66.598
Güvercinlik, Bodrum/Muğla
Momentum +12.6
Güvercinlik is a neighbourhood in Bodrum characterized by a median residential price of ₺66,598/m², which sits below the district-wide median of ₺119,565/m² (regional listing data). The area features a mix of residential types with a median listing price of ₺7,000,000 (regional listing data).
Yürünebilirlik42/100Veri güveniorta55 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.70 · ≤3 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.
34.215
Land · ₺/m²
10 listings · for sale7.000.000
Median price ₺
for sale42
Walkability
22 points of interest · OSM58.500
Rent ₺/mo
23 listingsThe location's thesis.
Güvercinlik is a developing residential area suitable for buyers seeking lower entry prices compared to the Bodrum district median, particularly those interested in villa-style living or properties with sea proximity (regional listing data). The dominance of 2+1 unit types (41 listings) suggests a market geared toward small families or seasonal residents (regional listing data).
- 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 mortgage interest rates (41.87%) may impact liquidity and favor cash-based transactions (TCMB).
Housing, land, commercial and building — by type.
66.598
Konut
₺/m² · 55 listings · medium confidence72.353
Konut
₺/m² · 27 listings · medium confidence34.215
Arsa
₺/m² · 10 listings · medium confidence354.000
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
68.750
Daire
₺/m² · 35 listings90.855
Villa
₺/m² · 14 listings96.388
Villa
₺/m² · 12 listings72.353
Daire
₺/m² · 5 listings102.643
Müstakil Ev
₺/m² · 4 listingsThe price structure shows a clear distinction between housing types: villas command a significant premium with 3+1 villas reaching ₺115,108/m², while 1+1 apartments are priced at ₺80,948/m² and 2+1 apartments at ₺67,692/m² (regional listing data). Location-based premiums are driven by sea proximity, which adds a 20% premium (₺82,618/m²) compared to the general median, followed by pool access at a 17% premium (₺80,619/m²) (regional listing data). Conversely, properties within sites show a 3% discount (₺66,633/m²) relative to the median, and views provide a 5% discount (₺65,804/m²) compared to the median (regional listing data). The median monthly rent is ₺58,500 (regional listing data).
₺/m² by property type and layout
Daire36 listings
1+14 listings
80.948₺/m²
2+132 listings
67.692₺/m²
Villa11 listings
3+111 listings
115.108₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
47.46168.99099.792
Dispersion: High · (p75−p25) / medyan = 0.76
Premium drivers · vs overall median
82.618
Deniz / sahil yakını
24 listings · +%20 vs median80.619
Havuzlu
12 listings · +%17 vs median66.633
Site içinde
29 listings · −%3 vs median65.804
Manzaralı
29 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
%37
In a complex
31 / 83 listings2
New / under construction
2 yeni · 0 proje83
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+141 listings · 63.043 ₺/m²
%61
3+116 listings · 112.554 ₺/m²
%24
4+16 listings · 119.091 ₺/m²
%9
1+14 listings · 80.948 ₺/m²
%6
Building age
0 (yeni/proje)2 listings
%100
Surroundings & transit.
Official location · Güvercinlik, Bodrum, Muğla, Ege Bölgesi, 48450, Türkiye
42
Walkability
2
Public transit
457 m
Nearest market
8
Diğer
Bus Station (2), Camp Site (2), İbadethane (1), Police (1)6
Yeme-içme
Restoran (3), Fast Food (1), Fırın (1), Kafe (1)4
Spor & rekreasyon
Spor Sahası (2), Yüzme Havuzu (2)3
Günlük ihtiyaç
Süpermarket (2), ATM (1)1
Konaklama & turizm
Otel (1)The neighbourhood has a walkability score of 42, with a low public transit score of 2 (OSM). The area is served by 22 points of interest within a 1.5 km radius, including restaurants, fast food outlets, bakeries, and supermarkets, as well as sports fields and swimming pools (OSM). The proximity to a bus station and camp sites suggests a profile oriented toward seasonal or leisure-based activities.
Title & parcels.
360
Parcels
29
Blocks
22.448
Avg parcel m²
Land character
- Tarla · 147 (%41)
- Arsa · 91 (%25)
- Zeytinlik · 58 (%16)
- Kargir Ev Ve Tarla · 11 (%3)
- 2 Katlı Kargir Ev Ve Tarla · 8 (%2)
- 2 Katli Kargir Ev Ve Tarla · 4 (%1)
- 2 Katlı Kargir Bina Ve Tarla · 3 (%1)
- İncirlik Olan Zeytinlik · 2 (%1)
Development rights.
8
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
Recent developments.
İlimiz, Bodrum İlçesi, Güvercinlik Mahallesinde kıyı kenar çizgisinin ...Güvercinlik Mahallesi'nde kıyı kenar çizgisinin deniz tarafında kalan alana yönelik iskele ve güneşlenme amaçlı 1/5000 ölçekli nazım imar planı ve 1/1000 ölçekli uygulama imar planı hazırlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-20
67.602
2026-08-01
67.602
2026-08-04
66.616
2026-08-08
66.650
2026-08-13
66.598
2026-08-18
66.598
2026-09-09
66.598
2026-10-06
66.598
2026-10-12
Investment assessment
The investment profile is shaped by a diverse land registry, consisting of 147 fields (41%), 91 plots (25%), and 58 olive groves (16%) (TKGM). The presence of significant agricultural land alongside 91 developed plots suggests a transition from rural to residential character. With a median price below the district average and a wide price dispersion (p25–p75: ₺47,461–₺99,792), there is potential for value differentiation based on specific property attributes (regional listing data).
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 · 83 m² · current price 7.950.000 ₺. Estimated price a year ago ~6.649.778 ₺ (regional property index).
starting capital
Bu konut7.950.000 ₺ +%20
ABD doları7.820.401 ₺ +%18
Gram altın7.686.589 ₺ +%16
Bitcoin5.988.349 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 411 m² · current price 25.500.000 ₺. Estimated price a year ago ~21.329.477 ₺ (regional property index).
starting capital
Bu arsa25.500.000 ₺ +%20
ABD doları25.084.305 ₺ +%18
Gram altın24.655.097 ₺ +%16
Bitcoin19.207.911 ₺ −%10
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, OSM, UAVT, TKGM, and KEOS. It does not account for macro-economic shifts, interest rate fluctuations, or future zoning changes not explicitly stated in the data provided.