REEN · Location Intelligence · Measured data

Geriş, Bodrum/Muğla

Momentum +3.3

Geriş is a residential neighbourhood in Bodrum where the median listing price for housing stands at 140,000 TL/m², significantly above the district median of 119,167 TL/m² (regional listing data). The area is characterized by a high concentration of villas and yalis, with a rental market median of 150,000 TL/month for 147 units.

Talep eğilimi%−25 yıl ort.Son yıl tapu satışı222 adet2025Yürünebilirlik13/100Veri güveniorta197 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.20KEOS

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

140.000

Housing · ₺/m²

197 listings · confidence orta

42.808

Land · ₺/m²

30 listings · for sale

22.500.000

Median price ₺

for sale

Walkability

25 points of interest · OSM

150.000

Rent ₺/mo

147 listings

01 · Area thesis

The location's thesis.

Geriş is a high-value, low-density residential enclave for buyers seeking villa-style living and privacy, supported by a land stock dominated by arsa (28%) and tarla/zeytinli tarla (31%) parcels. The neighbourhood’s character is defined by its separation from dense urban services, relying instead on private recreational amenities (pools) and large plot sizes (avg. 4,639 m²), making it suitable for those prioritizing space and exclusivity over walkability.

Liquidity risk: Housing sales volume has declined by 2% (222 units in 2025 vs. 5-year avg. 226), suggesting cooling demand despite high listing prices.
High financing costs: The national mortgage interest rate of 42.03% significantly increases borrowing costs, potentially limiting the buyer pool to cash purchasers.
Seismic exposure: Located in a region classified as Zone 2 with a PGA of 0.33g, requiring rigorous attention to building codes and structural integrity.
Low walkability: A score of 13 and lack of public transit may limit appeal to renters or buyers without private vehicles.

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

140.000

Konut

₺/m² · 197 listings · medium confidence

129.318

Konut

₺/m² · 153 listings · high confidence

42.808

Arsa

₺/m² · 30 listings · medium confidence

20.501

Arazi

₺/m² · 10 listings · medium confidence

80.000

İşyeri

₺/m² · 1 listings · low confidence

19.831

Arsa

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

163.525

Villa

₺/m² · 119 listings

156.274

Villa

₺/m² · 68 listings

131.176

Yalı

₺/m² · 59 listings

120.249

Daire

₺/m² · 58 listings

132.857

Dubleks

₺/m² · 12 listings

145.000

Müstakil Ev

₺/m² · 10 listings

140.909

Müstakil Ev

₺/m² · 7 listings

The median price of 140,000 TL/m² indicates a premium positioning relative to the district average of 119,167 TL/m². The sub-type spread reveals that villas (163,525 TL/m²) and yalis (131,176 TL/m²) command higher prices per square meter than apartments (120,249 TL/m²), suggesting that land-intensive structures are valued more highly in this inventory. The rental median of 150,000 TL/month against a high sale price suggests a lower gross yield, typical of high-capital-value markets where capital appreciation or lifestyle value outweighs immediate rental income. Price dispersion is wide (p25–p75: 106,021–197,880 TL/m²), indicating that specific features drive significant price variation rather than a uniform market rate.

Housing for sale · listing data

₺/m² by property type and layout

Villa167 listings

2+120 listings

132.727₺/m²

3+162 listings

154.488₺/m²

3+24 listings

117.826₺/m²

4+140 listings

197.826₺/m²

4+210 listings

99.821₺/m²

5+213 listings

158.000₺/m²

5+112 listings

177.917₺/m²

6+26 listings

213.462₺/m²

Yalı50 listings

2+130 listings

139.664₺/m²

3+120 listings

114.795₺/m²

Daire47 listings

2+136 listings

125.337₺/m²

3+111 listings

85.000₺/m²

Müstakil Ev8 listings

3+18 listings

140.455₺/m²

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

Premium · housing for sale · listing data

Price dispersion

106.021137.466197.880

Dispersion: Medium · (p75−p25) / medyan = 0.67

Premium drivers · vs overall median

146.429

Havuzlu

85 listings · +%7 vs median

135.714

Deniz / sahil yakını

180 listings · −%1 vs median

133.333

Manzaralı

197 listings · −%3 vs median

128.261

Site içinde

99 listings · −%7 vs median

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

Premium projects · brand premium · listing data

Branded projects and price premium

Neighbourhood median 137.466 ₺/m²; branded projects trade at a premium/discount vs the median.

104.167

Gümüşkaya Sitesi

3 listings · max 130.385 · −%24 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%30

In a complex

106 / 357 listings

New / under construction

1 yeni · 1 proje

357

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

3+1114 listings · 132.917 ₺/m²

%35

2+199 listings · 127.500 ₺/m²

%31

4+148 listings · 184.268 ₺/m²

%15

5+118 listings · 145.000 ₺/m²

5+217 listings · 132.143 ₺/m²

4+213 listings · 105.000 ₺/m²

6+28 listings · 151.316 ₺/m²

3+25 listings · 91.667 ₺/m²

Building age

0 (yeni/proje)1 listings

%10

1-56 listings

%60

6-102 listings

%20

11-201 listings

%10

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Geriş, Sandıma, Bodrum, Muğla, Ege Bölgesi, 48990, Türkiye

Walkability

Public transit

Spor & rekreasyon

Yüzme Havuzu (17)

Yeme-içme

Restoran (2), Kafe (1)

Diğer

Drinking Water (1), İbadethane (1)

Eğitim

Okul (1)

Konaklama & turizm

Seyir Noktası (1)

Sağlık

Klinik (1)

With a walkability score of 13 and zero public transit access, Geriş is not designed for pedestrian-centric urban living or commuter convenience. The proximity to 17 swimming pools within 1.5 km, alongside limited dining and healthcare options, suggests a lifestyle oriented around private recreation and resort-style living rather than daily urban services. This profile appeals to residents prioritizing privacy and leisure infrastructure over accessibility to city amenities.

