123.750
Eskiçeşme, Bodrum/Muğla
Momentum +10.0
Eskiçeşme is a highly walkable, amenity-rich neighbourhood in Bodrum with a median residential price of 123,750 TL/m², which is slightly above the district median of 119,215 TL/m². The market is characterized by a high concentration of apartments and villas, with a notable premium for properties offering sea views or pool access.
Talep eğilimi%−15 yıl ort.Son yıl tapu satışı268 adet2025Yürünebilirlik100/100Veri güveniyüksek69 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.
14.500.000
Median price ₺
for sale100
Walkability
710 points of interest · OSMThe location's thesis.
Eskiçeşme is best suited for lifestyle-driven investors and end-users who value immediate access to tourism amenities and urban convenience over land speculation. The neighbourhood’s character is dominated by built-up structures (33% arsa, 9% courtyard houses, 2% multi-story buildings) rather than agricultural land (3% tarla, 1% fig orchards), indicating a mature, high-density urban fabric. The prevalence of 2+1 apartments (40 listings) and site-based living (30% of listings) suggests a market focused on efficient, managed living spaces rather than large-scale independent development. The slight decline in transaction volume (-1%) signals a cooling market where patience and negotiation are key, rather than a frenzied buying environment.
- High mortgage interest rates (42.04%) may suppress credit-dependent demand, leading to longer selling times.
- Cooling transaction volume (-1% trend) suggests potential downward pressure on prices if supply remains high.
- Low public transit accessibility (score 36) may limit the buyer pool to those with private vehicles.
- Seismic risk is present at the provincial level (Zone 2, PGA 0.33g), requiring due diligence on building structural integrity.
Housing, land, commercial and building — by type.
123.750
Konut
₺/m² · 69 listings · high confidence126.333
Konut
₺/m² · 49 listings · high confidence175.000
İşyeri
₺/m² · 5 listings · medium confidence109.444
İşyeri
₺/m² · 5 listings · medium confidence2.214.286
Turistik Tesis
₺/m² · 4 listings · low confidence64.516
Bina
₺/m² · 3 listings · low confidence54.777
Arazi
₺/m² · 1 listings · low confidence325.455
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
121.429
Daire
₺/m² · 35 listings117.007
Villa
₺/m² · 18 listings126.923
Daire
₺/m² · 13 listings106.667
Müstakil Ev
₺/m² · 9 listings147.765
Villa
₺/m² · 9 listings148.750
Rezidans
₺/m² · 6 listings134.545
Dubleks
₺/m² · 5 listings231.818
Rezidans
₺/m² · 4 listingsThe median price of 123,750 TL/m² signals a premium positioning relative to the wider Bodrum district (119,215 TL/m²). The sub-type spread reveals that apartments (121,429 TL/m²) and villas (117,007 TL/m²) are priced closely, though specific configurations vary; for instance, 2+1 apartments command 137,000 TL/m² while 3+1 units drop to 90,217 TL/m², indicating that smaller, efficient layouts or specific unit types within the apartment stock are currently priced higher per square meter than larger family units. Similarly, 3+1 villas (120,556 TL/m²) are priced higher than 4+1 villas (84,375 TL/m²). The 'şerefiye' (premium) drivers show that sea views (+13%) and pools (+8%) significantly elevate value compared to the general median, suggesting that lifestyle features drive price dispersion more than mere location within the neighbourhood. The high asking prices (median listing 14.5M TL) contrast with a slight decline in transaction volume (-1% trend), implying a market where sellers hold firm on prices but buyer liquidity is tightening.
₺/m² by property type and layout
Daire38 listings
1+113 listings
106.923₺/m²
2+121 listings
137.000₺/m²
3+14 listings
90.217₺/m²
Villa21 listings
2+16 listings
114.048₺/m²
3+18 listings
120.556₺/m²
4+17 listings
84.375₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
100.000127.083170.290
Dispersion: Medium · (p75−p25) / medyan = 0.55
Premium drivers · vs overall median
143.269
Manzaralı
20 listings · +%13 vs median137.000
Havuzlu
15 listings · +%8 vs median130.587
Site içinde
34 listings · +%3 vs median129.692
Deniz / sahil yakını
24 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
%30
In a complex
35 / 118 listings4
New / under construction
3 yeni · 1 proje118
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+140 listings · 139.333 ₺/m²
%40
3+124 listings · 128.199 ₺/m²
%24
1+117 listings · 125.000 ₺/m²
%17
4+110 listings · 82.002 ₺/m²
%10
1+03 listings · 155.000 ₺/m²
%3
3+23 listings · 126.333 ₺/m²
%3
4+23 listings · 146.512 ₺/m²
%3
Building age
0 (yeni/proje)3 listings
%38
1-55 listings
%62
Surroundings & transit.
