91.250
Karabağ, Bodrum/Muğla
Momentum +13.6
Karabağ is a residential neighbourhood in the Turgutreis district of Bodrum, characterized by a high price level with a median listing price of 91,250 TL/m² for residential properties. The market is dominated by apartment units, with villas and detached homes representing a smaller, premium segment.
Yürünebilirlik3/100Veri güveniyüksek95 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
35.000
Land · ₺/m²
13 listings · for sale11.500.000
Median price ₺
for sale3
Walkability
54 points of interest · OSM50.000
Rent ₺/mo
24 listingsThe location's thesis.
Karabağ is best suited for cash-buying families or investors seeking high-yield rental potential in a self-contained, amenity-rich environment, rather than speculative land development. The neighbourhood’s character is defined by its residential density (dominated by apartments and villas) and its proximity to tourism infrastructure, making it attractive for short-term rental operators or long-term residents who prioritize local leisure facilities over urban centrality. The absence of agricultural land (zeytinlik/tarla) in the cadastral data (100% residential/built-up parcels) confirms a mature, built-up environment with limited greenfield development potential, focusing investment on existing stock improvement or rental yield optimization.
- High national mortgage interest rates (42.03%) constrain credit-driven demand, potentially slowing transaction volumes and price growth (TCMB).
- The neighbourhood is located in Seismic Zone 2 with a high peak ground acceleration (PGA) of 0.33g, indicating significant earthquake risk that may affect insurance costs and construction standards (il bazlı deprem profili).
- Limited public transit connectivity (score 0) and low walkability (score 3) may reduce appeal for non-car-owning residents or those seeking urban convenience.
- Recent price momentum shows a -1.5% decline, suggesting short-term market softening or price adjustment (regional listing data).
Housing, land, commercial and building — by type.
91.250
Konut
₺/m² · 95 listings · high confidence92.268
Konut
₺/m² · 87 listings · high confidence35.000
Arsa
₺/m² · 13 listings · medium confidence63.861
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
94.737
Daire
₺/m² · 60 listings85.809
Daire
₺/m² · 42 listings91.840
Villa
₺/m² · 24 listings82.917
Villa
₺/m² · 13 listings78.750
Müstakil Ev
₺/m² · 11 listings96.335
Müstakil Ev
₺/m² · 6 listings60.417
Tripleks
₺/m² · 5 listingsThe median price of 91,250 TL/m² is significantly below the district-wide median of 119,183 TL/m², indicating that Karabağ offers a more accessible entry point within the broader Bodrum market (regional listing data). The sub-type spread reveals that apartments (daire) are the most liquid asset class (n=60), commanding a median of 94,737 TL/m², while villas (n=24) trade at 91,840 TL/m². Notably, larger villas (4+1) show a lower price per square meter (71,739 TL/m²) compared to smaller units, suggesting that unit size inversely impacts the per-square-meter valuation in this segment. The rental market shows a median monthly rent of 50,000 TL (n=24), but direct yield calculations are cautioned against due to potential segment mismatches between rental and sales listings. Recent momentum data indicates a slight price correction of -1.5% between June and August 2026, with a general score of 13.6, suggesting a stabilizing or slightly softening market (regional listing data).
₺/m² by property type and layout
Daire92 listings
2+152 listings
91.722₺/m²
3+140 listings
96.578₺/m²
Villa25 listings
3+114 listings
92.308₺/m²
4+17 listings
71.739₺/m²
5+24 listings
85.372₺/m²
Müstakil Ev10 listings
2+14 listings
74.732₺/m²
3+16 listings
83.664₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
71.96991.023109.712
Dispersion: Medium · (p75−p25) / medyan = 0.41
Premium drivers · vs overall median
98.000
Havuzlu
29 listings · +%8 vs median96.500
Site içinde
48 listings · +%6 vs median92.625
Manzaralı
80 listings · +%2 vs median89.333
Deniz / sahil yakını
67 listings · −%2 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
%26
In a complex
48 / 184 listings4
New / under construction
3 yeni · 1 proje184
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+171 listings · 94.575 ₺/m²
%40
2+165 listings · 92.268 ₺/m²
%37
4+112 listings · 81.870 ₺/m²
%7
4+29 listings · 68.750 ₺/m²
%5
5+16 listings · 84.502 ₺/m²
%3
2.5+15 listings · 81.364 ₺/m²
%3
5+25 listings · 75.000 ₺/m²
%3
2+24 listings · 79.750 ₺/m²
%2
Building age
0 (yeni/proje)3 listings
%100
Surroundings & transit.
