REEN · Location Intelligence · Measured data

Gölköy, Bodrum/Muğla

Momentum +30.7

Gölköy is a high-end neighbourhood in Bodrum characterized by premium residential values, with a median property price of ₺233,333/m², significantly exceeding the district median of ₺119,493/m² (regional listing data). The area is defined by high-value villa developments and a strong seasonal or luxury residential profile.

Yürünebilirlik27/100Veri güveniorta65 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

233.333

Housing · ₺/m²

65 listings · confidence orta

17.785

Land · ₺/m²

6 listings · for sale

53.250.000

Median price ₺

for sale

Walkability

31 points of interest · OSM

175.000

Rent ₺/mo

135 listings

01 · Area thesis

The location's thesis.

Gölköy is a luxury-oriented residential and tourism hub designed for high-net-worth individuals and families, evidenced by the dominance of large-scale villa typologies (3+1, 4+1, and 5+1) and a land registry composed largely of forest land (67%) and hotel-related structures (TKGM).

The area is located in a seismic hazard zone (Level 2) with a peak ground acceleration (PGA) of 0.33g due to Aegean coastal faults (Regional Data).
High national interest rates (41.87%) may limit liquidity and buyer accessibility (TCMB).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

233.333

Konut

₺/m² · 65 listings · medium confidence

154.985

Konut

₺/m² · 45 listings · medium confidence

17.785

Arsa

₺/m² · 6 listings · medium confidence

14.130

Arazi

₺/m² · 5 listings · medium confidence

6.961

Arazi

₺/m² · 4 listings · low confidence

4.402

Arsa

₺/m² · 3 listings · low confidence

288.462

Konut

₺/m² · 1 listings · low confidence

171.429

Bina

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

212.879

Villa

₺/m² · 44 listings

130.909

Villa

₺/m² · 27 listings

159.167

Daire

₺/m² · 9 listings

110.583

Müstakil Ev

₺/m² · 5 listings

299.394

Daire

₺/m² · 4 listings

153.000

Müstakil Ev

₺/m² · 4 listings

The neighbourhood exhibits a high-tier pricing structure where villas command a significant premium over apartments; for instance, a 3+1 villa reaches ₺245,968/m², whereas a 3+1 apartment is priced at ₺161,402/m² (regional listing data). Price drivers are heavily influenced by proximity to the sea, with coastal properties commanding a 35% premium (₺289,474/m²) compared to the general median, while view-oriented properties see a 7% premium (₺229,592/m²) (regional listing data). Conversely, properties within sites (-11%) or with pools (-26%) show lower ₺/m² values relative to the median, suggesting that location and view are the primary value drivers rather than internal amenities (regional listing data). Brand-name projects show extreme dispersion: Seba Gölköy trades at a 104% premium (₺437,500/m²) over the neighbourhood median, while Nef Reserve Gölköy sits at a 17% discount (₺178,817/m²) (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Villa54 listings

2+14 listings

161.902₺/m²

3+118 listings

245.968₺/m²

3+25 listings

96.667₺/m²

4+19 listings

191.729₺/m²

4+24 listings

73.295₺/m²

5+114 listings

385.065₺/m²

Daire11 listings

2+15 listings

206.667₺/m²

3+16 listings

161.402₺/m²

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

Premium · housing for sale · listing data

Price dispersion

146.643214.402297.051

Dispersion: High · (p75−p25) / medyan = 0.7

Premium drivers · vs overall median

289.474

Deniz / sahil yakını

31 listings · +%35 vs median

229.592

Manzaralı

19 listings · +%7 vs median

191.729

Site içinde

35 listings · −%11 vs median

159.167

Havuzlu

23 listings · −%26 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 214.402 ₺/m²; branded projects trade at a premium/discount vs the median.

