137.788
Gürece, Bodrum/Muğla
Momentum +8.3
Gürece is a residential neighbourhood in Bodrum, Muğla, characterized by a median residential property price of ₺137,788/m², which sits above the district median of ₺119,565/m² (regional listing data). The area features a mix of residential units and significant land holdings, with a median listing price for homes at ₺16,975,000 (regional listing data).
Talep eğilimi%−835 yıl ort.Son yıl tapu satışı2 adet2025Yürünebilirlik14/100Veri güveniorta18 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.18 · ≤2 katKEOS
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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.
8.627
Land · ₺/m²
10 listings · for sale16.975.000
Median price ₺
for sale14
Walkability
10 points of interest · OSM61.000
Rent ₺/mo
10 listingsThe location's thesis.
Gürece is suited for buyers seeking low-density, detached living or land-based investments, as the stock is dominated by 2+1 and 3+1 configurations and a high proportion of agricultural land rather than large-scale residential complexes (regional listing data, TKGM).
- Low liquidity and declining transaction trends may lead to difficulty in rapid exits (TKGM).
- High interest rates may constrain buyer demand (TCMB).
- The region is located in a seismic hazard zone (PGA 0.33g) associated with Aegean coastal faults (Regional seismic data).
Housing, land, commercial and building — by type.
137.788
Konut
₺/m² · 18 listings · medium confidence5.342
Arazi
₺/m² · 15 listings · medium confidence76.451
Konut
₺/m² · 14 listings · medium confidence8.627
Arsa
₺/m² · 10 listings · medium confidence4.895
Arsa
₺/m² · 3 listings · low confidence142.857
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
158.293
Villa
₺/m² · 9 listings121.209
Daire
₺/m² · 6 listings81.731
Daire
₺/m² · 5 listingsThe neighbourhood exhibits a clear segmentation between housing types: villas command a premium at ₺158,293/m², while apartments are priced lower, ranging between ₺81,731/m² and ₺121,209/m² (regional listing data). Property value is significantly driven by amenities, specifically swimming pools, which command a 22% premium (₺158,591/m²) compared to the general median (regional listing data). Land character is predominantly agricultural/rural, consisting of 168 fields (tarla), 103 olive fields (zeytinli tarla), 88 olive groves (zeytinlik), and 70 plots (arsa) (TKGM). While median rental prices stand at ₺61,000/month (regional listing data), the real transaction volume for housing is low, with only 2 sales recorded in 2025, indicating a potential gap between asking prices and actual market liquidity (TKGM).
₺/m² by property type and layout
Daire8 listings
2+18 listings
118.034₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
83.333130.000158.293
Dispersion: Medium · (p75−p25) / medyan = 0.58
Premium drivers · vs overall median
158.591
Havuzlu
6 listings · +%22 vs median129.861
Deniz / sahil yakını
6 listings · +%0 vs median129.861
Manzaralı
8 listings · +%0 vs median126.154
Site içinde
4 listings · −%3 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Complexes, new-builds and mix in the area
%12
In a complex
4 / 32 listings2
New / under construction
2 yeni · 0 proje32
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+112 listings · 131.786 ₺/m²
%52
3+18 listings · 104.936 ₺/m²
%35
4+13 listings · 158.293 ₺/m²
%13
Building age
0 (yeni/proje)2 listings
%100
Surroundings & transit.
Official location · Gürece, Bodrum, Muğla, Ege Bölgesi, 48420, Türkiye
14
Walkability
0
Public transit
105 m
Nearest market
5
Diğer
İbadethane (2), Kiosk (1), Camp Site (1), Furniture (1)3
Günlük ihtiyaç
Akaryakıt (2), Süpermarket (1)1
Spor & rekreasyon
Yüzme Havuzu (1)1
Konaklama & turizm
Seyir Noktası (1)The neighbourhood has a very low walkability score of 14 and a public transit score of 0, indicating a car-dependent lifestyle (UAVT, OSM). While daily necessities like a supermarket (105m away) and fuel stations are accessible, the area is primarily characterized by its proximity to campsites, religious sites, and viewpoints (OSM).
Title & parcels.
