REEN · Location Intelligence · Measured data

Gümbet, Bodrum/Muğla

Momentum +11.6

Gümbet is a high-density neighbourhood in Bodrum with a median residential price of ₺105,264/m², which sits below the district median of ₺119,493/m² (regional listing data). The area is characterized by a diverse real estate mix ranging from apartments to high-end branded residences.

Yürünebilirlik100/100Veri güveniorta47 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

105.264

Housing · ₺/m²

47 listings · confidence orta

101.010

Land · ₺/m²

1 listings · for sale

8.450.000

Median price ₺

for sale

100

Walkability

440 points of interest · OSM

40.000

Rent ₺/mo

3 listings

01 · Area thesis

The location's thesis.

Gümbet serves as a high-density service and tourism hub where investment value is dictated by proximity to the sea and specific amenity premiums rather than general area growth (regional listing data).

The region is located in earthquake hazard zone 2 with a peak ground acceleration (PGA) of 0.33g due to Aegean coastal faults (regional data).
High national mortgage interest rates (41.87%) may limit credit-based demand, shifting the market toward cash buyers (TCMB).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

105.264

Konut

₺/m² · 47 listings · medium confidence

131.897

Konut

₺/m² · 46 listings · medium confidence

4.000.000

Turistik Tesis

₺/m² · 15 listings · medium confidence

92.500

İşyeri

₺/m² · 9 listings · medium confidence

152.841

İşyeri

₺/m² · 4 listings · low confidence

101.010

Arsa

₺/m² · 1 listings · low confidence

109.745

Arsa

₺/m² · 1 listings · low confidence

81.683

Arsa

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

101.351

Daire

₺/m² · 26 listings

111.568

Daire

₺/m² · 14 listings

171.765

Rezidans

₺/m² · 9 listings

5.800

Rezidans

₺/m² · 8 listings

128.056

Dubleks

₺/m² · 6 listings

99.398

Villa

₺/m² · 5 listings

210.440

Yalı

₺/m² · 4 listings

The residential market shows significant segmentation: while apartments average ₺101,351/m², residences command a substantial premium at ₺171,765/m² (regional listing data). Property value is heavily driven by specific amenities; sea/coast proximity adds an 18% premium, while views provide a 24% premium over the median (regional listing data). Branded projects like Le Chic exhibit a massive 337% premium over the neighbourhood median, reaching ₺563,313/m², indicating a high-tier luxury segment within the locality (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Daire32 listings

1+19 listings

126.983₺/m²

1+04 listings

115.518₺/m²

2+115 listings

107.826₺/m²

3+14 listings

102.115₺/m²

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

Premium · housing for sale · listing data

Price dispersion

97.214128.822188.683

Dispersion: High · (p75−p25) / medyan = 0.71

Premium drivers · vs overall median

159.853

Manzaralı

20 listings · +%24 vs median

152.308

Deniz / sahil yakını

35 listings · +%18 vs median

138.889

Havuzlu

9 listings · +%8 vs median

138.611

Site içinde

26 listings · +%8 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 128.822 ₺/m²; branded projects trade at a premium/discount vs the median.

563.313

Le Chic

4 listings · max 736.667 · +%337 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%32

In a complex

30 / 94 listings

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

2+125 listings · 136.111 ₺/m²

%35

1+119 listings · 129.310 ₺/m²

%26

3+112 listings · 137.500 ₺/m²

%17

4+17 listings · 109.375 ₺/m²

%10

1+06 listings · 122.165 ₺/m²

5+13 listings · 212.121 ₺/m²

Building age

1-52 listings

%100

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Gümbet, Bodrum, Muğla, Ege Bölgesi, 48440, Türkiye

100

Walkability

Public transit

148 m

Nearest market

138 m

Nearest pharmacy

137

Spor & rekreasyon

Yüzme Havuzu (100), Spor Sahası (27), Park (8), Spor Merkezi (2)

