108.514
İslamhaneleri, Bodrum/Muğla
Momentum +1.4
İslamhaneleri is a mixed-use neighbourhood in Bodrum, Muğla, characterized by a residential median price of 108,514 TL/m², which is priced below the district median of 119,167 TL/m². The area features a diverse property mix including apartments, villas, and significant land parcels, with a rental median of 90,000 TL/month.
Talep eğilimi%+145 yıl ort.Son yıl tapu satışı195 adet2025Yürünebilirlik29/100Veri güveniyüksek94 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.50 · ≤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.
7.500
Land · ₺/m²
32 listings · for sale12.000.000
Median price ₺
for sale29
Walkability
18 points of interest · OSM90.000
Rent ₺/mo
42 listingsThe location's thesis.
İslamhaneleri is best suited for investors and buyers interested in land development, low-density residential living, or value-oriented property acquisition within Bodrum. The neighbourhood’s character is defined by its significant land inventory (21% field, 20% building plot, 3% olive grove) and zoning that allows up to 3 stories, offering upside potential for those willing to engage in development or long-term holding. The lower price point relative to the district median, combined with rising transaction volumes, signals a market that is active but price-sensitive, appealing to those who can navigate the high financing costs and prefer a semi-rural or suburban setting over the high-density urban core.
- High financing costs: The national mortgage interest rate of 42.03% (TCMB) significantly restricts credit-driven demand, potentially slowing transactions and increasing negotiation leverage for buyers.
- Liquidity constraints: While sales volume is up, the high price point and niche nature of some properties (e.g., large land parcels) may lead to longer holding periods compared to standard urban apartments.
- Seismic activity: The region is classified as Zone 2 with a PGA of 0.33g (il bazlı deprem profili), requiring rigorous attention to building codes and structural integrity for any new construction or renovation.
- Zoning limitations: The maximum building height is limited to 3 stories with a KAKS of 0.90, which caps density and potential yield for land-based investments compared to higher-density zones.
Housing, land, commercial and building — by type.
108.514
Konut
₺/m² · 94 listings · high confidence108.246
Konut
₺/m² · 76 listings · high confidence7.500
Arsa
₺/m² · 32 listings · medium confidence3.609
Arazi
₺/m² · 8 listings · medium confidence73.333
İşyeri
₺/m² · 5 listings · medium confidence29.202
Arsa
₺/m² · 3 listings · low confidence₺/m² by property type.
119.231
Daire
₺/m² · 43 listings125.521
Villa
₺/m² · 34 listings126.667
Villa
₺/m² · 20 listings86.477
Daire
₺/m² · 20 listings99.773
Dubleks
₺/m² · 14 listings110.328
Müstakil Ev
₺/m² · 10 listings85.143
Tripleks
₺/m² · 7 listingsThe residential median of 108,514 TL/m² sits 8.9% below the Bodrum district median of 119,167 TL/m², indicating a relative value entry point within the broader market (regional listing data). The sub-type spread reveals a bifurcated market: apartments average 119,231 TL/m² while villas average 125,521 TL/m², with detached homes (mustakil_ev) at 110,328 TL/m² (regional listing data). Notably, the 'other real estate' category includes land (arsa) at 7,500 TL/m² and agricultural land (arazi) at 3,609 TL/m², highlighting that the neighbourhood’s character is heavily influenced by undeveloped or semi-developed plots rather than just built units (regional listing data). The rent-vs-sale dynamic shows a rental median of 90,000 TL/month; however, with high asset prices, gross yields are likely compressed, suggesting this market is driven by capital appreciation or lifestyle value rather than immediate rental income efficiency (regional listing data).
₺/m² by property type and layout
Daire61 listings
2+149 listings
115.385₺/m²
3+112 listings
98.472₺/m²
Villa47 listings
2+16 listings
158.125₺/m²
3+125 listings
127.778₺/m²
4+116 listings
91.192₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
84.000107.692128.226
Dispersion: Medium · (p75−p25) / medyan = 0.41
Premium drivers · vs overall median
128.333
Havuzlu
13 listings · +%19 vs median117.949
Site içinde
60 listings · +%10 vs median108.947
Deniz / sahil yakını
67 listings · +%1 vs median106.818
Manzaralı
73 listings · −%1 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 107.692 ₺/m²; branded projects trade at a premium/discount vs the median.
