137.788
Gürece, Bodrum/Muğla
Momentum +8.3
Gürece is a residential neighbourhood in Bodrum, Muğla, characterized by a high median listing price of 137,788 TL/m² for housing, which sits above the district median of 119,215 TL/m². The market is defined by a mix of villas and apartments, with a notable concentration of agricultural and semi-rural land parcels.
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 best suited for investors and buyers targeting the premium villa segment or budget-conscious apartment buyers in a high-premium district, who are comfortable with low liquidity and car-dependent living. The area’s character is defined by its agricultural land base (22% field, 14% olive grove, 12% olive orchard), which limits dense development and supports a low-density, semi-rural aesthetic. The limited zoning (only 4 parcels with implementation plans, max 2 floors) reinforces this low-density profile, making it attractive for those seeking exclusivity and land character over urban convenience.
- Low liquidity: Transaction volume dropped 83% in 2025 (only 2 sales), indicating a thin market with potential difficulty in exiting positions quickly.
- High financing costs: Mortgage interest rates at 42.04% suppress credit-driven demand, limiting the buyer pool to cash buyers or those with significant equity.
- Asking vs. Realized Price Gap: The disconnect between high listing prices and low transaction volume suggests significant negotiation room and potential overvaluation in the asking market.
- Seismic Risk: Located in a Zone 2 earthquake area with a PGA of 0.33g, requiring careful assessment of building resilience and insurance costs.
Housing, land, commercial and building — by type.
137.788
Konut
₺/m² · 18 listings · medium confidence5.342
Arazi
₺/m² · 15 listings · medium confidence82.353
Konut
₺/m² · 15 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 listings87.317
Daire
₺/m² · 6 listingsThe median housing price of 137,788 TL/m² indicates a premium positioning relative to the wider Bodrum district (119,215 TL/m²). The sub-type spread reveals a bifurcated market: villas command a significant premium at 158,293 TL/m², while apartments trade at 121,209 TL/m² and 87,317 TL/m², suggesting that property type is a primary value driver. The rent-vs-sale dynamic shows a median monthly rent of 61,000 TL for 10 listings; however, given the high capital values, gross yields are likely compressed, signaling that this market is driven by capital appreciation or lifestyle value rather than immediate rental income efficiency. The price dispersion (p25–p75: 84,936–152,063 TL/m²) reflects diverse property conditions and amenities.
₺/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
84.936128.571152.063
Dispersion: Medium · (p75−p25) / medyan = 0.52
Premium drivers · vs overall median
158.591
Havuzlu
6 listings · +%23 vs median129.861
Deniz / sahil yakını
6 listings · +%1 vs median126.154
Site içinde
4 listings · −%2 vs median122.222
Manzaralı
9 listings · −%5 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 / 34 listings2
New / under construction
2 yeni · 0 proje34
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+112 listings · 131.786 ₺/m²
%48
3+110 listings · 89.744 ₺/m²
%40
4+13 listings · 158.293 ₺/m²
%12
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)Gürece presents a car-dependent lifestyle with a walkability score of 14 and zero public transit access. Daily needs are accessible within 1.5 km (supermarket, fuel stations), but the area lacks dense urban amenities, leaning towards a semi-rural or resort-character environment. Points of interest include religious sites, campsites, and a swimming pool, suggesting a tourism-adjacent or seasonal usage profile rather than a dense urban residential hub.
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
128.571
2026-07-29
124.380
2026-08-02
122.222
2026-08-05
122.222
2026-08-09
122.222
2026-08-14
137.788
2026-08-19
137.788
2026-08-26
137.788
2026-09-02
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
This neighbourhood offers a niche investment profile suited for buyers seeking premium lifestyle assets (villas) or value-entry apartments in a high-cost district. The wide price dispersion suggests upside potential for well-selected properties, particularly those with premium drivers like pools (+23% premium) or sea proximity. However, the low transaction volume (2 sales in 2025, down 83% from the 5-year average) indicates low liquidity and a seller’s market where asking prices may not reflect immediate realizable value. The high mortgage interest rate (42.04%) further constrains credit-dependent demand, favoring cash buyers or long-term hold strategies.
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 · 75 m² · current price 13.500.000 ₺. Estimated price a year ago ~11.396.457 ₺ (regional property index).
starting capital
Gram altın16.552.862 ₺ +%45
Bu konut13.500.000 ₺ +%18
ABD doları13.350.199 ₺ +%17
Bitcoin9.428.266 ₺ −%17
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 ~26.422.896 ₺ (regional property index).
starting capital
Gram altın38.378.118 ₺ +%45
Bu arazi31.300.000 ₺ +%18
ABD doları30.952.685 ₺ +%17
Bitcoin21.859.610 ₺ −%17
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 ~5.487.183 ₺ (regional property index).
starting capital
Gram altın7.969.897 ₺ +%45
Bu arsa6.500.000 ₺ +%18
ABD doları6.427.874 ₺ +%17
Bitcoin4.539.536 ₺ −%17
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 relies on regional listing data (satılık/kiralık), TKGM transaction records, OSM/UAVT location data, and KEOS zoning information. It does not include macroeconomic forecasts, interest rate projections, or specific building inspection results. Data confidence is medium for housing prices due to sample size (n=18) and low transaction volume.