Diğer

Clothes (9), Waste Disposal (5), İbadethane (4), Recycling (4)

Konaklama & turizm

Otel (58), Seyir Noktası (7), Gezi Noktası (3), Marina (2)

Yeme-içme

Restoran (23), Bar (13), Kafe (10), Fast Food (8)

Günlük ihtiyaç

Süpermarket (20), Banka (9), Eczane (9), ATM (8)

Ulaşım

Otopark (26), Taksi (7)

Gümbet features an exceptional walkability score of 100, supported by 440 points of interest within the vicinity (OSM/UAVT). The area is highly service-oriented, with pharmacies (138m), supermarkets (148m), and hospitals (307m) within immediate walking distance. The high density of tourism-related amenities—including 58 hotels, 23 restaurants, and 13 bars—combined with 137 sports and recreation points, implies a lifestyle centered on tourism, leisure, and high-frequency urban movement (OSM/UAVT).

Developments · municipality / zoning

Recent developments.

Bodrum İlçesi, Gümbet Mahallesi, Asarlık Mevkii İskele (denize girme ve ...Gümbet Mahallesi Asarlık Mevkii iskele için nazım ve uygulama imar planı değişikliği onayı alınarak 08.05.2018 tarihinde askıya çıkarılmıştır.Çevre ve Şehircilik İl Müdürlüğü · 2018-05-08

Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıBodrum İlçesi genelini kapsayan 1/25000 ölçekli Nazım İmar Planı değişiklikleri ve askı ilan tutanakları resmi olarak duyurulmuştur.Muğla Büyükşehir Belediyesi · 2023-10-15

₺/m² series · Lure listing data

105.699

2026-08-26

105.699

2026-09-02

105.699

2026-09-10

105.699

2026-09-18

105.699

2026-09-25

105.699

2026-10-02

108.696

2026-10-09

105.264

2026-10-14

Investment outlook · observed trend

Investment assessment

The neighbourhood offers a varied investment landscape where value is concentrated in specific attributes such as views and coastal proximity. With a wide price dispersion (p25–p75: ₺97,214–₺188,683), there is significant upside potential for properties with high-value drivers (regional listing data). The prevalence of 1+1 and 2+1 unit types suggests a market geared towards investors or smaller households rather than large families (regional listing data).

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: 1+1 · 95 m² · current price 11.250.000 ₺. Estimated price a year ago ~9.410.063 ₺ (regional property index).

starting capital

Bu konut11.250.000 ₺ +%20

ABD doları11.066.605 ₺ +%18

Gram altın10.877.249 ₺ +%16

Bitcoin8.474.078 ₺ −%10

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

İşyeri

Sample (anonymised) listing: İşyeri · 100 m² · current price 9.750.000 ₺. Estimated price a year ago ~8.155.388 ₺ (regional property index).

starting capital

Bu işyeri9.750.000 ₺ +%20

ABD doları9.591.058 ₺ +%18

Gram altın9.426.949 ₺ +%16

Bitcoin7.344.201 ₺ −%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, OSM, UAVT, and TCMB macro indicators. It does not account for specific zoning changes, individual parcel characteristics, or future shifts in the wider economy/interest rate environment.

Gümbet, 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

Turistik Tesis

İşyeri

İşyeri

Arsa

Arsa

Arsa

₺/m² by property type.

Daire

Daire

Rezidans

Rezidans

Dubleks

Villa

Yalı

₺/m² by property type and layout

Price dispersion

Manzaralı

Deniz / sahil yakını

Havuzlu

Site içinde

Branded projects and price premium

Le Chic

Complexes, new-builds and mix in the area

In a complex

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Spor & rekreasyon

Diğer

Konaklama & turizm

Yeme-içme

Günlük ihtiyaç

Ulaşım

Recent developments.

2026-08-26

2026-09-02

2026-09-10

2026-09-18

2026-09-25

2026-10-02

2026-10-09

2026-10-14

Investment assessment

If you'd bought this a year ago

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