REEN · Location Intelligence · Measured data

Gümüşlük, Bodrum/Muğla

Momentum -9.8

Gümüşlük is a residential neighbourhood in Bodrum characterized by a high-end property market, with a median residential price of ₺118,750/m². The area operates at a price level slightly below the district median of ₺119,493/m², reflecting a diverse mix of housing types.

Yürünebilirlik68/100Veri güveniyüksek223 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

118.750

Housing · ₺/m²

223 listings · confidence yuksek

17.544

Land · ₺/m²

43 listings · for sale

16.500.000

Median price ₺

for sale

Walkability

85 points of interest · OSM

01 · Area thesis

The location's thesis.

Gümüşlük is a villa-dominant residential area catering to families and high-end users, evidenced by the prevalence of 3+1 and 2+1 configurations and a land registry (TKGM) dominated by 'two-story reinforced concrete residential and land' parcels (comprising approximately 51% of the recorded types). The high density of restaurants and swimming pools suggests a lifestyle oriented towards leisure and seasonal residence.

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 interest rates (41.87%) may impact liquidity and buyer demand (TCMB).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

118.750

Konut

₺/m² · 223 listings · high confidence

122.588

Konut

₺/m² · 151 listings · high confidence

17.544

Arsa

₺/m² · 43 listings · medium confidence

9.125

Arazi

₺/m² · 9 listings · medium confidence

89.665

İşyeri

₺/m² · 7 listings · medium confidence

50.000

Bina

₺/m² · 1 listings · low confidence

62.729

Arsa

₺/m² · 1 listings · low confidence

59.000

Arsa

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

144.737

Villa

₺/m² · 106 listings

133.712

Villa

₺/m² · 98 listings

107.222

Daire

₺/m² · 57 listings

119.565

Müstakil Ev

₺/m² · 27 listings

97.083

Müstakil Ev

₺/m² · 16 listings

104.762

Daire

₺/m² · 9 listings

126.173

Yalı

₺/m² · 6 listings

115.250

Dubleks

₺/m² · 6 listings

The neighbourhood exhibits significant price dispersion based on property type; villas command a substantial premium with medians reaching ₺144,737/m², while apartments are priced lower at approximately ₺107,222/m² (regional listing data). Within the villa segment, larger configurations such as 4+1 (₺180,000/m²) and 5+1 (₺170,359/m²) units drive the upper price brackets, whereas 2+1 villas are valued at ₺100,000/m². Amenity-driven premiums are evident: properties with pools command a 9% premium (₺134,091/m²) and proximity to the sea/coast adds a 5% premium (₺129,083/m²) compared to the general median, whereas being located within a residential complex (site içi) results in a 13% discount (₺106,333/m²) (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Villa187 listings

2+127 listings

100.000₺/m²

3+181 listings

140.833₺/m²

4+145 listings

180.000₺/m²

4+218 listings

133.167₺/m²

5+116 listings

170.359₺/m²

Daire56 listings

2+151 listings

107.222₺/m²

3+15 listings

153.846₺/m²

Müstakil Ev33 listings

2+114 listings

92.778₺/m²

3+119 listings

104.167₺/m²

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

Premium · housing for sale · listing data

Price dispersion

94.286122.727170.000

Dispersion: Medium · (p75−p25) / medyan = 0.62

Premium drivers · vs overall median

134.091

Havuzlu

93 listings · +%9 vs median

129.083

Deniz / sahil yakını

132 listings · +%5 vs median

121.449

Manzaralı

120 listings · −%1 vs median

106.333

Site içinde

89 listings · −%13 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 122.727 ₺/m²; branded projects trade at a premium/discount vs the median.

114.286

Berggruen 2

3 listings · max 143.750 · −%7 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%24

In a complex

90 / 377 listings

New / under construction

13 yeni · 2 proje

377

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

3+1126 listings · 117.666 ₺/m²

%36

2+1118 listings · 104.881 ₺/m²

%33

4+156 listings · 172.512 ₺/m²

%16

5+122 listings · 170.359 ₺/m²

4+221 listings · 125.000 ₺/m²

1+16 listings · 138.676 ₺/m²

6+15 listings · 146.667 ₺/m²

Building age

0 (yeni/proje)13 listings

%76

1-54 listings

%24

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Gümüşlük, Bodrum, Muğla, Ege Bölgesi, 48960, Türkiye

