121.468
Gümüşlük, Bodrum/Muğla
Momentum +4.1
Gümüşlük is a distinct neighbourhood in Bodrum, Muğla, characterized by a premium residential price level with a median of 121,468 TL/m² for apartments, significantly above the district median of 119,167 TL/m². The market is dominated by high-value villas and detached homes, reflecting a lifestyle-oriented property stock rather than high-density urban living.
Yürünebilirlik68/100Veri güveniorta180 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.
17.522
Land · ₺/m²
36 listings · for sale16.425.000
Median price ₺
for sale68
Walkability
85 points of interest · OSM70.000
Rent ₺/mo
92 listingsThe location's thesis.
Gümüşlük is best suited for high-net-worth individuals and second-home buyers seeking a semi-rural, resort-style lifestyle with high walkability to amenities, rather than urban commuters or yield-focused investors. The neighbourhood’s character is defined by large land parcels (average 22,168 m²) and a mix of residential plots and existing built structures, indicating a low-density, established community with limited scope for rapid densification. The strong walkability score (68) and proximity to dining and recreation (85 POIs within walking distance) support a car-light, leisure-oriented living model, while the high price point and villa-centric stock filter out mass-market buyers.
- High mortgage interest rates (42.03%) constrain credit-dependent demand, potentially slowing transaction volumes and limiting price growth to cash-buyer segments.
- The neighbourhood is located in Earthquake Zone 2 with a PGA of 0.33g, requiring rigorous structural assessment of any purchased property, particularly older or unfinished units.
- Supply pressure from 14 new and 2 unfinished project listings could increase competition and cap price appreciation in the near term.
- Limited public transit access (score 2, 1 bus stop) makes the area dependent on private vehicles, which may limit appeal to non-drivers or those seeking high-density urban connectivity.
Housing, land, commercial and building — by type.
121.468
Konut
₺/m² · 180 listings · medium confidence122.449
Konut
₺/m² · 150 listings · high confidence17.522
Arsa
₺/m² · 36 listings · medium confidence9.763
Arazi
₺/m² · 7 listings · medium confidence50.000
Bina
₺/m² · 1 listings · low confidence62.729
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
133.333
Villa
₺/m² · 97 listings150.000
Villa
₺/m² · 87 listings112.143
Daire
₺/m² · 49 listings119.390
Müstakil Ev
₺/m² · 21 listings97.083
Müstakil Ev
₺/m² · 16 listings104.762
Daire
₺/m² · 9 listings126.173
Yalı
₺/m² · 6 listings115.250
Dubleks
₺/m² · 6 listingsThe median price of 121,468 TL/m² for residential units indicates a premium positioning relative to the wider Bodrum district (119,167 TL/m²). The market is heavily skewed toward villas (median ~133,333–150,000 TL/m²) and detached homes, which command higher per-square-meter values than apartments (median ~104,762–112,143 TL/m²). This spread signals that land value and privacy are the primary drivers of price, rather than building efficiency. Rental data shows a median of 70,000 TL/month (n=92), but direct yield calculation is cautioned against due to the potential mismatch between the high-value sales segment and the rental pool. The recent price momentum of +13.5% (June–August 2026) suggests active demand, though the high mortgage rate of 42.03% implies this growth is likely driven by cash buyers or those with existing financing, rather than new credit-fueled speculation.
₺/m² by property type and layout
Villa168 listings
2+126 listings
100.000₺/m²
3+165 listings
146.667₺/m²
4+145 listings
186.207₺/m²
4+218 listings
133.167₺/m²
5+114 listings
165.000₺/m²
Daire49 listings
2+145 listings
114.286₺/m²
3+14 listings
138.500₺/m²
Müstakil Ev29 listings
2+112 listings
92.778₺/m²
3+117 listings
103.571₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
93.585123.542176.237
Dispersion: Medium · (p75−p25) / medyan = 0.67
Premium drivers · vs overall median
135.909
Havuzlu
79 listings · +%10 vs median134.091
Deniz / sahil yakını
109 listings · +%9 vs median120.714
Manzaralı
95 listings · −%2 vs median109.500
Site içinde
76 listings · −%11 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 123.542 ₺/m²; branded projects trade at a premium/discount vs the median.
86.000
Bodrum Hayalimiz
3 listings · max 89.583 · −%30 vs medianComplexes, new-builds and mix in the area
%23
In a complex
77 / 333 listings16
New / under construction
14 yeni · 2 proje333
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+1109 listings · 107.222 ₺/m²
%35
3+1100 listings · 115.104 ₺/m²
%32
4+152 listings · 180.000 ₺/m²
%17
4+221 listings · 125.000 ₺/m²
%7
5+119 listings · 165.000 ₺/m²
%6
1+17 listings · 125.000 ₺/m²
%2
6+13 listings · 207.055 ₺/m²
%1
Building age
0 (yeni/proje)14 listings
%78
1-54 listings
%22
Surroundings & transit.
