55.000
Karaova, Bodrum/Muğla
Momentum +11.8
Karaova in Bodrum presents a distinct residential market with a median price of 55,000 ₺/m², which is significantly below the district-wide median of 119,167 ₺/m², indicating a more accessible entry point within the broader Bodrum real estate landscape. The area is characterized by a high concentration of apartment listings and a limited presence of commercial properties, with rental yields suggesting a cautious investment environment due to high national mortgage rates.
Yürünebilirlik1/100Veri güveniyüksek34 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
4.550.000
Median price ₺
for sale1
Walkability
3 points of interest · OSM23.500
Rent ₺/mo
33 listingsThe location's thesis.
Karaova is best suited for cash-buying investors or families seeking affordable, spacious residential options in Bodrum who are not reliant on public transit or immediate walkable amenities. The cadastral data reveals a mix of residential and commercial land use, with 75% of parcels designated for residential use (3-story reinforced concrete residences) and 25% for commercial use (4-story office/business), indicating a developing mixed-use character rather than a purely rural or agricultural zone. The dominance of 2+1 apartments suggests a target demographic of small households or investors looking for rental efficiency, while the lower price point compared to the district median makes it an attractive entry point for budget-conscious buyers.
- Low walkability and lack of public transit may limit the tenant pool to car-owners, potentially affecting rental demand from younger demographics or those without vehicles.
- The high national mortgage interest rate of 42.03% significantly reduces the pool of leveraged buyers, potentially leading to slower sales velocity and a market dominated by cash transactions.
- The neighborhood is located in a seismic zone (Zone 2) with a PGA of 0.33g, which is a regional characteristic that may influence insurance costs and buyer perception, though specific building codes for individual structures are not detailed in the packet.
- The presence of incomplete projects (natamam) introduces construction completion risk, which could affect supply timing and buyer confidence if projects face delays.
Housing, land, commercial and building — by type.
55.000
Konut
₺/m² · 34 listings · high confidence57.246
Konut
₺/m² · 12 listings · medium confidence49.333
Konut
₺/m² · 6 listings · medium confidence89.286
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
54.118
Daire
₺/m² · 32 listings49.804
Daire
₺/m² · 6 listings52.841
Daire
₺/m² · 4 listingsThe median price of 55,000 ₺/m² for residential properties is approximately 54% lower than the Bodrum district median of 119,167 ₺/m², positioning Karaova as a value-oriented segment relative to the wider district (regional listing data). The market is overwhelmingly dominated by apartments (daire), with 32 out of 42 sampled units being apartments, while commercial properties (işyeri) command a higher premium at 89,286 ₺/m² (n=1). Within the apartment segment, smaller units (1+1) trade at a higher per-square-meter rate (63,000 ₺/m²) compared to larger units (3+1 at 49,558 ₺/m²), reflecting a premium for compact living or investment-ready units. The rental median of 23,500 ₺/month against a sales median of 4,550,000 ₺ implies a gross yield that must be weighed against the high national mortgage interest rate of 42.03%, which likely suppresses leveraged demand and keeps the market cash-heavy (TCMB data).
₺/m² by property type and layout
Daire42 listings
1+15 listings
63.000₺/m²
2+127 listings
53.529₺/m²
3+110 listings
49.558₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
49.79654.77360.679
Dispersion: Low · (p75−p25) / medyan = 0.2
How 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
2
New / under construction
1 yeni · 1 proje52
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+135 listings · 54.118 ₺/m²
%69
3+110 listings · 49.558 ₺/m²
%20
1+16 listings · 60.591 ₺/m²
%12
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
Official location · Karaova, Karaova Mah., Gölbaşı, Bodrum, Muğla, Ege Bölgesi, Türkiye
1
Walkability
0
Public transit
2
Diğer
İbadethane (2)1
Günlük ihtiyaç
Akaryakıt (1)The neighborhood exhibits very low walkability (score 1) and no public transit access (score 0), implying a car-dependent lifestyle where residents rely on private vehicles for daily needs (UAVT + OSM data). Points of interest within 1.5 km are limited to religious sites (2) and a fuel station (1), suggesting a lack of immediate commercial or social infrastructure within walking distance. This profile suits individuals or families who prioritize privacy and space over urban convenience, likely residing in site-based or detached structures given the cadastral data.
Title & parcels.
4
Parcels
4
Blocks
1.868
Avg parcel m²
Land character
- 3 Adet 3 Katlı Betonarme Mesken Ve Arsası · 1 (%25)
- 3 Katlı Betonarme Mesken Ve Arsası · 1 (%25)
- 4 Katlı Betonarme Ofis, İşyeri Ve Arsası · 1 (%25)
- Dokuz Adet Üç Katlı Betonarme Mesken Ve Arsası · 1 (%25)
Recent developments.
Bodrum Belediyesi E-İmarKarova mahallesi sınırlarındaki parsel için mer'i imar planına uygun inşaat şartları ve proje tanzim koşulları belirlenmiştir.Bodrum Belediyesi · 2023-10-27
Bodrum Belediyesi E-İmarİlgili parselin imar durumu 1 yıl süreyle geçerli olup, plan değişikliklerinde hak iddiası bulunmamaktadır.Bodrum Belediyesi · 2023-10-27
53.529
2026-07-27
53.571
2026-07-30
53.571
2026-08-02
53.845
2026-08-06
53.845
2026-08-10
54.559
2026-08-15
55.000
2026-08-20
55.000
2026-08-27
Investment assessment
Karaova offers a lower-entry investment profile compared to the broader Bodrum district, appealing to buyers seeking affordability or those less sensitive to the premium associated with central Bodrum locations. The prevalence of 2+1 units (35 listings) suggests a layout efficient for small families or investors targeting the rental market for young professionals or seasonal workers. The wide price dispersion (p25–p75: 49,796–60,679 ₺/m²) indicates that careful selection is required to capture value, as the market is not uniformly priced. The presence of new/project-stage inventory (1 zero, 1 incomplete) adds supply-side dynamics that could moderate price growth or offer negotiation leverage for buyers. The high national mortgage rate of 42.03% currently favors cash buyers, limiting the pool of leveraged investors and potentially slowing transaction velocity until macroeconomic conditions shift.
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 · 80 m² · current price 4.500.000 ₺. Estimated price a year ago ~3.798.819 ₺ (regional property index).
starting capital
Gram altın5.517.621 ₺ +%45
Bu konut4.500.000 ₺ +%18
ABD doları4.450.066 ₺ +%17
Bitcoin3.142.755 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
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 cadastral records, and TCMB macroeconomic indicators. It does not include real-time field verification, specific building inspection reports, or future zoning changes. Macro factors such as interest rates and inflation are included as contextual drivers, but specific property-level risks (e.g., structural integrity, title deed issues) are not assessed. The methodology relies on aggregated median and percentile data, which may not reflect individual property conditions.