66.598
Güvercinlik, Bodrum/Muğla
Momentum +12.6
Güvercinlik is a mixed-use neighbourhood in Bodrum where residential listings show a median price of 66,598 TL/m², significantly above the district median of 60,000 TL/m². The area features a diverse inventory of apartments, villas, and standalone homes, with rental yields requiring careful calculation due to the high sale prices relative to monthly rents.
Yürünebilirlik42/100Veri güveniorta55 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.70 · ≤3 katKEOS
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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.
29.851
Land · ₺/m²
11 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 best suited for buyers seeking a premium, semi-rural residential experience in Bodrum who prioritize land character and privacy over urban density. The cadastral data shows a dominant agricultural and semi-agricultural land use (41% fields, 16% olive groves, 25% buildable land), indicating that the neighbourhood retains a rural-tourism character rather than a dense urban one. This land mix supports a low-density development model, making it attractive for those looking for villas or standalone homes with larger plots, while the limited new construction (only 2 new/zero listings) suggests a constrained supply of modern inventory.
- High mortgage interest rates (42.04%) may suppress leveraged demand and slow transaction velocity.
- The neighbourhood has a low public transit score (2), limiting accessibility for non-car owners.
- The area is in Seismic Hazard Zone 2 with a PGA of 0.33g, requiring careful structural assessment of any property.
- The price momentum is slightly negative (-1.5%), indicating a softening or stagnant market in the short term.
Housing, land, commercial and building — by type.
66.598
Konut
₺/m² · 55 listings · medium confidence72.353
Konut
₺/m² · 27 listings · medium confidence29.851
Arsa
₺/m² · 11 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 residential median of 66,598 TL/m² indicates a premium position compared to the district average of 60,000 TL/m² (regional listing data). The sub-type spread reveals a clear hierarchy: standalone homes (mustakil_ev) command the highest premium at 102,643 TL/m², followed by villas (90,855–96,388 TL/m²), while apartments (daire) are more accessible at 68,750 TL/m². The rent-vs-sale dynamic shows a median monthly rent of 58,500 TL against a median listing price of 7,000,000 TL; this suggests a gross yield of approximately 10% annually, though the high capital entry point signals a market driven by asset preservation or high-net-worth buyers rather than pure cash-flow investment. Price dispersion is wide (p25–p75: 47,461–99,792 TL/m²), indicating that location-specific drivers like sea proximity or pool access create significant value gaps within the same neighbourhood.
₺/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)With a walkability score of 42 and 22 nearby points of interest, Güvercinlik offers moderate pedestrian access to daily needs, with a supermarket 457 meters away and various dining and recreational facilities within 1.5 km. However, the public transit score of 2 indicates very limited bus connectivity, implying that residents are likely car-dependent. The presence of campsites, hotels, and sports facilities suggests a lifestyle oriented towards tourism and recreation, appealing to buyers seeking a secondary home or rental potential in a leisure-focused environment.
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
68.571
2026-07-23
68.661
2026-07-25
68.661
2026-07-28
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
Investment assessment
This neighbourhood offers a bifurcated investment profile: apartments provide a lower entry point with higher density, while villas and standalone homes offer scarcity value but require higher capital. The wide price dispersion suggests upside potential for well-located units (e.g., those with sea views or pools) which command premiums of up to 20% over the median. However, the high mortgage interest rate of 42.04% (TCMB) constrains leveraged demand, making this market primarily cash-driven. The static synthesis indicates that investment efficiency depends on selecting assets with specific premium drivers (sea view, pool) rather than generic square footage, as the general price momentum is slightly negative (-1.5%).
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 ~6.711.247 ₺ (regional property index).
starting capital
Gram altın9.747.285 ₺ +%45
Bu konut7.950.000 ₺ +%18
ABD doları7.861.784 ₺ +%17
Bitcoin5.574.282 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 584 m² · current price 30.000.000 ₺. Estimated price a year ago ~25.325.460 ₺ (regional property index).
starting capital
Gram altın36.782.207 ₺ +%45
Bu arsa30.000.000 ₺ +%18
ABD doları29.667.110 ₺ +%17
Bitcoin21.035.027 ₺ −%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, cadastral records (TKGM), zoning plans (KEOS), and macroeconomic indicators from TCMB. It does not include real-time market fluctuations, specific building inspections, or broader economic forecasts such as inflation or currency volatility beyond the provided veri noktası.