149.148
Küçükbük, Bodrum/Muğla
Momentum +33.5
Küçükbük is a high-end residential neighbourhood in Bodrum, characterized by a premium price level with a median listing price of 149,148 TL/m², significantly above the district median of 60,000 TL/m². The market is dominated by villas and luxury residences, with a strong concentration of site-based developments and recreational amenities.
Yürünebilirlik3/100Veri güveniyüksek67 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.
25.000.000
Median price ₺
for sale3
Walkability
35 points of interest · OSM400.000
Rent ₺/mo
1 listingsThe location's thesis.
Küçükbük is a premium, site-centric neighbourhood for affluent buyers and luxury investors who prioritize managed living, recreational proximity, and brand prestige over affordability. The data supports a thesis that value is driven by 'site' status, sea/manzana proximity, and villa typology, with significant premiums for branded projects and specific views, making it a high-barrier, high-premium market segment within Bodrum.
- High interest rates (42.03%) may suppress credit-dependent demand, limiting the buyer pool to cash buyers.
- Wide price dispersion (p25–p75 ratio 0.61) indicates high sensitivity to specific features (view, site, sea proximity), increasing selection risk.
- Limited rental data (n=1) makes yield assessment unreliable, posing a risk for investors relying on rental income projections.
- Regional seismic activity (PGA 0.33g, Zone 2) requires careful due diligence on building quality and insurance costs, though this is a regional, not neighbourhood-specific, risk.
Housing, land, commercial and building — by type.
149.148
Konut
₺/m² · 67 listings · high confidence86.799
Konut
₺/m² · 67 listings · medium confidence660.000
Turistik Tesis
₺/m² · 1 listings · low confidence₺/m² by property type.
152.174
Villa
₺/m² · 41 listings89.875
Daire
₺/m² · 25 listings85.037
Villa
₺/m² · 25 listings103.955
Daire
₺/m² · 12 listings2.692
Dubleks
₺/m² · 7 listings196.818
Müstakil Ev
₺/m² · 6 listingsThe median price of 149,148 TL/m² indicates a premium segment, nearly 2.5 times the district average (regional listing data). The sub-type spread reveals a clear hierarchy: mustakil_ev (196,818 TL/m²) and villa (152,174 TL/m²) command the highest premiums, while daire (89,875–103,955 TL/m²) offers a lower entry point within the same neighbourhood. The rent-vs-sale relation is limited by a single rental sample (400,000 TL/month), making yield calculations speculative; however, the high sale prices suggest a capital-value-driven market rather than a rental-income one. The recent 28.4% price momentum (June–August 2026) signals strong short-term demand or price correction, though the wide dispersion (p25–p75: 93,750–181,250 TL/m²) indicates that location-specific features heavily influence value.
₺/m² by property type and layout
Villa49 listings
2+14 listings
141.263₺/m²
3+120 listings
140.994₺/m²
4+120 listings
156.087₺/m²
5+15 listings
128.261₺/m²
Daire22 listings
2+122 listings
132.451₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
93.750143.889181.250
Dispersion: Medium · (p75−p25) / medyan = 0.61
Premium drivers · vs overall median
150.000
Deniz / sahil yakını
53 listings · +%4 vs median145.833
Site içinde
41 listings · +%1 vs median136.111
Manzaralı
36 listings · −%5 vs median126.667
Havuzlu
21 listings · −%12 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 143.889 ₺/m²; branded projects trade at a premium/discount vs the median.
196.897
Kardeşler Sitesi
4 listings · max 230.000 · +%37 vs medianComplexes, new-builds and mix in the area
%38
In a complex
52 / 136 listings136
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+134 listings · 138.436 ₺/m²
%34
3+125 listings · 151.053 ₺/m²
%25
4+125 listings · 152.174 ₺/m²
%25
5+15 listings · 128.261 ₺/m²
%5
3+24 listings · 225.753 ₺/m²
%4
4+23 listings · 133.333 ₺/m²
%3
5+23 listings · 150.000 ₺/m²
%3
Building age
1-52 listings
%100
Surroundings & transit.
Official location · Küçükbük, Gündoğan, Bodrum, Muğla, Ege Bölgesi, 48483, Türkiye
3
Walkability
0
Public transit
21
Spor & rekreasyon
Spor Sahası (14), Yüzme Havuzu (7)5
Yeme-içme
Restoran (3), Kafe (2)5
Diğer
Outdoor Seating (1), Playground (1), Shower (1), Dressing Room (1)3
Ulaşım
Otopark (3)1
Konaklama & turizm
Otel (1)Recent developments.
Bodrum İlçesi, Gündoğan, Farilya ve Küçükbük Mahalleleri, Revizyon ve İlave Nazım İmar PlanıKüçükbük Mahallesi dahilinde Nazım İmar Planı revizyonu ve ilavesi hakkında resmi pafta ve detaylar paylaşılmıştır.Muğla Büyükşehir Belediyesi
Gündoğan - Farilya - Küçükbük Mahalleleri Revizyon ve İlave 1/1000 Ölçekli Uygulama İmar PlanıKüçükbük Mahallesi için 1/1000 ölçekli uygulama imar planında revizyon ve ilave işlemlerine ait belediye duyurusu yayımlanmıştır.Bodrum Belediyesi
118.750
2026-07-28
118.750
2026-07-31
118.750
2026-08-03
120.000
2026-08-07
120.000
2026-08-11
119.524
2026-08-16
149.148
2026-08-21
149.148
2026-08-28
Investment assessment
This neighbourhood is suited for high-net-worth individuals and luxury investors seeking capital appreciation in a premium coastal market, rather than yield-focused buy-to-let investors. The high median price and dominance of villa/mustakil_ev types suggest a market driven by lifestyle and scarcity rather than volume. The presence of 'site' developments (38% of listings) and brand premiums (e.g., Kardeşler Sitesi at +37% premium) indicates that managed communities and brand reputation are key value drivers. While the recent price momentum is positive, the high interest rate environment (42.03%) may constrain credit-dependent demand, making cash buyers the primary market segment.
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 · 180 m² · current price 17.000.000 ₺. Estimated price a year ago ~14.351.094 ₺ (regional property index).
starting capital
Gram altın20.844.345 ₺ +%45
Bu konut17.000.000 ₺ +%18
ABD doları16.811.362 ₺ +%17
Bitcoin11.872.631 ₺ −%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), OSM points of interest, and macroeconomic indicators from TCMB. It does not include forward-looking predictions, zoning changes, or broader economic forecasts. Methodology is based on observed median prices, dispersion, and feature premiums from the provided packet.