180.000
Konacık, Bodrum/Muğla
Momentum +48.6
Konacık is a high-value residential neighbourhood in Bodrum, characterized by a median sale price of 157,545 TL/m², which is significantly above the district median of 119,183 TL/m². The area exhibits strong walkability and a dense concentration of leisure amenities, positioning it as a premium lifestyle destination.
Talep eğilimi%−205 yıl ort.Son yıl tapu satışı246 adet2025Yürünebilirlik88/100Veri güveniorta15 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.29 · ≤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.
29.900.000
Median price ₺
for sale88
Walkability
234 points of interest · OSM52.500
Rent ₺/mo
16 listingsThe location's thesis.
Konacık is best suited for high-net-worth individuals and second-home buyers seeking a turnkey, amenity-rich lifestyle in a walkable, secure environment. The neighbourhood’s value proposition rests on its unique blend of urban convenience (high walkability, dense POIs) and resort-style living (high concentration of pools and leisure facilities), supported by a land stock that is largely built-up or protected (olive groves/fields), limiting new supply and preserving exclusivity.
- Declining transaction volume: Real estate sales dropped 20% in 2025 compared to the 5-year average, suggesting cooling demand and potential liquidity risks despite high asking prices.
- High financing costs: With mortgage interest rates at 42.03%, credit-dependent demand is suppressed, making the market reliant on cash buyers and potentially limiting the buyer pool.
- Seismic exposure: Located in a high-risk seismic zone (Zone 2) with a PGA of 0.33g, requiring rigorous structural verification for any investment.
- Price dispersion risk: The wide price range (p25–p75) means that average metrics can be misleading; specific attributes like 'site' or 'sea view' command significant premiums, while standard units may lag.
Housing, land, commercial and building — by type.
180.000
Konut
₺/m² · 15 listings · medium confidence283.750
Konut
₺/m² · 1 listings · low confidence₺/m² by property type.
188.889
Villa
₺/m² · 9 listingsThe median price of 157,545 TL/m² reflects a premium over the district average, driven largely by the dominance of villas (166,111 TL/m²) compared to apartments (102,941–113,250 TL/m²). The rent-vs-sale dynamic shows a median monthly rent of 55,000 TL against a median listing price of 29,950,000 TL; however, the distinct price spread between sub-types suggests that yield calculations must be specific to the asset class rather than relying on a blended neighbourhood average. The wide dispersion in pricing (p25–p75: 96,208–154,179 TL/m²) indicates that location-specific features, such as sea proximity or site inclusion, create significant value variations within the same neighbourhood.
₺/m² by property type and layout
Daire80 listings
2+152 listings
102.941₺/m²
3+128 listings
113.250₺/m²
Villa36 listings
3+114 listings
164.967₺/m²
4+113 listings
149.500₺/m²
5+15 listings
158.333₺/m²
5+24 listings
97.500₺/m²
Müstakil Ev14 listings
2+14 listings
120.938₺/m²
3+110 listings
140.417₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
97.100125.093156.920
Dispersion: Medium · (p75−p25) / medyan = 0.48
Premium drivers · vs overall median
136.364
Deniz / sahil yakını
25 listings · +%9 vs median136.364
Manzaralı
31 listings · +%9 vs median134.146
Site içinde
55 listings · +%7 vs median132.917
Havuzlu
36 listings · +%6 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
%31
In a complex
56 / 179 listings4
New / under construction
4 yeni · 0 proje179
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+170 listings · 109.969 ₺/m²
%40
3+163 listings · 130.000 ₺/m²
%36
4+118 listings · 153.917 ₺/m²
%10
4+28 listings · 132.143 ₺/m²
%5
5+16 listings · 158.712 ₺/m²
%3
5+25 listings · 97.500 ₺/m²
%3
1+13 listings · 79.000 ₺/m²
%2
Building age
0 (yeni/proje)4 listings
%44
1-52 listings
%22
6-103 listings
%33
Surroundings & transit.
Official location · Konacık, Bodrum, Muğla, Ege Bölgesi, 48480, Türkiye
88
Walkability
10
Public transit
107 m
Nearest market
712 m
Nearest pharmacy
121
Spor & rekreasyon
Yüzme Havuzu (108), Spor Sahası (9), Park (4)49
Diğer
İbadethane (7), Furniture (5), Mall (3), Playground (3)32
Günlük ihtiyaç
Süpermarket (9), Banka (8), Eczane (5), ATM (4)16
Yeme-içme
Restoran (8), Kafe (4), Fast Food (2), Fırın (1)10
Ulaşım
Otopark (9), Taksi (1)5
Eğitim
Okul (3), Kütüphane (2)Konacık offers an exceptional pedestrian lifestyle, with a walkability score of 88 and 234 points of interest within the vicinity. The area is heavily oriented towards leisure and recreation, with 121 sports and recreation facilities (including 108 swimming pools) within 1.5 km, alongside a dense cluster of dining and daily necessity options. However, the low public transit score (10) implies that residents are likely car-dependent for broader connectivity, reinforcing the neighbourhood's character as a self-contained, high-density leisure enclave rather than a commuter hub.
