65.393
Gölbaşı, Bodrum/Muğla
Momentum +27.9
Gölbaşı in Bodrum presents a distinct residential profile with a median price of 65,393 TL/m², which is significantly below the district median of 119,167 TL/m². The area is characterized by a mix of apartment units and standalone villas, with a notable concentration of 2+1 layouts and limited new construction inventory.
Yürünebilirlik0/100Veri güveniorta18 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
2.593
Land · ₺/m²
1 listings · for sale5.875.000
Median price ₺
for sale0
Walkability
3 points of interest · OSM55.000
Rent ₺/mo
1 listingsThe location's thesis.
Gölbaşı is best suited for budget-conscious buyers or investors seeking exposure to the Bodrum market at a significant discount to the district median, particularly those interested in 2+1 apartments or site-managed communities. The area’s character is defined by a mix of established residential structures and available land parcels, offering flexibility for those willing to navigate a car-dependent environment in exchange for lower acquisition costs.
- Low walkability and zero public transit scores may limit appeal to tenants or buyers without private vehicles, potentially restricting the tenant pool.
- The cadastral data indicates 50% of parcels are classified as 'Arsa' (land), which may imply zoning constraints or development timelines that differ from built-up residential areas.
- Regional seismic risk is classified as Zone 2 with a PGA of 0.33g, requiring due diligence on building standards and insurance costs, though this is a regional rather than neighborhood-specific metric.
Housing, land, commercial and building — by type.
65.393
Konut
₺/m² · 18 listings · medium confidence59.091
Konut
₺/m² · 1 listings · low confidence2.593
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
62.511
Daire
₺/m² · 8 listingsThe neighborhood’s median price of 65,393 TL/m² is approximately 45% lower than the Bodrum district median of 119,167 TL/m², indicating a more accessible entry point or a different market segment (regional listing data). The sub-type spread shows apartments trading at a median of 62,511 TL/m², while standalone villas and land parcels (2,593 TL/m²) represent distinct value tiers. The rent-vs-sale dynamic, with a median monthly rent of 55,000 TL for a single sample, suggests a high nominal yield potential, though the small sample size (n=1) requires caution in generalizing rental efficiency. Price dispersion is moderate (p25–p75: 53,333–69,863 TL/m²), with 'Site Inside' properties commanding a 16% premium (67,625 TL/m²) over the general median, while 'View' properties offer only a 1% premium (59,091 TL/m²), signaling that managed community access is a stronger price driver than scenic views in this specific inventory.
₺/m² by property type and layout
Daire34 listings
2+134 listings
55.390₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
53.33358.46269.863
Dispersion: Low · (p75−p25) / medyan = 0.28
Premium drivers · vs overall median
67.625
Site içinde
8 listings · +%16 vs median59.091
Manzaralı
7 listings · +%1 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
%15
In a complex
8 / 54 listings1
New / under construction
0 yeni · 1 proje54
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+139 listings · 56.667 ₺/m²
%75
3+110 listings · 98.512 ₺/m²
%19
1+13 listings · 83.333 ₺/m²
%6
Surroundings & transit.
Official location · Karaova, Karaova Mah., Gölbaşı, Bodrum, Muğla, Ege Bölgesi, Türkiye
0
Walkability
0
Public transit
1
Günlük ihtiyaç
Akaryakıt (1)1
Spor & rekreasyon
Spor Sahası (1)1
Diğer
İbadethane (1)The neighborhood exhibits low walkability (score 0) and no public transit access (score 0), implying a car-dependent lifestyle typical of suburban or semi-rural residential zones. Points of interest within 1.5 km are limited to daily necessities (fuel), sports facilities, and religious sites, suggesting a quiet, residential character rather than a commercial or tourist hub. This accessibility profile suits investors targeting long-term residents or seasonal owners who prioritize privacy and space over urban convenience.
Title & parcels.
2
Parcels
2
Blocks
1.013
Avg parcel m²
Land character
- 2 Adet 3 Katlı Betonarme Mesken Ve Arsası · 1 (%50)
- Arsa · 1 (%50)
Recent developments.
Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıBodrum İlçesi için 1/25000 ölçekli Nazım İmar Planı askı ilanına çıkarılmıştır.Muğla Büyükşehir Belediyesi · 2023-10-25
Bodrum Belediyesi E-İmarBodrum Belediyesi tarafından mer'i imar planına uygun boş arsa için inşaat şartları ve imar durumu bilgileri elektronik ortamda sunulmaktadır.Bodrum Belediyesi · 2023-11-01
58.462
2026-07-27
60.000
2026-07-30
60.000
2026-08-02
58.333
2026-08-06
58.333
2026-08-10
58.333
2026-08-15
65.393
2026-08-20
65.393
2026-08-27
Investment assessment
Gölbaşı offers a value-oriented investment profile relative to the broader Bodrum market, appealing to buyers seeking lower entry costs per square meter. The prevalence of 2+1 apartments (39 units) and site-managed properties suggests efficiency for rental yields or smaller household investments, while the presence of standalone land parcels (50% of cadastral data) indicates potential for redevelopment or custom builds. The moderate price dispersion allows for strategic selection, particularly targeting site-inside units which show clear price resilience. However, the lack of new/project-stage inventory (0 units) limits immediate supply-side opportunities, focusing investment on the secondary market.
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 · 87 m² · current price 5.300.000 ₺. Estimated price a year ago ~4.474.165 ₺ (regional property index).
starting capital
Gram altın6.498.190 ₺ +%45
Bu konut5.300.000 ₺ +%18
ABD doları5.241.189 ₺ +%17
Bitcoin3.716.188 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 3.180 m² · current price 6.100.000 ₺. Estimated price a year ago ~5.149.510 ₺ (regional property index).
starting capital
Gram altın7.479.049 ₺ +%45
Bu arazi6.100.000 ₺ +%18
ABD doları6.032.312 ₺ +%17
Bitcoin4.277.122 ₺ −%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
Related Regions
This analysis relies on regional listing data, OSM, UAVT, and TKGM cadastral records. It does not include macroeconomic factors such as interest rate fluctuations, zoning law changes, or broader economic trends, which may influence future market dynamics.