171.875
Gündoğan, Bodrum/Muğla
Momentum +22.9
Gündoğan is a mixed-use neighbourhood in Bodrum, Muğla, characterized by a high price level with a residential median of 171,875 TL/m², significantly above the district average of 119,215 TL/m². The market is dominated by villas and features a strong premium for sea views and site-based living, with recent price momentum indicating a 28.9% increase over the last two months.
Talep eğilimi%−155 yıl ort.Son yıl tapu satışı295 adet2025Yürünebilirlik65/100Veri güveniorta218 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.23KEOS
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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.
44.000
Land · ₺/m²
18 listings · for sale30.875.000
Median price ₺
for sale65
Walkability
75 points of interest · OSM115.000
Rent ₺/mo
6 listingsThe location's thesis.
Gündoğan is best suited for affluent second-home buyers and long-term investors who prioritize lifestyle amenities (walkability, sea proximity) and brand-backed developments over affordability. The neighbourhood’s character is defined by its high concentration of villas and site-based living (33% of listings are in sites), supported by a land registry profile where 17% of parcels are buildable plots (arsa) and 5% are olive groves (zeytinlik), indicating a transition from rural to developed coastal living. The strong walkability score (65) and proximity to daily needs (24 points of interest within 1.5 km) cater to residents seeking a self-contained lifestyle, while the high price premium for sea views (+11%) confirms that coastal access is the primary value anchor.
- Liquidity Risk: Residential transaction volume has declined by 15% compared to the 5-year average (295 sales in 2025 vs. 349 average), suggesting that despite high listing prices, actual buyer demand is cooling, which may lead to longer holding periods and negotiation pressure.
- Macro-Financial Pressure: High mortgage interest rates (42.04%) significantly constrain credit-driven demand, making the market reliant on cash buyers and potentially limiting the pool of qualified purchasers.
- Seismic Exposure: The region is classified as a Zone 2 earthquake area with a peak ground acceleration (PGA) of 0.33g, requiring rigorous attention to building codes and structural integrity, particularly for older stock.
- Price Volatility: The recent 28.9% price increase may reflect short-term listing adjustments rather than sustained fundamental growth, especially given the divergence between high asking prices and lower transaction volumes.
Housing, land, commercial and building — by type.
171.875
Konut
₺/m² · 218 listings · medium confidence118.000
Konut
₺/m² · 201 listings · medium confidence44.000
Arsa
₺/m² · 18 listings · medium confidence10.290
Arazi
₺/m² · 6 listings · medium confidence60.714
İşyeri
₺/m² · 5 listings · medium confidence388.889
Turistik Tesis
₺/m² · 4 listings · low confidence337.500
Turistik Tesis
₺/m² · 3 listings · low confidence111.111
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
168.964
Villa
₺/m² · 134 listings117.857
Villa
₺/m² · 89 listings112.500
Daire
₺/m² · 75 listings142.649
Daire
₺/m² · 26 listings118.000
Dubleks
₺/m² · 15 listings123.636
Müstakil Ev
₺/m² · 8 listings276.316
Rezidans
₺/m² · 7 listings195.417
Rezidans
₺/m² · 6 listingsThe residential median price of 171,875 TL/m² (regional listing data) sits well above the Bodrum district median of 119,215 TL/m², signaling a premium positioning. The sub-type spread is heavily skewed toward villas (134 listings at 168,964 TL/m² and 89 at 117,857 TL/m²), which command higher per-square-meter values than apartments (daire) averaging 112,500–142,649 TL/m². This suggests that land value and privacy are the primary drivers of price in Gündoğan. The rent-vs-sale dynamic shows a median monthly rent of 115,000 TL for only 6 listings, which is too small a sample to derive a reliable gross yield; however, the high sale prices relative to rental volume suggest the market is driven by capital appreciation and second-home demand rather than immediate rental income. The recent 28.9% price momentum (from 133,333 TL/m² to 171,875 TL/m²) indicates strong short-term demand or listing price adjustments, though transaction volume has cooled by 15% compared to the 5-year average.
₺/m² by property type and layout
Villa190 listings
2+17 listings
181.667₺/m²
3+172 listings
164.729₺/m²
3+25 listings
106.061₺/m²
4+158 listings
145.500₺/m²
4+29 listings
80.645₺/m²
5+117 listings
168.889₺/m²
5+27 listings
200.000₺/m²
6+115 listings
200.000₺/m²
Daire70 listings
1+14 listings
132.159₺/m²
2+132 listings
125.000₺/m²
3+125 listings
179.688₺/m²
4+15 listings
177.083₺/m²
5+14 listings
175.105₺/m²
Dubleks8 listings
3+18 listings
111.212₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
108.283157.697235.978
Dispersion: High · (p75−p25) / medyan = 0.81
Premium drivers · vs overall median
175.000
Deniz / sahil yakını
177 listings · +%11 vs median159.833
Manzaralı
154 listings · +%1 vs median157.895
Site içinde
123 listings · +%0 vs median152.273
Havuzlu
55 listings · −%3 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 157.697 ₺/m²; branded projects trade at a premium/discount vs the median.
