106.667
Koyunbaba, Bodrum/Muğla
Momentum +8.1
Koyunbaba is a residential neighbourhood in Bodrum, Muğla, characterized by a median property price of ₺106,667/m² (regional listing data). The area operates at a price level slightly below the district median of ₺119,493/m² (regional listing data).
Yürünebilirlik37/100Veri güveniyüksek171 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.
13.333
Land · ₺/m²
3 listings · for sale14.950.000
Median price ₺
for sale37
Walkability
49 points of interest · OSM50.000
Rent ₺/mo
6 listingsThe location's thesis.
Koyunbaba is a villa-dominant residential area suited for buyers seeking larger, amenity-driven housing (such as 3+1 and 2+1 configurations) who prioritize recreational proximity over urban walkability (regional listing data/OSM).
- High national mortgage interest rates (41.87%) may impact liquidity and buyer demand (TCMB data).
- The region is located in earthquake hazard zone 2 with a peak ground acceleration (PGA) of 0.33g due to Aegean coastal faults (Regional seismic data).
Housing, land, commercial and building — by type.
106.667
Konut
₺/m² · 171 listings · high confidence112.682
Konut
₺/m² · 95 listings · high confidence13.333
Arsa
₺/m² · 3 listings · low confidence150.000
Konut
₺/m² · 1 listings · low confidence191
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
119.097
Villa
₺/m² · 86 listings116.515
Villa
₺/m² · 67 listings106.667
Daire
₺/m² · 48 listings99.145
Dubleks
₺/m² · 12 listings103.571
Müstakil Ev
₺/m² · 9 listings103.333
Yazlık
₺/m² · 9 listings120.490
Daire
₺/m² · 6 listings89.062
Müstakil Ev
₺/m² · 5 listingsThe neighbourhood exhibits a strong preference for villa-type housing, with villa prices (median ₺119,097/m²) significantly exceeding apartment prices (median ₺106,667/m²) (regional listing data). Within the villa segment, larger configurations command higher values, specifically 6+1 units reaching ₺178,571/m², while 5+1 units are priced lower at ₺95,000/m² (regional listing data). Property value is heavily driven by amenities: units with a pool command a +18% premium (₺129,310/m²) compared to the general median, followed by sea/coast proximity (+5%) and views (+4%) (regional listing data). Conversely, being located within a site/complex results in a -6% price deviation (₺103,394/m²) relative to the median (regional listing data).
₺/m² by property type and layout
Villa146 listings
2+122 listings
105.556₺/m²
2+24 listings
117.099₺/m²
3+163 listings
124.324₺/m²
3+29 listings
95.652₺/m²
4+130 listings
118.349₺/m²
4+28 listings
112.433₺/m²
5+15 listings
95.000₺/m²
6+15 listings
178.571₺/m²
Daire40 listings
2+135 listings
113.333₺/m²
3+15 listings
73.846₺/m²
Müstakil Ev11 listings
3+15 listings
104.435₺/m²
4+16 listings
94.844₺/m²
Yazlık9 listings
2+15 listings
103.333₺/m²
3+14 listings
90.792₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
90.385110.000138.235
Dispersion: Medium · (p75−p25) / medyan = 0.43
Premium drivers · vs overall median
129.310
Havuzlu
47 listings · +%18 vs median115.625
Deniz / sahil yakını
134 listings · +%5 vs median114.706
Manzaralı
147 listings · +%4 vs median103.394
Site içinde
68 listings · −%6 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 110.000 ₺/m²; branded projects trade at a premium/discount vs the median.
67.955
Gümüşkaya Sitesi
3 listings · max 112.667 · −%38 vs medianComplexes, new-builds and mix in the area
%27
In a complex
72 / 270 listings2
New / under construction
2 yeni · 0 proje270
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+191 listings · 112.030 ₺/m²
%36
2+176 listings · 108.333 ₺/m²
%30
4+138 listings · 114.631 ₺/m²
%15
4+215 listings · 106.250 ₺/m²
%6
3+212 listings · 96.264 ₺/m²
%5
6+16 listings · 177.286 ₺/m²
%2
2+26 listings · 101.577 ₺/m²
%2
5+16 listings · 100.500 ₺/m²
%2
Building age
0 (yeni/proje)2 listings
%50
1-52 listings
%50
Surroundings & transit.
Official location · Koyunbaba, Karakaya (Bodrum), Bodrum, Muğla, Ege Bölgesi, 48990, Türkiye
37
Walkability
0
Public transit
161 m
Nearest market
35
Spor & rekreasyon
Yüzme Havuzu (33), Spor Sahası (2)4
Konaklama & turizm
Otel (4)4
Diğer
Beach Resort (1), Trail Riding Station (1), Bus Station (1), İbadethane (1)3
Günlük ihtiyaç
Süpermarket (2), Market (1)2
Ulaşım
Otopark (2)1
Yeme-içme
Restoran (1)The neighbourhood has a low walkability score of 37 and a public transit score of 0, indicating a car-dependent lifestyle (OSM/UAVT). While daily necessities like supermarkets are highly accessible within 161m (OSM), the area is heavily oriented toward sports and recreation, with 35 points of interest including swimming pools and sports fields within a 1.5 km radius (OSM).
Recent developments.
KOYUNBABA Alt Yapı Takvimi: PARKE SÖKÜM İŞİBodrum Belediyesi tarafından Koyunbaba Mahallesi Sevgi ve Yakut Sokaklarda parke söküm çalışmaları gerçekleştirilmektedir.Bodrum Belediyesi · 2024-05-20
Muğla İli Bodrum İlçesi Karakaya Mahallesi 163 Ada 10, 18 ve 21 Parselleri İmar Planı DeğişikliğiKarakaya Mahallesi'nde hazırlanan plan teklifi ile Belediye Hizmet Alanı, Cami, Park, Trafo ve Yol kullanımlarını kapsayan düzenleme yapılmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-11-15
Bodrum İlçesi Alt Ölçekli İmar Planları OnayıBodrum bölgesinde 29.11.2017 tarihinde onaylanan alt ölçekli imar planları kapsamında 165 ada ve çevresi ile ilgili güncellemeler yer almaktadır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2021-06-04
112.030
2026-08-10
113.810
2026-08-14
105.087
2026-08-19
105.556
2026-08-26
105.556
2026-09-02
105.556
2026-09-17
106.667
2026-10-08
106.667
2026-10-13
Investment assessment
Investment in Koyunbaba is centered on the villa segment, where high-specification units with pools or sea views offer the highest price premiums (regional listing data). The wide dispersion between the p25 and p75 price points (₺90,385–₺138,176/m²) suggests opportunities for value selection based on specific property attributes (regional listing data). Given the current high national mortgage interest rates of 41.87%, the market environment is likely driven by cash buyers (TCMB data).
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+2 · 120 m² · current price 15.900.000 ₺. Estimated price a year ago ~13.299.556 ₺ (regional property index).
starting capital
Bu konut15.900.000 ₺ +%20
ABD doları15.640.802 ₺ +%18
Gram altın15.373.178 ₺ +%16
Bitcoin11.976.697 ₺ −%10
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, and TCMB macro indicators. It does not account for specific zoning changes, local micro-economic shifts, or future interest rate fluctuations.