147.059
Kızılağaç, Bodrum/Muğla
Momentum +18.4
Kızılağaç is a neighbourhood in Bodrum, Muğla, characterized by a high residential median price of 147,059 TL/m², which sits significantly above the district median of 119,167 TL/m². The area is defined by large land parcels and a housing stock dominated by villas, reflecting a premium, low-density environment.
Talep eğilimi%−445 yıl ort.Son yıl tapu satışı9 adet2025Yürünebilirlik1/100Veri güveniorta13 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.30 · ≤2 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.
15.000
Land · ₺/m²
3 listings · for sale27.500.000
Median price ₺
for sale1
Walkability
4 points of interest · OSMThe location's thesis.
Kızılağaç is best suited for investors and buyers seeking large-scale land assets or villa-style living in a low-density environment, rather than those seeking urban convenience or high rental turnover. The dominance of agricultural and olive grove land (63% of parcels are fields/olive groves) combined with a low-density zoning regime (average FAR 0.30, max 2 floors) signals a character defined by land scarcity and development constraints rather than dense residential growth (TKGM/KEOS data).
- Liquidity Risk: A 44% decline in residential sales volume in 2025 suggests a cooling market where high asking prices may not be realized quickly (TKGM).
- Macro-Financial Pressure: High mortgage interest rates (42.03%) suppress credit-driven demand, favoring cash buyers and potentially slowing price adjustments (TCMB).
- Seismic Exposure: Located in a region classified as Seismic Risk Zone 2 with a PGA of 0.33g, requiring rigorous structural assessment for any new construction or renovation (Regional seismic profile).
- Zoning Constraints: Low density (max 2 floors, FAR 0.30) limits the potential for high-yield multi-unit developments, capping the upside for density-based investors (KEOS).
Housing, land, commercial and building — by type.
147.059
Konut
₺/m² · 13 listings · medium confidence1.722
Arazi
₺/m² · 5 listings · medium confidence15.000
Arsa
₺/m² · 3 listings · low confidence182.796
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
112.500
Villa
₺/m² · 7 listingsThe residential median price of 147,059 TL/m² indicates a premium positioning relative to the district average of 119,167 TL/m² (regional listing data). The housing stock is heavily skewed toward villas (median 112,500 TL/m², n=7), with other types like land (1,722 TL/m²) and commercial units (182,796 TL/m²) representing niche segments. The relationship between asking prices and transaction volume reveals a cooling market: while listing prices remain high, actual residential sales dropped 44% in 2025 compared to the five-year average (9 sales vs. 16 average), suggesting that high asking prices are not currently supported by strong buyer demand, creating potential negotiation space for cash buyers (TKGM transaction data).
Complexes, new-builds and mix in the area
%13
In a complex
3 / 23 listings1
New / under construction
0 yeni · 1 proje23
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+15 listings · 147.059 ₺/m²
%36
4+15 listings · 147.500 ₺/m²
%36
5+14 listings · 102.141 ₺/m²
%29
Surroundings & transit.
Official location · Kızılağaç, Bodrum, Muğla, Ege Bölgesi, Türkiye
1
Walkability
2
Public transit
3
Spor & rekreasyon
Spor Sahası (2), Yüzme Havuzu (1)1
Günlük ihtiyaç
Akaryakıt (1)The neighbourhood exhibits very low walkability (score 1) and transit accessibility (score 2), indicating a car-dependent lifestyle typical of low-density, peri-urban, or rural-adjacent areas (UAVT/OSM). Points of interest are limited to basic daily needs (1 fuel station) and recreation (3 sports facilities within 1.5 km), suggesting that residents rely on the neighbourhood for housing and leisure but travel elsewhere for comprehensive urban services. This profile appeals to investors targeting buyers who prioritize privacy and land size over urban convenience.
Title & parcels.
780
Parcels
160
Blocks
53.690
Avg parcel m²
Land character
- Tarla · 308 (%39)
- Zeytinli Tarla · 191 (%24)
- Zeytinlik · 69 (%9)
- Arsa · 54 (%7)
- Kargir Ev Ve Avlusu · 34 (%4)
- Orman · 14 (%2)
- İncirli Tarla · 12 (%2)
- İncir Bahçesi · 7 (%1)
Development rights.
10
Planned parcels
2
Max floors
Recent developments.
Bodrum İlçesi, Kizilağaç Mahallesi, 305 Ada, 1 Parsel Ve Yakin Çevresi 1/5000 PlanıKızılağaç Mahallesi 305 Ada 1 Parsel ve yakın çevresine ilişkin 1/5000 ölçekli uygulama imar planı düzenlenmiştir.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-15
Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıBodrum İlçesi genel sınırlarını kapsayan 1/25000 ölçekli Nazım İmar Planı askı sürecine girmiştir.Muğla Büyükşehir Belediyesi · 2024-04-20
141.842
2026-07-27
141.842
2026-07-30
141.842
2026-08-03
134.671
2026-08-06
134.671
2026-08-11
141.842
2026-08-15
147.059
2026-08-20
147.059
2026-08-27
Actual transaction demand
9
Housing sales (yearly)
2025 · −%44 vs 5-yr avg137
Land sales (yearly)
2025 · −%4 vs 5-yr avg114
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 niche investment profile suited for long-term capital preservation or high-net-worth individuals seeking large land holdings rather than high-turnover rental yields. The wide price dispersion and premium over the district median suggest upside potential for well-positioned assets, but the low liquidity (declining sales volume) and high mortgage rates (42.03%) limit speculative activity. The dominance of villas and large plots implies that efficiency lies in land banking or bespoke developments rather than mass-market apartment investing. The static synthesis indicates a market where patience and cash liquidity are more valuable than leverage.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Arsa
Sample (anonymised) listing: Arsa · 3.617 m² · current price 6.250.000 ₺. Estimated price a year ago ~5.276.137 ₺ (regional property index).
starting capital
Gram altın7.662.960 ₺ +%45
Bu arsa6.250.000 ₺ +%18
ABD doları6.180.648 ₺ +%17
Bitcoin4.382.297 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 1.976 m² · current price 10.500.000 ₺. Estimated price a year ago ~8.863.911 ₺ (regional property index).
starting capital
Gram altın12.873.772 ₺ +%45
Bu arazi10.500.000 ₺ +%18
ABD doları10.383.488 ₺ +%17
Bitcoin7.362.260 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 4+1 · 190 m² · current price 26.950.000 ₺. Estimated price a year ago ~22.750.705 ₺ (regional property index).
starting capital
Gram altın33.042.683 ₺ +%45
Bu konut26.950.000 ₺ +%18
ABD doları26.650.954 ₺ +%17
Bitcoin18.896.466 ₺ −%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 relies on regional listing data, TKGM transaction records, KEOS zoning data, and OSM/UAVT accessibility metrics. It does not include macroeconomic forecasts, interest rate projections, or specific zoning changes beyond the current plan. Seismic data is provided at the provincial/regional level and may not reflect micro-site conditions.