Official location · Eskiçeşme Mahallesi, Bodrum, Muğla, Ege Bölgesi, Türkiye
100
Walkability
36
Public transit
11 m
Nearest market
347 m
Nearest pharmacy
201
Diğer
Toilets (15), İbadethane (11), Artwork (8), Playground (8)129
Yeme-içme
Restoran (57), Kafe (33), Fast Food (18), Bar (16)127
Spor & rekreasyon
Yüzme Havuzu (99), Spor Sahası (16), Park (12)96
Günlük ihtiyaç
ATM (30), Süpermarket (18), Banka (18), Eczane (12)85
Konaklama & turizm
Otel (57), Gezi Noktası (11), Seyir Noktası (8), Hostel (5)62
Ulaşım
Otopark (44), Taksi (18)Eskiçeşme offers an exceptional urban lifestyle with a perfect walkability score (100) and immediate access to daily necessities (market 11m, pharmacy 347m). The high density of points of interest, including 57 restaurants, 99 swimming pools, and 57 hotels within 1.5km, indicates a vibrant, service-oriented environment ideal for tourists and urban residents. However, the low public transit score (36) suggests that residents are likely car-dependent or rely on taxis, which may limit appeal for those without private transport. The neighbourhood’s character is defined by its integration of residential living with high-density tourism infrastructure.
Title & parcels.
1.848
Parcels
202
Blocks
2.103
Avg parcel m²
Land character
- Arsa · 617 (%33)
- Avlulu Kargir Ev · 162 (%9)
- Tarla · 59 (%3)
- İki Katlı Kargir Bina Ve Arsası · 28 (%2)
- 2 Katlı Betonarme Bina Ve Arsası · 22 (%1)
- Üç Katlı Kargir Bina · 21 (%1)
- İncir Bahçesi · 18 (%1)
- 3 Katlı Betonarme Bina Ve Arsası · 16 (%1)
Recent developments.
Muğla İli Bodrum İlçesi Eskiçeşme Mahallesi 14 ada 70 ve 90 nolu Parsellere Ait Koruma Amaçlı 1/5000 Ölçekli Nazım ve 1/1000 Ölçekli Uygulama İmar Planının Askı TutanağıEskiçeşme Mahallesi 14 ada 70 ve 90 nolu parsellere ait koruma amaçlı nazım ve uygulama imar planlarının askı tutanağı yayımlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-20
124.375
2026-07-29
124.375
2026-08-02
126.333
2026-08-05
126.333
2026-08-10
125.667
2026-08-14
124.375
2026-08-19
123.750
2026-08-26
123.750
2026-09-02
Actual transaction demand
268
Housing sales (yearly)
2025 · −%1 vs 5-yr avg62
Land sales (yearly)
2025 · +%15 vs 5-yr avg2.585
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 offers a static investment profile suited for buyers prioritizing immediate lifestyle utility and walkability over speculative land development. The high walkability score (100) and dense POI network (710 points) support strong rental demand for short-term tourism or long-term urban living, particularly for the dominant 2+1 apartment stock. However, the high mortgage interest rates (42.04%) and cooling transaction volumes suggest that cash buyers or those with existing capital will have better negotiating power, while credit-dependent demand is currently subdued. The wide price dispersion (p25–p75: 100,000–170,290 TL/m²) indicates that careful selection is required to capture value, as premium features like sea views command significant markups.
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 · 80 m² · current price 15.000.000 ₺. Estimated price a year ago ~12.662.730 ₺ (regional property index).
starting capital
Gram altın18.392.069 ₺ +%45
Bu konut15.000.000 ₺ +%18
ABD doları14.833.555 ₺ +%17
Bitcoin10.475.851 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
İşyeri
Sample (anonymised) listing: İşyeri · 200 m² · current price 9.250.000 ₺. Estimated price a year ago ~7.808.683 ₺ (regional property index).
starting capital
Gram altın11.341.776 ₺ +%45
Bu işyeri9.250.000 ₺ +%18
ABD doları9.147.359 ₺ +%17
Bitcoin6.460.108 ₺ −%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 (satılık konut), TKGM transaction records, OSM/Nominatim location data, and macroeconomic indicators from TCMB. It does not include forward-looking predictions, zoning changes, or broader economic forecasts beyond the provided interest rate context. All price figures are median-based and cleaned of outliers.