233.333
Gölköy, Bodrum/Muğla
Momentum +34.6
Gölköy in Bodrum is a high-value residential area characterized by a significant premium over the district median, with a median price of 233,333 TL/m² for residential properties. The market is dominated by villas and large-format units, reflecting a lifestyle-oriented, high-end inventory rather than mass-market housing.
Yürünebilirlik27/100Veri güveniorta59 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.
17.785
Land · ₺/m²
6 listings · for sale56.000.000
Median price ₺
for sale27
Walkability
21 points of interest · OSM175.000
Rent ₺/mo
135 listingsThe location's thesis.
Gölköy is best suited for high-net-worth individuals and second-home buyers seeking exclusive, low-density living with resort-style amenities, rather than urban commuters or yield-focused investors. The land character is predominantly forest (67% of cadastral parcels) and specialized infrastructure (33%, including hotels and utilities), indicating that developable residential land is scarce and constrained by environmental or zoning restrictions. This scarcity supports the high price per square meter and limits new supply, reinforcing the neighborhood's status as a mature, high-value enclave rather than a growth-area speculative play.
- High mortgage interest rates (42.03%) may reduce the pool of qualified buyers and slow transaction volumes.
- The area is located in Seismic Hazard Zone 2 with a PGA of 0.33g, requiring rigorous structural verification for any investment.
- Low walkability and transit scores limit the tenant pool to those with private vehicles, potentially restricting rental demand to seasonal or high-income expatriates.
- The dominance of forest and non-residential land use in the cadastral record suggests limited potential for new residential development or densification.
Housing, land, commercial and building — by type.
233.333
Konut
₺/m² · 59 listings · medium confidence159.167
Konut
₺/m² · 48 listings · medium confidence17.785
Arsa
₺/m² · 6 listings · medium confidence6.961
Arazi
₺/m² · 4 listings · low confidence9.208
Arazi
₺/m² · 4 listings · low confidence4.402
Arsa
₺/m² · 3 listings · low confidence171.429
Bina
₺/m² · 1 listings · low confidence94.286
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
212.879
Villa
₺/m² · 42 listings120.000
Villa
₺/m² · 26 listings161.402
Daire
₺/m² · 10 listings110.583
Müstakil Ev
₺/m² · 5 listings153.000
Müstakil Ev
₺/m² · 4 listingsThe residential median of 233,333 TL/m² is nearly double the district-wide median of 119,167 TL/m², indicating that Gölköy occupies a distinct, premium segment within Bodrum (regional listing data). The inventory is heavily skewed toward villas (median 212,879 TL/m² for n=42) compared to apartments (161,402 TL/m² for n=10), with detached houses (mustakil_ev) showing lower medians (110,583–153,000 TL/m²). The rent-vs-sale dynamic shows a median monthly rent of 175,000 TL for 135 units; however, given the high capital values, gross yields are likely compressed, suggesting the market is driven by capital appreciation and lifestyle value rather than immediate rental income. Price dispersion is wide (161,765–354,871 TL/m²), signaling that location-specific features, rather than unit type alone, drive valuation.
₺/m² by property type and layout
Villa50 listings
2+14 listings
161.902₺/m²
3+116 listings
245.968₺/m²
3+25 listings
96.667₺/m²
4+18 listings
192.456₺/m²
4+24 listings
73.295₺/m²
5+113 listings
415.259₺/m²
Daire9 listings
2+14 listings
205.965₺/m²
3+15 listings
159.167₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
146.410210.870298.547
Dispersion: High · (p75−p25) / medyan = 0.72
Premium drivers · vs overall median
281.100
Deniz / sahil yakını
30 listings · +%33 vs median233.000
Manzaralı
17 listings · +%10 vs median191.729
Site içinde
35 listings · −%9 vs median159.167
Havuzlu
21 listings · −%25 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 210.870 ₺/m²; branded projects trade at a premium/discount vs the median.
535.714
Mesa
7 listings · max 1.055.662 · +%154 vs median440.972
Seba
4 listings · max 625.287 · +%109 vs median191.729
Nef
11 listings · max 307.910 · −%9 vs median166.245
Kempinski Residences Nef Reserve
5 listings · max 187.179 · −%21 vs medianComplexes, new-builds and mix in the area
%35
In a complex
38 / 108 listings1
New / under construction
1 yeni · 0 proje108
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+129 listings · 216.304 ₺/m²
%33
5+118 listings · 426.380 ₺/m²
%20
4+113 listings · 193.182 ₺/m²
%15
2+112 listings · 205.965 ₺/m²
%14
3+25 listings · 96.667 ₺/m²
%6
6+14 listings · 416.124 ₺/m²
%5
4+24 listings · 73.295 ₺/m²
%5
5+23 listings · 120.000 ₺/m²
%3
Building age
0 (yeni/proje)1 listings
%10
1-59 listings
%90
Surroundings & transit.
