53.125
Mumcular, Bodrum/Muğla
Momentum -19.2
Mumcular is a neighbourhood in Bodrum characterized by a moderate price level, with a median residential price of ₺53,125/m² (regional listing data). The area serves as a lower-priced alternative to the district median of ₺119,493/m² (regional listing data).
Talep eğilimi%−25 yıl ort.Son yıl tapu satışı326 adet2025Yürünebilirlik1/100Veri güveniyüksek162 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.79 · ≤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.
3.429
Land · ₺/m²
12 listings · for sale4.525.000
Median price ₺
for sale1
Walkability
3 points of interest · OSM40.000
Rent ₺/mo
8 listingsThe location's thesis.
Mumcular is a low-density, semi-rural residential area for buyers seeking detached or villa-style living at a lower price point than the Bodrum district average, characterized by a mix of agricultural land and emerging residential plots (TKGM/regional listing data).
- The area is located in a seismic hazard zone (Level 2) with a peak ground acceleration (PGA) of 0.33g (regional data).
- A decline in actual transaction volumes (TKGM) suggests potential liquidity risks or a gap between asking prices and real demand.
- High national interest rates (41.87%) may limit market activity.
Housing, land, commercial and building — by type.
53.125
Konut
₺/m² · 162 listings · high confidence2.426
Arazi
₺/m² · 44 listings · high confidence54.977
Konut
₺/m² · 34 listings · high confidence59.091
Konut
₺/m² · 21 listings · high confidence2.882
Arazi
₺/m² · 14 listings · medium confidence3.429
Arsa
₺/m² · 12 listings · medium confidence65.980
İşyeri
₺/m² · 10 listings · medium confidence3.375
Arsa
₺/m² · 7 listings · medium confidence₺/m² by property type.
51.852
Daire
₺/m² · 126 listings55.000
Daire
₺/m² · 23 listings60.000
Daire
₺/m² · 19 listings114.286
Villa
₺/m² · 16 listings81.473
Müstakil Ev
₺/m² · 6 listings98.558
Villa
₺/m² · 5 listings51.390
Dubleks
₺/m² · 4 listingsThe real estate market shows a significant divergence between housing types: apartments have a median of ₺51,852/m², while villas command a substantial premium at ₺114,286/m² (regional listing data). Within the apartment segment, 1+1 units are priced higher at ₺62,727/m², whereas 3+1 units are lower at ₺45,614/m² (regional listing data). Property value is driven by specific amenities: units with pools command an 18% premium, those within sites offer a 15% premium, and those with views provide a 4% premium over the median (regional listing data). While the median monthly rent is ₺40,000 (regional listing data), the high interest rate environment (41.87% national rate) suggests a market dominated by cash buyers rather than credit-driven demand.
₺/m² by property type and layout
Daire165 listings
1+125 listings
62.727₺/m²
2+1109 listings
52.667₺/m²
3+131 listings
45.614₺/m²
Villa16 listings
3+116 listings
111.140₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
47.81754.71764.393
Dispersion: Low · (p75−p25) / medyan = 0.3
Premium drivers · vs overall median
64.603
Havuzlu
8 listings · +%18 vs median62.806
Site içinde
16 listings · +%15 vs median56.696
Manzaralı
19 listings · +%4 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
%7
In a complex
16 / 217 listings9
New / under construction
4 yeni · 5 proje217
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+1121 listings · 53.049 ₺/m²
%58
3+159 listings · 54.167 ₺/m²
%28
1+128 listings · 60.696 ₺/m²
%13
Building age
0 (yeni/proje)4 listings
%67
1-52 listings
%33
Surroundings & transit.
Official location · Karaova, Karaova Mah., Gölbaşı, Bodrum, Muğla, Ege Bölgesi, Türkiye
1
Walkability
0
Public transit
2
Diğer
İbadethane (2)1
Günlük ihtiyaç
Akaryakıt (1)The neighbourhood has a very low walkability score of 1 and a public transit score of 0, indicating a car-dependent lifestyle (UAVT/OSM). Points of interest within a 1.5 km radius are limited to religious sites and fuel stations (UAVT/OSM).
Title & parcels.
4.303
Parcels
293
Blocks
2.879
Avg parcel m²
Land character
- Tarla · 1328 (%31)
- Arsa · 843 (%20)
- Zeytinlik · 484 (%11)
- Zeytinli Tarla · 296 (%7)
- 3 Katlı Betonarme Mesken Ve Arsası · 204 (%5)
- 3 Katli Betonarme Mesken Ve Arsasi · 101 (%2)
- Bahçe · 76 (%2)
- 3 Katlı Betonarme Bina Ve Arsası · 46 (%1)
Development rights.
15
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
Recent developments.
Duyuru: Mumcular Mahallesi, 2024/7 nolu Parselasyon PlanıBodrum Belediyesi tarafından Mumcular Mahallesi'nde 595, 596, 597, 598 ve 601 adalarındaki parsellere yönelik 2024/7 nolu parselasyon planı duyuruldu.Bodrum Belediyesi · 2024
51.829
2026-08-26
51.829
2026-09-02
51.829
2026-09-10
52.114
2026-09-18
52.114
2026-09-25
53.333
2026-10-02
53.229
2026-10-09
53.125
2026-10-14
Actual transaction demand
326
Housing sales (yearly)
2025 · −%2 vs 5-yr avg99
Land sales (yearly)
2025 · −%31 vs 5-yr avg2.654
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
Investment potential is shaped by the high dispersion between apartment and villa prices, suggesting upside for specific high-end residential picks. The land character is predominantly agricultural and undeveloped, consisting of 1,328 fields (31%), 843 plots (20%), and 484 olive groves (11%) (TKGM). With an average KAKS/TAKS of 0.90 and a maximum of 3 floors (KEOS), the area maintains a low-density profile. Investors should note that while listing prices show a 5.1% momentum, actual residential sales volume in 2025 saw a slight decrease of 2% compared to the 5-year average (TKGM), indicating a potential gap between asking prices and real market liquidity.
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: 2+1 · 72 m² · current price 4.500.000 ₺. Estimated price a year ago ~3.764.025 ₺ (regional property index).
starting capital
Bu konut4.500.000 ₺ +%20
ABD doları4.426.642 ₺ +%18
Gram altın4.350.899 ₺ +%16
Bitcoin3.389.631 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 1.062 m² · current price 6.500.000 ₺. Estimated price a year ago ~5.436.925 ₺ (regional property index).
starting capital
Bu arazi6.500.000 ₺ +%20
ABD doları6.394.039 ₺ +%18
Gram altın6.284.633 ₺ +%16
Bitcoin4.896.134 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Arsa
Sample (anonymised) listing: Arsa · 4.311 m² · current price 6.850.000 ₺. Estimated price a year ago ~5.729.683 ₺ (regional property index).
starting capital
Bu arsa6.850.000 ₺ +%20
ABD doları6.738.333 ₺ +%18
Gram altın6.623.036 ₺ +%16
Bitcoin5.159.772 ₺ −%10
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa 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, TKGM land registry records, OSM/UAVT location data, and KEOS zoning plans. It does not account for macro-economic shifts, future zoning changes, or interest rate fluctuations beyond the provided data points.