185 listings · medium confidence102.778
İşyeri
₺/m² · 13 listings · medium confidence33.661
Arsa
₺/m² · 13 listings · medium confidence9.597
Arazi
₺/m² · 6 listings · medium confidence1.590.909
Bina
₺/m² · 1 listings · low confidence105.513
Turistik Tesis
₺/m² · 1 listings · low confidence₺/m² by property type.
150.000
Villa
₺/m² · 113 listings120.719
Villa
₺/m² · 70 listings136.136
Daire
₺/m² · 64 listings148.611
Yalı
₺/m² · 53 listings92.375
Dubleks
₺/m² · 18 listings83.515
Müstakil Ev
₺/m² · 15 listings145.000
Yazlık
₺/m² · 4 listings243.991
Rezidans
₺/m² · 4 listingsThe median price of 147,685 TL/m² is significantly above the Bodrum district median of 119,215 TL/m², indicating a premium positioning (regional listing data). The market is heavily skewed toward villas (113 listings) and yalis (53 listings), which command higher per-square-meter rates than apartments (64 listings) or duplexes (18 listings). For instance, 4+1 villas average 190,800 TL/m², whereas 4+1 apartments are not listed, but 4+1 duplexes average 155,37 TL/m², showing that villa typology carries a substantial premium. The rent-to-sale ratio is difficult to calculate precisely due to a single rental sample (18,000,000 TL/month), but the high capital values suggest a market driven by asset preservation rather than immediate yield. Price momentum shows a 10.4% increase over the recent period, signaling active demand.
₺/m² by property type and layout
Villa163 listings
2+115 listings
126.667₺/m²
3+161 listings
127.273₺/m²
3+27 listings
107.826₺/m²
4+141 listings
190.800₺/m²
5+117 listings
176.333₺/m²
5+210 listings
164.742₺/m²
6+17 listings
218.571₺/m²
7+25 listings
132.308₺/m²
Yalı50 listings
2+126 listings
123.611₺/m²
3+116 listings
164.286₺/m²
4+18 listings
250.000₺/m²
Daire47 listings
2+130 listings
143.304₺/m²
3+117 listings
95.833₺/m²
Dubleks16 listings
2+16 listings
85.000₺/m²
3+16 listings
120.330₺/m²
4+14 listings
155.357₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
103.281137.083225.568
Dispersion: High · (p75−p25) / medyan = 0.89
Premium drivers · vs overall median
150.000
Havuzlu
78 listings · +%9 vs median136.705
Deniz / sahil yakını
116 listings · +%0 vs median133.542
Manzaralı
128 listings · −%3 vs median132.222
Site içinde
115 listings · −%4 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 137.083 ₺/m²; branded projects trade at a premium/discount vs the median.
410.000
Bodrumbodrum Evleri
3 listings · max 500.000 · +%199 vs median268.182
Seba Taş
5 listings · max 300.000 · +%96 vs median228.000
Nef Reserve
7 listings · max 480.000 · +%66 vs median202.381
Nef Yalıkavak
6 listings · max 314.118 · +%48 vs median141.074
Seba Prestij
12 listings · max 218.750 · +%3 vs medianComplexes, new-builds and mix in the area
%32
In a complex
122 / 376 listings4
New / under construction
4 yeni · 0 proje376
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+1121 listings · 126.400 ₺/m²
%36
2+188 listings · 127.350 ₺/m²
%27
4+165 listings · 190.800 ₺/m²
%20
5+122 listings · 179.833 ₺/m²
%7
5+212 listings · 157.143 ₺/m²
%4
3+29 listings · 107.826 ₺/m²
%3
6+18 listings · 167.723 ₺/m²
%2
4+27 listings · 153.000 ₺/m²
%2
Building age
0 (yeni/proje)4 listings
%25
1-55 listings
%31
6-104 listings
%25
11-203 listings
%19
Surroundings & transit.