Title & parcels.
1.561
Parcels
280
Blocks
12.417
Avg parcel m²
Land character
- Arsa · 515 (%33)
- Tarla · 79 (%5)
- Zeytinli Tarla · 44 (%3)
- 3 Katlı Betonarme Bina Ve Arsası · 41 (%3)
- 2 Katlı Betonarme Bina Ve Arsası · 40 (%3)
- Zeytinlik · 34 (%2)
- 3 Katlı Betonarme Mesken Ve Arsası · 28 (%2)
- 2 Katlı Betonarme Mesken Ve Arsası · 25 (%2)
Development rights.
19
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
Recent developments.
Bodrum İlçesi, Konacık Mahallesi, 2298 Parselin Bir Kısmına İlişkin 1/5000 Ölçekli Nazım İmar Planı DeğişikliğiKonacık Mahallesi'nde 2298 parselin bir kısmını kapsayan 1/5000 ölçekli nazım imar planı değişikliği askı ilan tutanağı ile duyurulmuştur.Muğla Büyükşehir Belediyesi · 2024-08-19
Konacık (Bodrum-Muğla) Revizyon İlave 1/5.000 Ölçekli Nazım İmar Planı ve 1/1.000 Ölçekli Uygulama İmar PlanıKonacık Mahallesi'nin sit alanları dışındaki alanlarına ait revizyon ilave nazım imar planı ve uygulama imar planı resmi olarak yayınlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-08-19
Konacık Mahallesi 18. Madde İmar Uygulaması (192 Ada 10, 40 Parseller)Konacık Mahallesi'nde 3194 sayılı İmar Kanunu gereği 192 ada 10 ve 40 numaralı parsellerde yapılan 18. madde imar uygulaması sonuçlandırılmıştır.Bodrum Belediyesi · 2024-08-19
Konacık Mahallesi 280 Ada 3, 4, 5 ve 7 Parseller İmar Planı DeğişikliğiKonacık Mahallesi sınırları içindeki 280 ada 3, 4, 5 ve 7 parsellerde 6306 sayılı Afet Riski Altındaki Alanların Dönüştürülmesi Kanunu kapsamında imar planı değişikliği yapılmıştır.Muğla İl Afet ve Acil Durum Müdürlüğü · 2024-08-19
120.504
2026-07-24
120.938
2026-07-27
122.702
2026-07-30
122.702
2026-08-02
120.000
2026-08-06
120.000
2026-08-10
119.444
2026-08-14
157.545
2026-08-19
Actual transaction demand
246
Housing sales (yearly)
2025 · −%20 vs 5-yr avg43
Land sales (yearly)
2025 · −%16 vs 5-yr avg3.184
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 high-barrier entry point suitable for capital preservation and lifestyle-driven investment rather than high-yield rental returns. The premium is justified by the scarcity of land (dominated by olive groves and fields) and the high walkability score (88), which supports long-term value retention. While the current high mortgage rates (42.03%) may slow transaction velocity, the strong price momentum (+34.1% in recent months) signals robust demand among cash buyers or those with existing equity. Investors should focus on the villa segment for capital appreciation but remain cautious of the lower liquidity indicated by the 20% drop in transaction volumes.
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: 3+1 · 98 m² · current price 15.000.000 ₺. Estimated price a year ago ~12.662.730 ₺ (regional property index).
starting capital
Gram altın18.391.104 ₺ +%45
Bu konut15.000.000 ₺ +%18
ABD doları14.833.555 ₺ +%17
Bitcoin10.517.514 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
İşyeri
Sample (anonymised) listing: İşyeri · 160 m² · current price 17.500.000 ₺. Estimated price a year ago ~14.773.185 ₺ (regional property index).
starting capital
Gram altın21.456.287 ₺ +%45
Bu işyeri17.500.000 ₺ +%18
ABD doları17.305.814 ₺ +%17
Bitcoin12.270.433 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — i̇şyeri 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), TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include macroeconomic forecasts, interest rate projections, or future zoning changes. All price figures are in TRY (₺). Methodology is based on observed data as of the packet date; users should verify current market conditions independently.