125.833
Dirmil, Bodrum/Muğla
Momentum -0.8
Dirmil is a residential neighbourhood in Bodrum, Muğla, characterized by a median residential property price of ₺125,833/m² (regional listing data). The area operates at a price level slightly above the district median of ₺119,493/m² (regional listing data).
Yürünebilirlik61/100Veri güveniorta198 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
Explore the area in 3D.
3D · satellite + terrain · 10-min walk area
Drag: pan · right-drag (or compass): rotate/tilt · scroll: zoom · terrain top-right.
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.
25.939
Land · ₺/m²
13 listings · for sale19.000.000
Median price ₺
for sale61
Walkability
59 points of interest · OSM18.000.000
Rent ₺/mo
1 listingsThe location's thesis.
Dirmil is a high-value residential enclave for families and premium buyers, evidenced by the dominance of 3+1 and 4+1 villa configurations and the high concentration of site-based living (regional listing data). The land registry (TKGM) shows that 100% of the recorded parcels are categorized as 'Two-Story Masonry Buildings,' indicating a settled, low-rise residential character rather than agricultural or undeveloped land (TKGM).
- The region is located in earthquake hazard zone 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 liquidity and credit-based demand (TCMB).
Housing, land, commercial and building — by type.
125.833
Konut
₺/m² · 198 listings · medium confidence147.685
Konut
₺/m² · 168 listings · medium confidence25.939
Arsa
₺/m² · 13 listings · medium confidence101.222
İşyeri
₺/m² · 13 listings · medium confidence8.067
Arazi
₺/m² · 6 listings · medium confidence1.590.909
Bina
₺/m² · 1 listings · low confidence467.500
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
150.000
Villa
₺/m² · 100 listings129.708
Villa
₺/m² · 80 listings137.500
Daire
₺/m² · 63 listings143.254
Yalı
₺/m² · 49 listings104.875
Dubleks
₺/m² · 18 listings122.222
Müstakil Ev
₺/m² · 17 listings145.000
Yazlık
₺/m² · 4 listings43.289
Yalı
₺/m² · 4 listingsThe neighbourhood exhibits a high-value residential profile with a median sale price of ₺19,000,000 (regional listing data). There is a clear segmentation between property types: villas command a median of ₺150,000/m², while apartments (daire) are priced at ₺137,500/m² (regional listing data). Premium drivers significantly impact pricing; properties with pools command a 6% premium (₺150,000/m²) and proximity to the sea/coast provides a 2% premium (₺143,750/m²) compared to the general median (regional listing data). Notably, branded projects like Seba Taş Evler show a significant premium of +95% (₺275,000/m²) over the neighbourhood median, whereas Semakent trades at a -37% discount (regional listing data).
₺/m² by property type and layout
Villa162 listings
2+114 listings
126.795₺/m²
3+158 listings
133.379₺/m²
3+28 listings
112.246₺/m²
4+138 listings
172.375₺/m²
4+24 listings
174.565₺/m²
5+116 listings
173.167₺/m²
5+211 listings
172.340₺/m²
6+18 listings
312.452₺/m²
7+25 listings
132.308₺/m²
Daire47 listings
2+132 listings
143.304₺/m²
3+115 listings
122.727₺/m²
Yalı47 listings
2+124 listings
123.611₺/m²
3+116 listings
141.964₺/m²
4+17 listings
256.250₺/m²
Dubleks16 listings
2+16 listings
85.000₺/m²
3+15 listings
140.909₺/m²
4+15 listings
185.714₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
105.000141.169225.568
Dispersion: High · (p75−p25) / medyan = 0.85
Premium drivers · vs overall median
150.000
Havuzlu
75 listings · +%6 vs median143.750
Deniz / sahil yakını
117 listings · +%2 vs median133.333
Manzaralı
125 listings · −%6 vs median129.949
Site içinde
112 listings · −%8 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 140.909 ₺/m²; branded projects trade at a premium/discount vs the median.
275.000
Seba Taş Evler
4 listings · max 300.000 · +%95 vs median228.000
Nef Reserve
7 listings · max 480.000 · +%62 vs median225.000
Nef
19 listings · max 706.667 · +%60 vs median141.074
Seba Prestij
12 listings · max 218.750 · +%0 vs median89.333
Semakent
3 listings · max 91.333 · −%37 vs medianComplexes, new-builds and mix in the area
%32
In a complex
119 / 368 listings3
New / under construction
3 yeni · 0 proje368
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+1116 listings · 127.803 ₺/m²
%36
2+187 listings · 126.923 ₺/m²
%27
4+161 listings · 176.000 ₺/m²
%19
5+121 listings · 176.333 ₺/m²
%7
5+213 listings · 157.143 ₺/m²
%4
3+29 listings · 107.826 ₺/m²
%3
4+28 listings · 159.833 ₺/m²
%2
6+18 listings · 312.452 ₺/m²
%2
Building age
0 (yeni/proje)3 listings
%21
1-55 listings
%36
6-104 listings
%29
11-202 listings
%14
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)Dirmil offers a moderate walkability score of 61, with a well-established local infrastructure including 9 supermarkets, 3 banks, and 2 schools within a 1.5 km radius (OSM/UAVT). The neighbourhood is primarily composed of site-based living, with 32% of listings located within residential complexes (regional listing data). The dominant room types are 3+1 and 2+1, catering to families or medium-sized households (regional listing data).
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
137.500
2026-08-14
147.222
2026-08-19
147.685
2026-08-26
147.685
2026-09-02
147.685
2026-09-17
147.685
2026-09-24
125.833
2026-10-07
125.833
2026-10-13
Investment assessment
Investment potential is driven by a high-end residential stock where villa-type properties and branded developments command significant premiums over the district average (regional listing data). The presence of diverse sub-types, including 'yalı' (waterfront) properties and various villa configurations, suggests a market with high price dispersion and upside potential for premium-tier assets (regional listing data). Given the current high national mortgage interest rates of 41.87%, the market is likely driven by cash buyers (TCMB).
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 ~20.074.802 ₺ (regional property index).
starting capital
Bu konut24.000.000 ₺ +%20
ABD doları23.608.758 ₺ +%18
Gram altın23.204.797 ₺ +%16
Bitcoin18.078.033 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 1.000 m² · current price 70.000.000 ₺. Estimated price a year ago ~58.551.505 ₺ (regional property index).
starting capital
Bu arsa70.000.000 ₺ +%20
ABD doları68.858.877 ₺ +%18
Gram altın67.680.659 ₺ +%16
Bitcoin52.727.598 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa 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 ~10.873.851 ₺ (regional property index).
starting capital
Bu işyeri13.000.000 ₺ +%20
ABD doları12.788.077 ₺ +%18
Gram altın12.569.265 ₺ +%16
Bitcoin9.792.268 ₺ −%10
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 is based on regional listing data, OSM, UAVT, TKGM, and TCMB. It does not account for future changes in zoning, interest rates, or wider macroeconomic shifts not explicitly stated in the data packet.