Official location · Dirmil, Bodrum, Muğla, Ege Bölgesi, 48990, Türkiye
61
Walkability
6
Public transit
717 m
Nearest market
20
Diğer
Doityourself (4), Furniture (4), İbadethane (3), Drinking Water (2)18
Günlük ihtiyaç
Süpermarket (9), Banka (3), PTT (3), Akaryakıt (2)12
Ulaşım
Otopark (12)4
Spor & rekreasyon
Spor Sahası (3), Yüzme Havuzu (1)3
Yeme-içme
Restoran (3)2
Eğitim
Okul (2)The neighbourhood offers a balanced lifestyle with a walkability score of 61 and 59 nearby points of interest, including daily necessities like supermarkets (9) and banks (3) within 1.5 km. However, public transit accessibility is low (score 6), implying a car-dependent or pedestrian-centric local environment. The proximity to schools (188 m) and religious sites makes it suitable for families or long-term residents who prioritize community infrastructure over urban density.
Title & parcels.
1
Parcels
1
Blocks
13.015
Avg parcel m²
Land character
- Elli Üç Adet İki Katlı Kargir Binalar · 1 (%100)
Recent developments.
[PDF] özelleştirme idaresi başkanlığı - Muğla Büyükşehir BelediyesiDirmil Mahallesi için Nazım İmar Planı ve 1/1000 ölçekli Uygulama İmar Planı tekliflerine ilişkin ayrıntılar raporda yer almaktadır.Muğla Büyükşehir Belediyesi · 2023-10-15
Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıBodrum İlçesi genelini kapsayan 1/25000 ölçekli Nazım İmar Planı askı ilanına ilişkin tutanak ve planlar duyurulmuştur.Muğla Büyükşehir Belediyesi · 2023-09-20
136.333
2026-07-30
135.687
2026-08-02
137.083
2026-08-06
137.083
2026-08-10
137.500
2026-08-14
147.222
2026-08-19
147.685
2026-08-26
147.685
2026-09-02
Investment assessment
Dirmil represents a high-barrier, asset-preservation investment profile suited for buyers seeking premium villa stock in a established, walkable neighbourhood. The wide price dispersion (p25–p75: 103,281–225,568 TL/m²) and the presence of branded projects with premiums up to 199% (e.g., Bodrumbodrum Evleri) indicate that location-specific features and brand reputation drive value more than generic square footage. The dominance of 'site' (gated community) listings (32%) suggests a lifestyle preference for managed environments. While the high mortgage rates (42.04%) currently favor cash buyers, the strong recent price momentum (10.4%) and high walkability score (61) support long-term value retention for well-located units.
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 · 160 m² · current price 24.000.000 ₺. Estimated price a year ago ~20.260.368 ₺ (regional property index).
starting capital
Gram altın29.427.311 ₺ +%45
Bu konut24.000.000 ₺ +%18
ABD doları23.733.688 ₺ +%17
Bitcoin16.761.362 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 4.250 m² · current price 95.000.000 ₺. Estimated price a year ago ~80.197.289 ₺ (regional property index).
starting capital
Gram altın116.483.105 ₺ +%45
Bu arsa95.000.000 ₺ +%18
ABD doları93.945.848 ₺ +%17
Bitcoin66.347.058 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 9.885 m² · current price 110.000.000 ₺. Estimated price a year ago ~92.860.019 ₺ (regional property index).
starting capital
Gram altın134.875.175 ₺ +%45
Bu arazi110.000.000 ₺ +%18
ABD doları108.779.403 ₺ +%17
Bitcoin76.822.909 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
İşyeri
Sample (anonymised) listing: İşyeri · 6.000 m² · current price 13.000.000 ₺. Estimated price a year ago ~10.974.366 ₺ (regional property index).
starting capital
Gram altın15.939.793 ₺ +%45
Bu işyeri13.000.000 ₺ +%18
ABD doları12.855.748 ₺ +%17
Bitcoin9.079.071 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — i̇şyeri için resmi endeks yok, bölge gayrimenkul göstergesi
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, OSM, UAVT, TKGM, and TCMB data. It does not include macroeconomic forecasts, zoning changes, or interest rate projections beyond the provided veri noktası. Property values are subject to market volatility and specific unit conditions.