105.699
Gümbet, Bodrum/Muğla
Momentum +11.2
Gümbet is a high-density, highly walkable neighbourhood in Bodrum characterized by a mix of apartments, villas, and premium residences. The median sales price stands at 105,699 TL/m², which is below the district median of 119,215 TL/m², indicating a competitive entry point within the broader market.
Yürünebilirlik100/100Veri güveniorta48 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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3D · satellite + terrain · 10-min walk area
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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.
8.400.000
Median price ₺
for sale100
Walkability
435 points of interest · OSM80.000
Rent ₺/mo
49 listingsThe location's thesis.
Gümbet is best suited for investors and buyers seeking high rental yield potential through short-term tourism or those who prioritize urban convenience and walkability over private land ownership. The data supports a thesis that 'view' and 'site' attributes are the primary value drivers, with sea-view properties commanding a 24% premium. The market is currently adjusting downward (-15.4% momentum), presenting a potential entry window for cash buyers, but requires caution due to high financing costs and a cooling price trend.
- High mortgage interest rates (42.04%) significantly increase financing costs, potentially limiting the pool of qualified buyers to cash purchasers.
- Recent negative price momentum (-15.4%) suggests a short-term market correction or reduced demand velocity.
- Seismic risk: The region is classified as Zone 2 with a high peak ground acceleration (PGA) of 0.33g, requiring strict adherence to building codes.
- Low public transit reliance (score 16) may limit accessibility for non-drivers and increase dependency on private transport or taxis.
Housing, land, commercial and building — by type.
105.699
Konut
₺/m² · 48 listings · medium confidence134.483
Konut
₺/m² · 47 listings · medium confidence4.000.000
Turistik Tesis
₺/m² · 15 listings · medium confidence92.500
İşyeri
₺/m² · 7 listings · medium confidence152.841
İşyeri
₺/m² · 4 listings · low confidence81.683
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
100.176
Daire
₺/m² · 26 listings111.568
Daire
₺/m² · 14 listings160.882
Rezidans
₺/m² · 10 listings5.800
Rezidans
₺/m² · 8 listings128.056
Dubleks
₺/m² · 6 listings99.398
Villa
₺/m² · 5 listings210.440
Yalı
₺/m² · 4 listingsThe median price of 105,699 TL/m² is approximately 11% lower than the Bodrum district median (119,215 TL/m²), suggesting Gümbet offers relative value compared to the wider area. The market is dominated by apartments (median ~100,176–111,568 TL/m²), while residences command a significant premium (median 160,882 TL/m²), reflecting higher service or amenity levels. The wide dispersion in apartment pricing (35,478–150,631 TL/m²) indicates a segmented market where location and building quality drive vast price differences. Rental data shows a median of 80,000 TL/month; however, direct yield calculations are limited by the mix of short-term tourism assets versus long-term residential leases.
₺/m² by property type and layout
Daire33 listings
1+19 listings
126.983₺/m²
1+04 listings
115.518₺/m²
2+116 listings
102.942₺/m²
3+14 listings
102.115₺/m²
Rezidans9 listings
1+15 listings
134.483₺/m²
2+14 listings
166.667₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
97.196128.822186.440
Dispersion: Medium · (p75−p25) / medyan = 0.69
Premium drivers · vs overall median
159.853
Manzaralı
20 listings · +%24 vs median152.308
Deniz / sahil yakını
35 listings · +%18 vs median138.889
Site içinde
27 listings · +%8 vs median138.889
Havuzlu
9 listings · +%8 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 128.822 ₺/m²; branded projects trade at a premium/discount vs the median.
563.313
LE CHIC
4 listings · max 736.667 · +%337 vs medianComplexes, new-builds and mix in the area
%32
In a complex
31 / 96 listings96
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+127 listings · 136.111 ₺/m²
%36
1+119 listings · 129.310 ₺/m²
%26
3+112 listings · 137.500 ₺/m²
%16
4+17 listings · 109.375 ₺/m²
%9
1+06 listings · 122.165 ₺/m²
%8
5+13 listings · 212.121 ₺/m²
%4
Building age
1-52 listings
%100
Surroundings & transit.
Official location · Gümbet, Bodrum, Muğla, Ege Bölgesi, 48440, Türkiye
100
Walkability
16
Public transit
148 m
Nearest market
138 m
Nearest pharmacy
136
Spor & rekreasyon
Yüzme Havuzu (99), Spor Sahası (27), Park (8), Spor Merkezi (2)83
Diğer
Clothes (7), Waste Disposal (5), İbadethane (4), Recycling (4)70
Konaklama & turizm
Otel (57), Seyir Noktası (7), Gezi Noktası (3), Marina (2)55
Yeme-içme
Restoran (23), Bar (13), Kafe (9), Fast Food (8)53
Günlük ihtiyaç
Süpermarket (20), Eczane (9), Banka (9), ATM (8)33
Ulaşım
Otopark (26), Taksi (7)The neighbourhood is defined by extreme walkability and tourism-centric convenience, with a walk score of 100 and 435 nearby points of interest. Residents and visitors have immediate access to daily necessities (market 148m, pharmacy 138m) and extensive leisure options (136 sports/recreation nodes, including 99 pools). However, public transit accessibility is low (score 16), implying a car-dependent or pedestrian-only lifestyle. The high density of hotels (57) and restaurants (23) signals a vibrant, service-oriented environment suitable for those prioritizing lifestyle and rental potential over quiet residential seclusion.
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
120.000
2026-07-28
120.000
2026-08-01
120.000
2026-08-04
126.983
2026-08-08
126.983
2026-08-13
134.741
2026-08-18
105.699
2026-08-26
105.699
2026-09-02
Investment assessment
Gümbet presents a high-volume, high-liquidity investment profile driven by its exceptional walkability (score 100) and dense concentration of tourism infrastructure (435 points of interest). The significant price premium for 'sea view' (+24%) and 'site interior' (+8%) listings suggests that investors should prioritize units with verified views or gated community access to maximize asset value. The current macro environment, with high mortgage rates (42.04%), likely suppresses credit-driven demand, making cash buyers the primary market segment. The recent price momentum (-15.4% over two months) indicates a cooling or correcting market phase, requiring careful due diligence on entry pricing.
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: 1+1 · 95 m² · current price 11.500.000 ₺. Estimated price a year ago ~9.708.093 ₺ (regional property index).
starting capital
Gram altın14.100.586 ₺ +%45
Bu konut11.500.000 ₺ +%18
ABD doları11.372.392 ₺ +%17
Bitcoin8.031.486 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
İşyeri
Sample (anonymised) listing: İşyeri · 100 m² · current price 9.750.000 ₺. Estimated price a year ago ~8.230.774 ₺ (regional property index).
starting capital
Gram altın11.954.845 ₺ +%45
Bu işyeri9.750.000 ₺ +%18
ABD doları9.641.811 ₺ +%17
Bitcoin6.809.303 ₺ −%17
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
Related Regions
This analysis relies on regional listing data (satılık/kiralık), OpenStreetMap (OSM) for points of interest and walkability, and macroeconomic data from TCMB. It does not include real-time zoning changes, individual building structural assessments, or future interest rate projections. Price data is median-based and cleaned of outliers; individual property values may vary significantly based on specific attributes like floor level and exact view orientation.