Official location · Karabağ, Turgutreis, Bodrum, Muğla, Ege Bölgesi, 48960, Türkiye
3
Walkability
0
Public transit
19
Günlük ihtiyaç
Süpermarket (7), Eczane (5), Akaryakıt (3), PTT (2)11
Konaklama & turizm
Seyir Noktası (5), Gezi Noktası (4), Otel (2)9
Diğer
Appliance (2), Pet (1), Construction (1), İbadethane (1)8
Spor & rekreasyon
Yüzme Havuzu (6), Spor Sahası (1), Spor Merkezi (1)3
Ulaşım
Otopark (2), Taksi (1)2
Sağlık
Klinik (2)Karabağ exhibits a car-dependent lifestyle profile, evidenced by a walkability score of 3 and a public transit score of 0, with no nearby bus stops (OSM/UAVT). However, it serves as a functional hub for daily needs, with 19 points of interest within 1.5 km, including supermarkets, pharmacies, and fuel stations. The area also has a strong tourism and leisure orientation, featuring 11 accommodation/tourism points (viewpoints, hotels) and 8 sports/recreation facilities (including 6 swimming pools) within the same radius. This mix suggests a neighbourhood that is convenient for daily living and leisure but requires private transport for broader connectivity.
Title & parcels.
1
Parcels
1
Blocks
975
Avg parcel m²
Land character
- İki Adet 3 Katlı, İki Adet 2 Katlı Betonarme Mesken Ve Arsası · 1 (%100)
Recent developments.
Bodrum ilçesi, Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akçaalan ...Bodrum ilçesi Karabağ dahil birçok mahallenin 1/5000 ölçekli nazım imar planında revizyon ve ilave değişiklikleri duyuruldu.Muğla Büyükşehir Belediyesi · 18 Aug 2025
91.712
2026-07-24
91.712
2026-07-27
92.509
2026-07-30
92.221
2026-08-02
92.625
2026-08-06
92.625
2026-08-10
92.174
2026-08-14
91.250
2026-08-19
Investment assessment
This neighbourhood presents a value-oriented investment profile relative to the Turgutreis/Bodrum district average, appealing to buyers seeking residential exposure at a lower price-per-square-meter threshold. The high prevalence of apartments (26% of listings in sites) and the dominance of 3+1 layouts suggest strong demand from families or long-term rental investors. The wide price dispersion (p25–p75: 71,969–109,712 TL/m²) and the presence of site-inside premiums (+6%) indicate that asset selection and specific amenities (like pools or gated access) are critical drivers of value, offering upside potential for well-positioned units. However, the high national mortgage interest rate (42.03%) implies that the market is likely driven by cash buyers, which may limit liquidity and price appreciation speed in the near term.
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 · 108 m² · current price 10.900.000 ₺. Estimated price a year ago ~9.201.584 ₺ (regional property index).
starting capital
Gram altın13.364.202 ₺ +%45
Bu konut10.900.000 ₺ +%18
ABD doları10.779.050 ₺ +%17
Bitcoin7.642.727 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 420 m² · current price 25.000.000 ₺. Estimated price a year ago ~21.104.550 ₺ (regional property index).
starting capital
Gram altın30.651.839 ₺ +%45
Bu arsa25.000.000 ₺ +%18
ABD doları24.722.592 ₺ +%17
Bitcoin17.529.189 ₺ −%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 ilanlar), OpenStreetMap (OSM) and UAVT for location/POI data, TKGM cadastral records for parcel characteristics, and TCMB for macroeconomic indicators. It does not include real-time macroeconomic shifts (e.g., interest rate changes), zoning updates (KEOS), or property-specific structural inspections. Investors should verify individual property conditions and current financing terms independently.