Walkability

Public transit

73 m

Nearest market

937 m

Nearest pharmacy

Spor & rekreasyon

Yüzme Havuzu (23), Spor Sahası (4)

Yeme-içme

Restoran (20), Bar (4), Kafe (2)

Konaklama & turizm

Otel (6), Seyir Noktası (3), Gezi Noktası (1)

Günlük ihtiyaç

ATM (4), Eczane (2), Süpermarket (1), Market (1)

Ulaşım

Otopark (6), Taksi (1)

Diğer

İbadethane (3), Trail Riding Station (1), Police (1), Bus Station (1)

The neighbourhood offers a high-activity lifestyle with a walkability score of 68 and 85 points of interest within the vicinity (OSM). The area is highly concentrated in leisure and daily needs, featuring 26 food and beverage establishments (including 20 restaurants), 27 sports and recreation spots (primarily swimming pools), and 10 tourism-related sites (OSM). While daily necessities like markets (73m) and pharmacies (937m) are highly accessible, public transit connectivity is limited with a score of 2 (UAVT/OSM).

Cadastre · TKGM

Title & parcels.

Parcels

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)

Developments · municipality / zoning

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

₺/m² series · Lure listing data

120.714

2026-08-20

121.468

2026-08-27

121.468

2026-09-03

119.390

2026-09-18

119.112

2026-09-25

119.112

2026-10-02

118.792

2026-10-09

118.750

2026-10-14

Investment outlook · observed trend

Investment assessment

Investment in Gümüşlük is defined by a high-value villa-centric market where specific amenities like pools and coastal proximity act as primary value drivers. The presence of 13 new/zero-completion listings and 2 ongoing projects suggests a controlled supply of modern stock. Given the wide price dispersion and the premium held by detached villas over apartments, the neighbourhood offers varied entry points, though the high cost of credit (41.87% national rate) suggests a market currently driven by cash buyers (TCMB, national 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: 2+1 · 110 m² · current price 17.000.000 ₺. Estimated price a year ago ~14.219.651 ₺ (regional property index).

starting capital

Bu konut17.000.000 ₺ +%20

ABD doları16.722.870 ₺ +%18

Gram altın15.740.726 ₺ +%11

Bitcoin12.671.682 ₺ −%11

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

Arsa

Sample (anonymised) listing: Arsa · 335 m² · current price 17.500.000 ₺. Estimated price a year ago ~14.637.876 ₺ (regional property index).

starting capital

Bu arsa17.500.000 ₺ +%20

ABD doları17.214.719 ₺ +%18

Gram altın16.203.688 ₺ +%11

Bitcoin13.044.378 ₺ −%11

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 ~33.458.003 ₺ (regional property index).

starting capital

Bu arazi40.000.000 ₺ +%20

ABD doları39.347.930 ₺ +%18

Gram altın37.037.002 ₺ +%11

Bitcoin29.815.722 ₺ −%11

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi

İşyeri

Sample (anonymised) listing: İşyeri · 173 m² · current price 29.500.000 ₺. Estimated price a year ago ~24.675.277 ₺ (regional property index).

starting capital

Bu işyeri29.500.000 ₺ +%20

ABD doları29.019.098 ₺ +%18

Gram altın27.314.789 ₺ +%11

Bitcoin21.989.095 ₺ −%11

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 relies on regional listing data, OSM, UAVT, TKGM, and TCMB macro data. It does not account for future zoning changes, specific plot-level risks, or broader macroeconomic shifts not explicitly provided in the dataset.

Gümüşlük, Bodrum/Muğla

Explore the area in 3D.

Housing · ₺/m²

Land · ₺/m²

Median price ₺

Walkability

The location's thesis.

Housing, land, commercial and building — by type.

Konut

Konut

Arsa

Arazi

İşyeri

Bina

Arsa

Arsa

₺/m² by property type.

Villa

Villa

Daire

Müstakil Ev

Müstakil Ev

Daire

Yalı

Dubleks

₺/m² by property type and layout

Price dispersion

Havuzlu

Deniz / sahil yakını

Manzaralı

Site içinde

Branded projects and price premium

Berggruen 2

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Spor & rekreasyon

Yeme-içme

Konaklama & turizm

Günlük ihtiyaç

Ulaşım

Diğer

Title & parcels.

Parcels

Blocks

Avg parcel m²

Recent developments.

2026-08-20

2026-08-27

2026-09-03

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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