437.500

Seba Gölköy

3 listings · max 444.444 · +%104 vs median

178.817

Nef Reserve Gölköy

8 listings · max 288.722 · −%17 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%34

In a complex

38 / 112 listings

New / under construction

1 yeni · 0 proje

112

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

3+131 listings · 216.667 ₺/m²

%33

5+119 listings · 415.259 ₺/m²

%20

4+115 listings · 193.182 ₺/m²

%16

2+112 listings · 212.949 ₺/m²

%13

4+25 listings · 75.000 ₺/m²

3+25 listings · 96.667 ₺/m²

6+14 listings · 415.570 ₺/m²

5+23 listings · 120.000 ₺/m²

Building age

0 (yeni/proje)1 listings

%10

1-59 listings

%90

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Göltürkbükü, Gölköy, Syangela, Bodrum, Muğla, Ege Bölgesi, 48483, Türkiye

Walkability

Public transit

226 m

Nearest pharmacy

Yeme-içme

Restoran (8)

Spor & rekreasyon

Yüzme Havuzu (6), Spor Sahası (1)

Diğer

Camp Site (5), Caravan Site (2)

Günlük ihtiyaç

Eczane (3), Süpermarket (2), Market (1)

Ulaşım

Otopark (1), Taksi (1)

Konaklama & turizm

Otel (1)

The neighbourhood has a low walkability score of 27 and a transit score of 2, indicating a car-dependent lifestyle (UAVT/OSM). However, it is rich in leisure and service points within a 1.5 km radius, including 8 restaurants, 6 swimming pools, and various camping/caravan sites, alongside essential services like 3 pharmacies and 2 supermarkets (OSM). The presence of 54 three-story concrete hotels and 52 two-story concrete hotels indicates a developed tourism-oriented infrastructure (TKGM).

Cadastre · TKGM

Title & parcels.

Parcels

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)

Developments · municipality / zoning

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

₺/m² series · Lure listing data

191.453

2026-08-11

191.453

2026-08-15

233.333

2026-08-20

233.333

2026-08-27

233.333

2026-09-03

233.333

2026-09-11

233.333

2026-10-10

233.333

2026-10-15

Investment outlook · observed trend

Investment assessment

Investment in Gölköy is concentrated in the villa segment, which represents the bulk of the high-value inventory (n=44) (regional listing data). The high price dispersion and the significant premium of branded projects suggest that value is highly sensitive to specific location attributes like sea proximity and construction quality. Given the median rental price of ₺175,000 per month (n=135), the area serves a high-income demographic, though the high national mortgage interest rate of 41.87% suggests the market is currently driven by cash buyers (TCMB).

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: 3+1 · 155 m² · current price 37.500.000 ₺. Estimated price a year ago ~31.366.877 ₺ (regional property index).

starting capital

Bu konut37.500.000 ₺ +%20

ABD doları36.888.684 ₺ +%18

Gram altın34.722.190 ₺ +%11

Bitcoin27.952.239 ₺ −%11

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

Arazi / tarla

Sample (anonymised) listing: Arazi / tarla · 4.600 m² · current price 65.000.000 ₺. Estimated price a year ago ~54.369.254 ₺ (regional property index).

starting capital

Bu arazi65.000.000 ₺ +%20

ABD doları63.940.386 ₺ +%18

Gram altın60.185.129 ₺ +%11

Bitcoin48.450.548 ₺ −%11

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 ~71.098.256 ₺ (regional property index).

starting capital

Bu arsa85.000.000 ₺ +%20

ABD doları83.614.351 ₺ +%18

Gram altın78.703.630 ₺ +%11

Bitcoin63.358.409 ₺ −%11

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

REEN NETWORK

Method & sources

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

Gölköy, 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

Arazi

Arsa

Konut

Bina

₺/m² by property type.

Villa

Villa

Daire

Müstakil Ev

Daire

Müstakil Ev

₺/m² by property type and layout

Price dispersion

Deniz / sahil yakını

Manzaralı

Site içinde

Havuzlu

Branded projects and price premium

Seba Gölköy

Nef Reserve Gölköy

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest pharmacy

Yeme-içme

Spor & rekreasyon

Diğer

Günlük ihtiyaç

Ulaşım

Konaklama & turizm

Title & parcels.

Parcels

Blocks

Avg parcel m²

Recent developments.

2026-08-11

2026-08-15

2026-08-20

2026-08-27

2026-09-03

2026-09-11

2026-10-10

2026-10-15

Investment assessment

If you'd bought this a year ago

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