105.556
Koyunbaba, Bodrum/Muğla
Momentum +14.2
Koyunbaba is a residential neighbourhood in Bodrum, Muğla, characterized by a high price level with a median listing price of 105,556 TL/m² for apartments. The market is dominated by villas and detached homes, with a significant presence of site-residences, reflecting a premium segment of the local real estate landscape.
Yürünebilirlik37/100Veri güveniyüksek143 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.
7.167
Land · ₺/m²
4 listings · for sale14.625.000
Median price ₺
for sale37
Walkability
49 points of interest · OSM80.000
Rent ₺/mo
1 listingsThe location's thesis.
Koyunbaba is ideal for high-net-worth individuals and families seeking a resort-style lifestyle in Bodrum who prioritize private amenities (pools, sites) over urban connectivity. The neighbourhood appeals to investors looking for capital appreciation in a district with below-median pricing but high amenity density, particularly those targeting the villa and detached home segments which show strong price resilience and premiums for specific features like sea views and pools.
- High mortgage interest rates (42.04%) significantly reduce credit-driven demand, potentially slowing transaction volumes and limiting buyer pools to cash buyers (TCMB).
- The neighbourhood is located in Seismic Zone 2 with a PGA of 0.33g, indicating moderate earthquake risk that may affect insurance costs and long-term structural considerations (il bazlı deprem profili).
- Limited public transit and low walkability scores may restrict the tenant pool to those with private vehicles, potentially impacting rental liquidity for non-site properties (UAVT + OSM + Nominatim).
Housing, land, commercial and building — by type.
105.556
Konut
₺/m² · 143 listings · high confidence112.030
Konut
₺/m² · 122 listings · high confidence7.167
Arsa
₺/m² · 4 listings · low confidence191
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
114.583
Villa
₺/m² · 80 listings114.706
Villa
₺/m² · 67 listings103.333
Daire
₺/m² · 46 listings100.536
Müstakil Ev
₺/m² · 11 listings103.846
Dubleks
₺/m² · 11 listings102.308
Müstakil Ev
₺/m² · 9 listings110.278
Daire
₺/m² · 8 listings103.333
Yazlık
₺/m² · 7 listingsThe median price of 105,556 TL/m² is below the district median of 119,215 TL/m², suggesting Koyunbaba offers a relative value entry point within Bodrum (regional listing data). The sub-type spread is heavily skewed toward villas (median 114,583 TL/m²) and detached homes, which command a premium over apartments (103,333 TL/m²) (regional listing data). The rent-vs-sale signal is ambiguous due to a single rental sample (80,000 TL/month); however, the high capital values imply that gross yields are likely compressed, positioning the area for capital appreciation rather than immediate high-yield rental income. The price dispersion (p25–p75: 89,193–136,364 TL/m²) indicates a wide range of quality and features, allowing for selective investment based on specific amenities (regional listing data).
₺/m² by property type and layout
Villa137 listings
2+121 listings
116.667₺/m²
2+24 listings
117.099₺/m²
3+165 listings
120.000₺/m²
3+29 listings
95.652₺/m²
4+127 listings
115.625₺/m²
4+27 listings
103.015₺/m²
5+14 listings
90.500₺/m²
Daire40 listings
2+134 listings
112.549₺/m²
3+16 listings
78.590₺/m²
Müstakil Ev14 listings
3+18 listings
107.218₺/m²
4+16 listings
89.844₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
89.193107.611136.364
Dispersion: Medium · (p75−p25) / medyan = 0.44
Premium drivers · vs overall median
121.389
Havuzlu
50 listings · +%13 vs median114.583
Deniz / sahil yakını
131 listings · +%6 vs median114.435
Manzaralı
152 listings · +%6 vs median102.941
Site içinde
71 listings · −%4 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 107.611 ₺/m²; branded projects trade at a premium/discount vs the median.
86.458
Monid
4 listings · max 91.667 · −%20 vs medianComplexes, new-builds and mix in the area
%28
In a complex
75 / 269 listings2
New / under construction
2 yeni · 0 proje269
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+1100 listings · 110.669 ₺/m²
%40
2+172 listings · 112.549 ₺/m²
%29
4+136 listings · 106.167 ₺/m²
%15
3+212 listings · 96.264 ₺/m²
%5
4+212 listings · 105.903 ₺/m²
%5
2+26 listings · 101.577 ₺/m²
%2
5+16 listings · 90.500 ₺/m²
%2
6+14 listings · 216.667 ₺/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 offers a lifestyle oriented towards private, site-based living rather than urban walkability. With a walkability score of 37 and no public transit access (bus stops: 0), residents rely heavily on private vehicles (UAVT + OSM + Nominatim). However, the area is rich in recreational amenities, with 35 sports and recreation points of interest within 1.5 km, including 33 swimming pools, catering to a leisure-focused demographic (OSM). The proximity to daily needs (supermarkets within 161 m) and tourism infrastructure (hotels, beach resorts) supports a lifestyle that balances convenience with resort-like amenities (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
111.716
2026-07-29
113.333
2026-08-02
112.030
2026-08-05
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
Investment assessment
Koyunbaba presents a static investment profile suited for long-term capital preservation and appreciation in a high-value district, rather than high-yield rental returns. The neighbourhood’s price is below the Bodrum district median, offering a potential upside for buyers seeking exposure to the Bodrum market at a slightly lower entry point. The dominance of villas and detached homes suggests that land value and property type efficiency are key drivers, with site-residences offering a more accessible entry point. The high mortgage interest rates (42.04%) currently constrain credit-driven demand, making this market primarily cash-driven; however, the absence of significant new supply (only 2 new/zero listings) limits downward pressure on prices. Investment success here depends on selecting properties with premium drivers (pool, sea view) that command the observed price premiums.
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 · 160 m² · current price 15.500.000 ₺. Estimated price a year ago ~13.084.821 ₺ (regional property index).
starting capital
Gram altın19.005.138 ₺ +%45
Bu konut15.500.000 ₺ +%18
ABD doları15.328.007 ₺ +%17
Bitcoin10.825.046 ₺ −%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 (satılık/kiralık ilanlar), OpenStreetMap (OSM) for points of interest and walkability, UAVT for location coordinates, and TCMB for macroeconomic indicators. It does not include real-time macro factors such as interest rate fluctuations, zoning changes, or broader economic shifts, which may influence market dynamics. Data is cleaned for outliers and sourced from public listings as of the packet date.