Official location · Gümüşlük, Bodrum, Muğla, Ege Bölgesi, 48960, Türkiye
68
Walkability
2
Public transit
73 m
Nearest market
937 m
Nearest pharmacy
27
Spor & rekreasyon
Yüzme Havuzu (23), Spor Sahası (4)26
Yeme-içme
Restoran (20), Bar (4), Kafe (2)9
Konaklama & turizm
Otel (5), Seyir Noktası (3), Gezi Noktası (1)9
Günlük ihtiyaç
ATM (4), Eczane (2), Süpermarket (1), Market (1)7
Ulaşım
Otopark (6), Taksi (1)7
Diğer
İbadethane (3), Trail Riding Station (1), Chalet (1), Police (1)Title & parcels.
6
Parcels
6
Blocks
22.168
Avg parcel m²
Land character
- Arsa · 2 (%33)
- 130 Adet 2 Katlı Betonarme Mesken Ve Arsası · 1 (%17)
- 13 Adet 2 Katlı Betonarme Mesken Ve Arsası · 1 (%17)
- Ondört Adet İki Katlı Betonarme Mesken Ve Arsası · 1 (%17)
- Otuzyedi Adeti Tamam Bir Adeti Natamam Kargir Dubleks Meskenler Ve Arsası · 1 (%17)
Recent developments.
Duyuru: Karakaya Mahallesi 163 Ada 17 Parsel 1/1000 Ölçekli Gümüşlük Koruma Amaçlı Revizyon ve İlave Uygulama İmar Plan DeğişikliğiBodrum Belediyesi tarafından Karakaya Mahallesi sınırları içinde kalan Gümüşlük alanına yönelik 1/1000 ölçekli koruma amaçlı imar planı revizyon ve ilave değişikliği duyurulmuştur.Bodrum Belediyesi · 2024-11-15
Muğla İli Bodrum İlçesi Karakaya Mahallesi 163 Ada 10, 18 ve 21 Parselleri İmar PlanıKarakaya Mahallesi sınırları içindeki ilgili parsellerin imar durumu ve planlama alanı detayları Çevre, Şehircilik ve İklim Değişikliği Bakanlığı tarafından onaylanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-11-15
Gümüşlük Koruma Amaçlı Revizyon ve İlave Nazım İmar Planı Plan Açıklama RaporuMuğla Büyükşehir Belediyesi tarafından hazırlanan raporda, Gümüşlük alanına ait nazım imar planı değişiklikleri ve plan notları resmi olarak açıklanmıştır.Muğla Büyükşehir Belediyesi · 2024-11-15
111.806
2026-07-27
110.714
2026-07-31
110.714
2026-08-03
109.098
2026-08-06
109.098
2026-08-11
119.112
2026-08-15
120.714
2026-08-20
121.468
2026-08-27
Investment assessment
Gümüşlük represents a high-barrier, lifestyle-driven investment profile where capital preservation and premium appreciation are prioritized over high rental yields. The wide price dispersion (p25–p75: 93,585–176,237 TL/m²) offers upside potential for well-located assets, particularly those with sea views or pool amenities which command a ~9–10% premium. However, the dominance of villas and detached homes means entry costs are high, and liquidity may be lower compared to apartment-heavy districts. The presence of new/unfinished projects (14 new + 2 unfinished listings) introduces supply-side dynamics that could moderate price growth in the short term. Investors should focus on specific value drivers (sea proximity, pools) rather than generic square-meter metrics, as the 'villa vs. apartment' price gap is significant and type-specific.
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 · 110 m² · current price 17.000.000 ₺. Estimated price a year ago ~14.351.094 ₺ (regional property index).
starting capital
Gram altın20.844.345 ₺ +%45
Bu konut17.000.000 ₺ +%18
ABD doları16.811.362 ₺ +%17
Bitcoin11.872.631 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 343 m² · current price 12.500.000 ₺. Estimated price a year ago ~10.552.275 ₺ (regional property index).
starting capital
Gram altın15.326.724 ₺ +%45
Bu arsa12.500.000 ₺ +%18
ABD doları12.361.296 ₺ +%17
Bitcoin8.729.876 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 4.000 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
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), OSM points of interest, UAVT cadastral data, and macroeconomic indicators from TCMB. It does not include real-time field verification, internal valuation models, or external zoning changes. Macro factors such as interest rates and broader economic conditions are noted for context but are not predictive of individual property performance. The methodology is observational and based on available data as of August 2026.