REEN · Location Intelligence · Measured data

Eskiçeşme, Bodrum/Muğla

Momentum +4.8

Eskiçeşme is a high-value neighbourhood in Bodrum, Muğla, with a median residential price of ₺128,477/m², which sits above the district median of ₺119,565/m² (regional listing data). The area is characterized by a diverse real estate stock ranging from apartments to high-end residences.

Talep eğilimi%−15 yıl ort.Son yıl tapu satışı268 adet2025Yürünebilirlik100/100Veri güveniyüksek80 ilanDeprem bölgesi2 · PGA 0.33gil bazlı

3D Location · satellite + terrain · UAVT / Valhalla

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

Snapshot · measured

123.750

Housing · ₺/m²

80 listings · confidence yuksek

370.607

Land · ₺/m²

3 listings · for sale

14.950.000

Median price ₺

for sale

100

Walkability

717 points of interest · OSM

01 · Area thesis

The location's thesis.

Eskiçeşme is a high-density, amenity-rich neighbourhood suited for investors and residents seeking a walkable, service-oriented lifestyle, where property value is heavily dictated by sea proximity and view premiums rather than just building age (regional listing data/OSM).

The area is located in a seismic hazard zone (PGA 0.33g) associated with Aegean coastal faults (regional data).
A slight downward trend in actual transaction volumes compared to the 5-year average may indicate cooling liquidity (TKGM).
High national interest rates may limit buyer pool to cash-rich individuals.

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

123.750

Konut

₺/m² · 80 listings · high confidence

121.923

Konut

₺/m² · 49 listings · high confidence

159.167

İşyeri

₺/m² · 6 listings · medium confidence

108.182

İşyeri

₺/m² · 5 listings · medium confidence

2.214.286

Turistik Tesis

₺/m² · 4 listings · low confidence

187.179

Bina

₺/m² · 4 listings · low confidence

370.607

Arsa

₺/m² · 3 listings · low confidence

370.607

Arsa

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

121.429

Daire

₺/m² · 39 listings

114.754

Villa

₺/m² · 19 listings

129.870

Daire

₺/m² · 13 listings

135.208

Villa

₺/m² · 12 listings

157.143

Rezidans

₺/m² · 9 listings

102.292

Müstakil Ev

₺/m² · 8 listings

134.545

Dubleks

₺/m² · 7 listings

231.818

Rezidans

₺/m² · 4 listings

The neighbourhood exhibits a tiered pricing structure based on property type: residences command the highest premium at ₺157,143/m², followed by apartments (₺121,690–₺129,870/m²) and villas (₺114,754–₺135,208/m²) (regional listing data). A significant price premium is driven by location attributes, specifically sea/coast proximity (+15% premium) and views (+10% premium) compared to the general median (regional listing data). Interestingly, being located within a complex (site içi) shows a -2% variance relative to the median, suggesting that standalone or view-oriented properties hold higher value per square meter. While asking prices show a 7.1% upward momentum in recent months, TKGM data shows a slight decrease in actual residential sales volume (268 units in 2025 vs. a 5-year average of 271), indicating a potential gap between listing expectations and real market liquidity.

Housing for sale · listing data

₺/m² by property type and layout

Daire41 listings

1+113 listings

106.923₺/m²

2+124 listings

139.333₺/m²

3+14 listings

90.217₺/m²

Villa24 listings

2+16 listings

113.512₺/m²

3+110 listings

116.574₺/m²

4+18 listings

92.188₺/m²

Rezidans8 listings

2+18 listings

193.577₺/m²

Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.

Premium · housing for sale · listing data

Price dispersion

100.000128.477170.575

Dispersion: Medium · (p75−p25) / medyan = 0.55

Premium drivers · vs overall median

149.500

Deniz / sahil yakını

29 listings · +%16 vs median

143.269

Manzaralı

22 listings · +%12 vs median

136.682

Havuzlu

16 listings · +%6 vs median

127.083

Site içinde

37 listings · −%1 vs median

How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%29

In a complex

38 / 130 listings

New / under construction

3 yeni · 1 proje

130

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

2+146 listings · 147.058 ₺/m²

%41

3+127 listings · 120.000 ₺/m²

%24

1+116 listings · 119.318 ₺/m²

%14

4+111 listings · 84.375 ₺/m²

%10

7+33 listings · 108.571 ₺/m²

3+23 listings · 126.333 ₺/m²

4+23 listings · 146.512 ₺/m²

1+03 listings · 155.000 ₺/m²

Building age

0 (yeni/proje)3 listings

%38

1-55 listings

%62

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Eskiçeşme Mahallesi, Bodrum, Muğla, Ege Bölgesi, Türkiye