359.091
Seba Farilya
3 listings · max 492.015 · +%128 vs median315.833
Cennet Evler
6 listings · max 426.667 · +%100 vs median291.735
Seba Mare
14 listings · max 425.926 · +%85 vs median274.048
Farilya
6 listings · max 492.015 · +%74 vs median236.842
My Blue Residence
3 listings · max 262.778 · +%50 vs median99.750
Tankay
7 listings · max 304.348 · −%37 vs median94.000
Azure Villaları
3 listings · max 118.000 · −%40 vs medianComplexes, new-builds and mix in the area
%33
In a complex
141 / 423 listings13
New / under construction
11 yeni · 2 proje423
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+1124 listings · 161.083 ₺/m²
%36
4+185 listings · 149.545 ₺/m²
%25
2+160 listings · 132.203 ₺/m²
%17
5+131 listings · 259.615 ₺/m²
%9
6+115 listings · 200.000 ₺/m²
%4
4+213 listings · 87.879 ₺/m²
%4
5+210 listings · 225.452 ₺/m²
%3
3+26 listings · 134.512 ₺/m²
%2
Building age
0 (yeni/proje)11 listings
%61
1-55 listings
%28
11-201 listings
%6
20+1 listings
%6
Surroundings & transit.
Official location · Gündoğan, Bodrum, Muğla, Ege Bölgesi, 48483, Türkiye
65
Walkability
2
Public transit
25 m
Nearest market
66 m
Nearest pharmacy
24
Günlük ihtiyaç
Süpermarket (10), ATM (7), Eczane (5), PTT (2)16
Yeme-içme
Restoran (11), Kafe (3), Fırın (1), Bar (1)15
Spor & rekreasyon
Yüzme Havuzu (9), Spor Sahası (6)11
Diğer
Bus Station (2), Shower (1), Dairy (1), Deli (1)6
Konaklama & turizm
Otel (6)3
Ulaşım
Otopark (2), Taksi (1)Title & parcels.
948
Parcels
220
Blocks
9.587
Avg parcel m²
Land character
- Arsa · 159 (%17)
- Tarla · 145 (%15)
- Zeytinli Tarla · 49 (%5)
- Zeytinlik · 36 (%4)
- Narenciye Bahçesi · 17 (%2)
- Kargir Ev Ve Arsası · 11 (%1)
- İncirlik · 8 (%1)
- 3 Katlı Betonarme Mesken Ve Arsası · 8 (%1)
Development rights.
15
Planned parcels
Recent developments.
Bodrum İlçesi, Gündoğan, Farilya ve Küçükbük Mahalleleri, Revizyon ve İlave Nazım İmar PlanıGündoğan dahil mahalleler için revizyon ve ilave nazım imar planı açıklama raporu yayımlandı.Muğla Valiliği · 2024-05-22
143.462
2026-07-29
143.462
2026-08-02
145.000
2026-08-05
145.000
2026-08-09
143.304
2026-08-14
171.875
2026-08-19
171.875
2026-08-26
171.875
2026-09-02
Actual transaction demand
295
Housing sales (yearly)
2025 · −%15 vs 5-yr avg84
Land sales (yearly)
2025 · +%12 vs 5-yr avg3.190
Total housing sales
Housing sales (yearly) · 2010–2025Deed transactions = ACTUAL sales (TKGM), independent of listing ASKING prices — a demand/liquidity signal. Falling transactions = cooling demand, room to negotiate; high = liquid, in demand.
Investment assessment
Gündoğan represents a high-barrier, premium investment profile suitable for buyers seeking capital preservation and appreciation in a high-demand coastal area, rather than high-yield rental returns. The wide price dispersion (p25–p75: 108,283–235,978 TL/m²) and the existence of significant premiums for branded projects (e.g., Seba Farilya at +128% premium) indicate that location-specific attributes (sea view, site infrastructure) and brand quality are critical value drivers. The low transaction volume (-15% trend) suggests a slower, more selective market where liquidity risk is higher, favoring long-term holds over quick flips. The static synthesis points to a market where quality and location command substantial premiums, but entry costs are high and exit liquidity is constrained by macroeconomic factors like high mortgage rates (42.04%).
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 · 90 m² · current price 23.650.000 ₺. Estimated price a year ago ~19.964.904 ₺ (regional property index).
starting capital
Gram altın28.996.640 ₺ +%45
Bu konut23.650.000 ₺ +%18
ABD doları23.387.572 ₺ +%17
Bitcoin16.582.613 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 520 m² · current price 24.500.000 ₺. Estimated price a year ago ~20.682.459 ₺ (regional property index).
starting capital
Gram altın30.038.802 ₺ +%45
Bu arsa24.500.000 ₺ +%18
ABD doları24.228.140 ₺ +%17
Bitcoin17.178.606 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 11.000 m² · current price 50.000.000 ₺. Estimated price a year ago ~42.209.099 ₺ (regional property index).
starting capital
Gram altın61.303.678 ₺ +%45
Bu arazi50.000.000 ₺ +%18
ABD doları49.445.183 ₺ +%17
Bitcoin35.058.379 ₺ −%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), TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include macroeconomic forecasts, interest rate projections, or specific building inspection reports. All price figures are median values from cleaned listing data and should be verified with current market conditions.