126.667
Vaha
3 listings · max 131.667 · +%18 vs median115.385
Neva
3 listings · max 117.000 · +%7 vs medianComplexes, new-builds and mix in the area
%35
In a complex
60 / 172 listings9
New / under construction
5 yeni · 4 proje172
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+169 listings · 111.739 ₺/m²
%43
3+156 listings · 108.874 ₺/m²
%35
4+122 listings · 81.609 ₺/m²
%14
4+26 listings · 88.250 ₺/m²
%4
3+25 listings · 92.500 ₺/m²
%3
5+14 listings · 143.325 ₺/m²
%2
Building age
0 (yeni/proje)5 listings
%62
6-102 listings
%25
11-201 listings
%12
Surroundings & transit.
29
Walkability
2
Public transit
316 m
Nearest market
9
Günlük ihtiyaç
Market (4), Akaryakıt (4), Süpermarket (1)8
Diğer
Furniture (2), Car Wash (2), Social Facility (1), Motorcycle Parking (1)1
Yeme-içme
Restoran (1)The neighbourhood presents a car-dependent lifestyle, evidenced by a low walkability score of 29 and a public transit score of 2 (UAVT + OSM). While daily necessities like markets and fuel stations are accessible within 1.5 km, the lack of dense pedestrian infrastructure suggests residents rely on private vehicles for mobility. The proximity to 18 points of interest, including social facilities and furniture stores, indicates a functional, service-oriented environment rather than a high-density urban core. This profile suits investors or residents who prioritize privacy and land ownership over urban convenience and walkability.
Title & parcels.
1.035
Parcels
124
Blocks
7.857
Avg parcel m²
Land character
- Tarla · 221 (%21)
- Arsa · 202 (%20)
- 2 Katlı Betonarme Mesken Ve Arsası · 40 (%4)
- Zeytinlik · 36 (%3)
- Zeytinli Tarla · 34 (%3)
- Tarla. · 33 (%3)
- Ev Ve Avlusu · 22 (%2)
- 2 Katli Betonarme Mesken Ve Arsasi · 17 (%2)
Development rights.
29
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
Recent developments.
Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet ...Bodrum Belediyesi, Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri İmar Planı hakkında duyuru yayımladı.Bodrum Belediyesi
Meclis Kararı: Karar No: 2025-142 / Karar Tarihi: 4.12.2025 - Bodrum ...Bodrum Belediyesi Meclisi, İslamhaneleri dahil mahalleleri kapsayan 1/1000 ölçekli Revizyon ve İlave Uygulama İmar Planı ile ilgili karar aldı.Bodrum Belediyesi · 4.12.2025
Duyuru: Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akaçaalan ...Bodrum Belediyesi, İslamhaneleri de içeren mahalleler için Revizyon ve İlave 1/1000 Ölçekli Uygulama İmar Planı duyurusunu güncelledi.Bodrum Belediyesi
107.500
2026-07-27
107.321
2026-07-30
107.596
2026-08-03
108.013
2026-08-06
108.013
2026-08-11
108.333
2026-08-15
108.514
2026-08-20
108.514
2026-08-27
Actual transaction demand
195
Housing sales (yearly)
2025 · +%14 vs 5-yr avg26
Land sales (yearly)
2025 · −%28 vs 5-yr avg1.740
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 distinct investment profile for buyers seeking land banking or lower-density living compared to the district average. The presence of 1,035 parcels with an average size of 7,857 m² and a zoning limit of 3 stories suggests significant potential for low-density development or renovation, particularly given the 14% year-over-year increase in actual sales volume (TKGM). The price dispersion (p25–p75: 84,000–128,226 TL/m²) allows for strategic selection, where properties in sites or with specific drivers like pools can command premiums, while those without may offer negotiation room. The high mortgage interest rate of 42.03% (TCMB) currently favors cash buyers, implying that liquidity may be slower, but the rising transaction volume indicates sustained underlying demand for this specific asset class.
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 · 115 m² · current price 12.500.000 ₺. Estimated price a year ago ~10.552.275 ₺ (regional property index).
starting capital
Gram altın15.326.724 ₺ +%45
Bu konut12.500.000 ₺ +%18
ABD doları12.361.296 ₺ +%17
Bitcoin8.729.876 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 220 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
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 8.862 m² · current price 30.000.000 ₺. Estimated price a year ago ~25.325.460 ₺ (regional property index).
starting capital
Gram altın36.784.139 ₺ +%45
Bu arazi30.000.000 ₺ +%18
ABD doları29.667.110 ₺ +%17
Bitcoin20.951.703 ₺ −%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 (asking prices), TKGM (actual transaction volumes and cadastral data), KEOS (zoning parameters), UAVT/OSM (location and accessibility metrics), and TCMB (macroeconomic indicators). It does not include forward-looking predictions on interest rates, zoning changes, or broader economic shifts, which remain external variables.