Cadastre · TKGM

Title & parcels.

1.408

Parcels

147

Blocks

4.639

Avg parcel m²

Land character

Arsa · 393 (%28)
Tarla · 376 (%27)
Zeytinli Tarla · 54 (%4)
Avlulu Kargir Ev · 25 (%2)
Ev Ve Avlusu · 15 (%1)
Ev Ve Arsası · 14 (%1)
2 Katlı Betonarme Bina Ve Arsası · 11 (%1)
3 Katlı Betonarme Bina Ve Arsası · 11 (%1)

Zoning · KEOS (plan PDF)

Development rights.

Planned parcels

Developments · municipality / zoning

Recent developments.

PDF Muğla İli, Bodrum İlçesi, Geriş, İnlikaya Ve Karakuzu Mahalleleri 1/...Geriş RES santral alanının bir kısmı Doğal Sit alanında kaldığından plan onama yetkileri bakımından iki parça halinde iki farklı idarece değerlendirilmiş ve onaylanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2021-04-29

Duyuru: Geriş Mahallesi, 234 ada 1, 2, 3 ve ... - Bodrum BelediyesiGeriş Mahallesi 234 ada 1, 2, 3 ve Karakaya Mahallesi 145 ada 2 ve 3 parsel numaralı taşınmazlara ilişkin 1/1000 ölçekli Uygulama İmar Planı duyurulmuştur.Bodrum Belediyesi · 2024-05-20

₺/m² series · Lure listing data

135.714

2026-07-27

135.857

2026-07-30

135.714

2026-08-03

136.000

2026-08-06

136.000

2026-08-10

137.466

2026-08-15

140.000

2026-08-20

140.000

2026-08-27

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

222

Housing sales (yearly)

2025 · −%2 vs 5-yr avg

Land sales (yearly)

2025 · −%49 vs 5-yr avg

1.992

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

This neighbourhood suits investors seeking high-value, low-density assets (villas/yalis) rather than high-turnover rental apartments. The wide price dispersion (0.67 ratio) and the presence of premium features like pools (+7% premium) suggest that careful selection of specific unit attributes can capture upside, while generic units may lag. The high median price relative to the district average implies a barrier to entry that filters for a wealthier buyer pool, potentially stabilizing values but reducing liquidity. The current high mortgage interest rate (42.03%) likely constrains credit-dependent demand, making this market primarily cash-driven or reliant on high-net-worth individuals.

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 · 350 m² · current price 21.000.000 ₺. Estimated price a year ago ~17.727.822 ₺ (regional property index).

starting capital

Gram altın25.748.897 ₺ +%45

Bu konut21.000.000 ₺ +%18

ABD doları20.766.977 ₺ +%17

Bitcoin14.666.192 ₺ −%17

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

Arsa

Sample (anonymised) listing: Arsa · 498 m² · current price 47.000.000 ₺. Estimated price a year ago ~39.676.553 ₺ (regional property index).

starting capital

Gram altın57.628.484 ₺ +%45

Bu arsa47.000.000 ₺ +%18

ABD doları46.478.472 ₺ +%17

Bitcoin32.824.334 ₺ −%17

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi

Arazi / tarla

Sample (anonymised) listing: Arazi / tarla · 1.600 m² · current price 85.000.000 ₺. Estimated price a year ago ~71.755.469 ₺ (regional property index).

starting capital

Gram altın104.221.726 ₺ +%45

Bu arazi85.000.000 ₺ +%18

ABD doları84.056.811 ₺ +%17

Bitcoin59.363.157 ₺ −%17

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla 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 relies on regional listing data (satılık/kiralık), TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include macroeconomic forecasts, interest rate projections, or specific zoning changes beyond current KEOS data. Market conditions are subject to change based on broader economic factors.

Geriş, Bodrum/Muğla

Explore the area in 3D.

Housing · ₺/m²

Land · ₺/m²

Median price ₺

Walkability

Rent ₺/mo

The location's thesis.

Housing, land, commercial and building — by type.

Konut

Konut

Arsa

Arazi

İşyeri

Arsa

₺/m² by property type.

Villa

Villa

Yalı

Daire

Dubleks

Müstakil Ev

Müstakil Ev

₺/m² by property type and layout

Price dispersion

Havuzlu

Deniz / sahil yakını

Manzaralı

Site içinde

Branded projects and price premium

Gümüşkaya Sitesi

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Spor & rekreasyon

Yeme-içme

Diğer

Eğitim

Konaklama & turizm

Sağlık

Title & parcels.

Parcels

Blocks

Avg parcel m²

Development rights.

Planned parcels

Recent developments.

2026-07-27

2026-07-30

2026-08-03

2026-08-06

2026-08-10

2026-08-15

2026-08-20

2026-08-27

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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