Official location · Göltürkbükü, Gölköy, Syangela, Bodrum, Muğla, Ege Bölgesi, 48483, Türkiye
27
Walkability
2
Public transit
226 m
Nearest pharmacy
8
Yeme-içme
Restoran (8)7
Spor & rekreasyon
Yüzme Havuzu (6), Spor Sahası (1)3
Günlük ihtiyaç
Eczane (3)2
Ulaşım
Taksi (1), Otopark (1)1
Konaklama & turizm
Otel (1)The neighborhood exhibits low walkability (score 27) and minimal public transit access (score 2), implying a car-dependent lifestyle typical of resort or semi-rural enclaves. Points of interest are concentrated within a 1.5 km radius, focusing on hospitality (restaurants, hotels) and recreation (swimming pools, sports fields), which supports a tourism-adjacent or seasonal lifestyle. The proximity to essential services like pharmacies (226 m) is adequate, but the lack of dense urban amenities suggests residents prioritize privacy and space over urban convenience.
Title & parcels.
3
Parcels
3
Blocks
7.635.806
Avg parcel m²
Land character
- Orman · 2 (%67)
- 54 Adet 3 Katlı Betonarme Otel 52 Adet 2 Katlı Betonarme Otel 2 Adet 1 Katlı Betonarme Elektrik Merkezi 4 Adet Su Deposu 2 Adet Arıtma Tesisi 1 Katlı Betonarme Lokanta 1 Katlı Betonarme Üst Giriş Binası 1 Katlı Betonarme Alt Giriş Binası 2 Katlı Betonarme Müştemilat 2 Katlı Betonarme Sosyal Tesis Ve Arsası · 1 (%33)
Recent developments.
Bodrum İlçesi Göl Mahallesi 1/5000 Ölçekli Nazım İmar Planı (Askı İtirazlarına Yönelik) Askı İlanıBodrum İlçesi Göl Mahallesi'ne ait 1/5000 ölçekli Nazım İmar Planı, askı itirazlarına yönelik plan açıklama raporu ile birlikte askı ilan edilmiştir.Muğla Valiliği · 2024-05-20
Duyuru: Göl Mahallesi, 172 Ada 22 ve 31 Parsellere İlişkin 1/1000 Ölçekli Uygulama İmar PlanıYalıkavak - Gündoğan - Göltürbükü Turizm Merkezi kapsamında kalan Göl Mahallesi 172 ada 22 ve 31 parsellere ilişkin 1/5000 Nazım ve 1/1000 Uygulama İmar Planı değişiklikleri duyurulmuştur.Bodrum Belediyesi · 2024-04-15
173.529
2026-07-27
173.214
2026-07-31
173.214
2026-08-03
191.453
2026-08-07
191.453
2026-08-11
191.453
2026-08-15
233.333
2026-08-20
233.333
2026-08-27
Investment assessment
Gölköy represents a high-barrier, lifestyle-driven investment profile suitable for capital preservation and long-term appreciation rather than yield generation. The significant price premium over the district median (nearly 2x) and the dominance of villa stock suggest that value is tied to land character and exclusivity. The wide price dispersion and presence of branded projects with premiums up to +154% (e.g., Mesa) indicate that selective purchasing in high-demand sub-segments (sea view, branded sites) offers upside, while generic inventory may lag. The high mortgage rates (42.03%) currently constrain leveraged demand, favoring cash buyers and potentially slowing transaction velocity in the short term.
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 · 135 m² · current price 39.900.000 ₺. Estimated price a year ago ~33.682.861 ₺ (regional property index).
starting capital
Gram altın48.922.904 ₺ +%45
Bu konut39.900.000 ₺ +%18
ABD doları39.457.256 ₺ +%17
Bitcoin27.865.764 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 5.000 m² · current price 40.000.000 ₺. Estimated price a year ago ~33.767.280 ₺ (regional property index).
starting capital
Gram altın49.045.518 ₺ +%45
Bu arazi40.000.000 ₺ +%18
ABD doları39.556.146 ₺ +%17
Bitcoin27.935.603 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Arsa
Sample (anonymised) listing: Arsa · 2.165 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 arsa85.000.000 ₺ +%18
ABD doları84.056.811 ₺ +%17
Bitcoin59.363.157 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa 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/kiralık), cadastral records (TKGM), OpenStreetMap (OSM) for points of interest, and macroeconomic data from TCMB. It does not include real-time market sentiment, specific building inspection reports, or future zoning changes. Macro factors such as interest rates and currency fluctuations are noted as context but are not factored into the static price assessment.