100

Walkability

Public transit

11 m

Nearest market

347 m

Nearest pharmacy

203

Diğer

Toilets (15), İbadethane (11), Clothes (10), Artwork (8)

132

Yeme-içme

Restoran (58), Kafe (35), Fast Food (18), Bar (16)

128

Spor & rekreasyon

Yüzme Havuzu (100), Spor Sahası (16), Park (12)

Günlük ihtiyaç

ATM (30), Süpermarket (18), Banka (18), Eczane (12)

Konaklama & turizm

Otel (58), Gezi Noktası (11), Seyir Noktası (8), Hostel (5)

Ulaşım

Otopark (44), Taksi (18)

The neighbourhood boasts a perfect walkability score of 100, supported by an extremely dense network of 717 points of interest within a 1.5 km radius (OSM/UAVT). Daily needs are highly accessible, with markets located as close as 11m and pharmacies 347m away. The area is a hub for food and beverage (132 points) and sports/recreation (128 points, including 100 swimming pools), making it suitable for a lifestyle centered on walking and local services. However, public transit accessibility is relatively low with a score of 36 (regional listing data).

Cadastre · TKGM

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)

Developments · municipality / zoning

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

₺/m² series · Lure listing data

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

128.477

2026-10-06

128.477

2026-10-12

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

268

Housing sales (yearly)

2025 · −%1 vs 5-yr avg

Land sales (yearly)

2025 · +%15 vs 5-yr avg

2.585

Total housing sales

Housing sales (yearly) · 2010–2025

Deed 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 outlook · observed trend

Investment assessment

Investment in Eskiçeşme is driven by high-density amenities and a strong land-to-building ratio, with 33% of parcels classified as 'Arsa' (land) and 9% as 'Avlulu Kargir Ev' (houses with courtyards) (TKGM). The high concentration of 2+1 units (46 listings) suggests a market geared towards small families or rental-oriented investors (regional listing data). Given the price dispersion and the premium on sea-view assets, value is concentrated in specific micro-locations within the neighbourhood. Any investment decision should account for the current high-interest rate environment (41.87% national mortgage rate), which favors cash buyers over credit-dependent purchasers.

Not a hard forecast; inference from observed trend + macro context. Not investment advice.

Investment comparison · last 12 months · real data

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 ~12.546.751 ₺ (regional property index).

starting capital

Bu konut15.000.000 ₺ +%20

ABD doları14.755.474 ₺ +%18

Gram altın14.502.998 ₺ +%16

Bitcoin11.298.771 ₺ −%10

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)

İşyeri

Sample (anonymised) listing: İşyeri · 150 m² · current price 9.250.000 ₺. Estimated price a year ago ~7.737.163 ₺ (regional property index).

starting capital

Bu işyeri9.250.000 ₺ +%20

ABD doları9.099.209 ₺ +%18

Gram altın8.943.516 ₺ +%16

Bitcoin6.967.575 ₺ −%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

REEN NETWORK

Method & sources

This analysis is based on regional listing data, TKGM land registry records, OSM, and UAVT. It does not account for macro-economic shifts, zoning changes, or interest rate fluctuations beyond what is explicitly provided in the data packet.

Eskiçeşme, Bodrum/Muğla

Explore the area in 3D.

Housing · ₺/m²

Land · ₺/m²

Median price ₺

Walkability

The location's thesis.

Housing, land, commercial and building — by type.

Konut

Konut

İşyeri

İşyeri

Turistik Tesis

Bina

Arsa

Arsa

₺/m² by property type.

Daire

Villa

Daire

Villa

Rezidans

Müstakil Ev

Dubleks

Rezidans

₺/m² by property type and layout

Price dispersion

Deniz / sahil yakını

Manzaralı

Havuzlu

Site içinde

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Diğer

Yeme-içme

Spor & rekreasyon

Günlük ihtiyaç

Konaklama & turizm

Ulaşım

Title & parcels.

Parcels

Blocks

Avg parcel m²

Recent developments.

2026-08-05

2026-08-10

2026-08-14

2026-08-19

2026-08-26

2026-09-02

2026-10-06

2026-10-12

Actual transaction demand

Housing sales (yearly)

Land sales (yearly)

Total housing sales

Investment assessment

If you'd bought this a year ago

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