752
Parcels
54
Blocks
6.952
Avg parcel m²
Land character
- Tarla · 168 (%22)
- Zeytinli Tarla · 103 (%14)
- Zeytinlik · 88 (%12)
- Arsa · 70 (%9)
- Çalılık · 47 (%6)
- Çalılık Taşlık · 27 (%4)
- Kargir Ev Ve Avlusu · 22 (%3)
- Kargir Ev Ahır Ve Avlusu · 8 (%1)
Development rights.
4
Planned parcels
2
Max floors
Recent developments.
PDF T.c. Muğla Büyükşehir Belediyesi Meclisi İmar ve Bayındırlık Komisyonu GörüşüGürece Mahallesi, 220 ada 8 ve 9 parsel numarasında kayıtlı taşınmazlar için hazırlanan 1/5000 ölçekli plan teklifi komisyon görüşü alınmıştır.Muğla Büyükşehir Belediyesi · 2024-05-20
Muğla ili, Bodrum ilçesi, Müskebi, Yahşi, Gürece, Yaka Mahalleleri 1/5000 ve 1/1000 ölçekli Koruma Amaçlı Nazım ve Uygulama İmar Planı İlavesi ve DeğişikliğiGürece Mahallesi dahilinde koruma amaçlı nazım ve uygulama imar planı ilavesi ve değişikliği ile plan açıklama raporu Resmi Gazete'de ilan edilmiştir.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-04-15
Duyuru: Gürece Mahallesi, N18c-22a-3b pafta, 197 ada 17, 18, 19, 20, 29 parsel imar uygulamasıGürece Mahallesi'nde 197 ada üzerindeki parseller için 3194 sayılı İmar Kanununun 19. maddesi kapsamında imar uygulaması işlemi yürütülmektedir.Bodrum Belediyesi · 2022-11-03
Muğla ili, Bodrum ilçesi, Müksebi (Ortakent)-Yahşi-Gürece-Yaka Mahalleleri Koruma Amaçlı 1/5000 ölçekli Revizyon İlave Nazım İmar PlanıGürece Mahallesi dahilinde koruma amaçlı 1/5000 ölçekli revizyon ilave nazım imar planı ve 1/1000 ölçekli revizyon ilave uygulama imar planı ilan edilmiştir.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-03-10
122.222
2026-08-14
137.788
2026-08-19
137.788
2026-08-26
137.788
2026-09-02
137.788
2026-09-24
137.788
2026-10-01
137.788
2026-10-07
137.788
2026-10-12
Actual transaction demand
2
Housing sales (yearly)
2025 · −%83 vs 5-yr avg59
Land sales (yearly)
2025 · +%84 vs 5-yr avg117
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
Investment in Gürece is defined by a high price dispersion and a premium on specific amenities like pools, suggesting that value is concentrated in high-specification detached units rather than standard apartments. The prevalence of agricultural land (olive groves and fields) alongside limited zoning (0.18 emsal, max 2 floors) indicates a low-density, rural-residential character (TKGM, KEOS). Given the current high interest rates (41.87%), the market is likely driven by cash buyers, and the low transaction volume suggests a need for cautious negotiation (TCMB, TKGM).
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: 3+1 · 300 m² · current price 14.000.000 ₺. Estimated price a year ago ~11.710.301 ₺ (regional property index).
starting capital
Bu konut14.000.000 ₺ +%20
ABD doları13.771.775 ₺ +%18
Gram altın12.962.951 ₺ +%11
Bitcoin10.435.503 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 12.547 m² · current price 31.300.000 ₺. Estimated price a year ago ~26.180.887 ₺ (regional property index).
starting capital
Bu arazi31.300.000 ₺ +%20
ABD doları30.789.755 ₺ +%18
Gram altın28.981.454 ₺ +%11
Bitcoin23.330.803 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Arsa
Sample (anonymised) listing: Arsa · 200 m² · current price 6.500.000 ₺. Estimated price a year ago ~5.436.925 ₺ (regional property index).
starting capital
Bu arsa6.500.000 ₺ +%20
ABD doları6.394.039 ₺ +%18
Gram altın6.018.513 ₺ +%11
Bitcoin4.845.055 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa 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 is based on regional listing data, TKGM land registry records, OSM/UAVT location data, and KEOS zoning plans. It does not account for macro-economic shifts, future zoning changes, or interest rate fluctuations beyond the provided data points.