51.829
Mumcular, Bodrum/Muğla
Momentum -9.9
Mumcular, located in the Karaova district of Bodrum, is a residential area characterized by a median price of 51,829 TL/m² for apartments, which is significantly below the district-wide median of 119,215 TL/m². The neighborhood offers a more accessible entry point into the Bodrum market, with a mix of apartment stock and lower-priced land assets.
Talep eğilimi%−25 yıl ort.Son yıl tapu satışı326 adet2025Yürünebilirlik1/100Veri güveniyüksek138 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.79 · ≤3 katKEOS
Explore the area in 3D.
3D · satellite + terrain · 10-min walk area
Drag: pan · right-drag (or compass): rotate/tilt · scroll: zoom · terrain top-right.
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 sale4.450.000
Median price ₺
for sale1
Walkability
3 points of interest · OSM40.000
Rent ₺/mo
8 listingsThe location's thesis.
Mumcular is best suited for budget-conscious investors or end-users seeking affordable access to the Bodrum real estate market, particularly those interested in apartment living or land banking in a low-density, car-dependent area. The data supports this thesis through the significantly lower median price compared to the district average, the dominance of apartment listings, and the high proportion of agricultural land (Tarla/Zeytinlik) which suggests a rural character with limited immediate urban infrastructure (regional listing data, TKGM).
- Low liquidity: Transaction volume has declined by 2% over the last five years (326 units in 2025 vs. 5-year avg 331), suggesting a cooling market and potential difficulty in selling quickly (TKGM).
- High financing costs: With mortgage interest rates at 42.04%, credit-dependent demand is likely suppressed, favoring cash buyers and potentially slowing price growth (TCMB).
- Zoning and land use: The majority of parcels are classified as 'Tarla' (31%) or 'Zeytinlik' (11%), which may restrict immediate residential development or require complex conversion processes (TKGM).
- Seismic risk: The region is in Zone 2 with a PGA of 0.33g, requiring careful attention to building codes and structural integrity for any new purchases or developments (il bazlı deprem profili).
Housing, land, commercial and building — by type.
51.829
Konut
₺/m² · 138 listings · high confidence2.381
Arazi
₺/m² · 43 listings · medium confidence56.534
Konut
₺/m² · 42 listings · high confidence59.091
Konut
₺/m² · 19 listings · medium confidence2.850
Arazi
₺/m² · 15 listings · medium confidence3.429
Arsa
₺/m² · 12 listings · medium confidence46.667
İşyeri
₺/m² · 9 listings · medium confidence3.375
Arsa
₺/m² · 7 listings · medium confidence₺/m² by property type.
51.829
Daire
₺/m² · 126 listings51.176
Daire
₺/m² · 23 listings60.000
Daire
₺/m² · 17 listings111.905
Villa
₺/m² · 11 listings51.390
Dubleks
₺/m² · 4 listings46.743
Müstakil Ev
₺/m² · 4 listingsThe median apartment price of 51,829 TL/m² is less than half the district median (119,215 TL/m²), indicating that Mumcular serves as a value-oriented segment within Bodrum (regional listing data). The property mix is heavily skewed toward apartments (126 of 138 samples), with villas commanding a substantial premium at 111,905 TL/m² (regional listing data). The rent-to-sale ratio is limited by a small sample size (n=8 for rent), but the high asking prices relative to the low transaction volume suggest a market where liquidity is constrained, and pricing may be aspirational rather than reflective of immediate cash flow yields.
₺/m² by property type and layout
Daire162 listings
1+125 listings
62.727₺/m²
2+1106 listings
52.492₺/m²
3+131 listings
45.614₺/m²
Villa11 listings
3+111 listings
111.905₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
47.15453.33363.158
Dispersion: Low · (p75−p25) / medyan = 0.3
Premium drivers · vs overall median
64.706
Havuzlu
7 listings · +%21 vs median60.103
Site içinde
12 listings · +%13 vs median56.667
Manzaralı
15 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
%6
In a complex
12 / 199 listings9
New / under construction
4 yeni · 5 proje199
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+1113 listings · 52.632 ₺/m²
%59
3+151 listings · 50.000 ₺/m²
%27
1+128 listings · 60.696 ₺/m²
%15
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 neighborhood exhibits very low walkability (score 1) and no public transit access (score 0), implying a car-dependent lifestyle (UAVT + OSM + Nominatim). Points of interest are sparse, limited to religious sites and a fuel station within 1.5 km, suggesting a quiet, possibly rural or semi-rural character rather than a vibrant urban center (UAVT + OSM + Nominatim). This profile appeals to buyers seeking privacy and lower density, but it may limit appeal to those requiring daily convenience or public transport connectivity.
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
51.743
2026-07-29
52.198
2026-08-02
52.804
2026-08-05
52.804
2026-08-10
52.689
2026-08-14
51.829
2026-08-19
51.829
2026-08-26
51.829
2026-09-02
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
This neighborhood presents a distinct investment profile compared to the broader Bodrum market, offering lower entry costs but potentially lower liquidity. The wide price dispersion (p25–p75: 47,154–63,158 TL/m²) and the presence of specific premiums for amenities like pools (+21%) and gated communities (+13%) suggest that value creation is driven by unit quality and location within the neighborhood rather than broad market appreciation (regional listing data). The high concentration of 'Tarla' (31%) and 'Zeytinlik' (11%) land parcels indicates that future development potential is tied to zoning changes or agricultural-to-residential conversion, which carries regulatory risk (TKGM). The static synthesis suggests this area is suitable for investors seeking lower-cost exposure to the Bodrum market with a focus on value-add or long-term hold, rather than quick turnover.
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 · 88 m² · current price 4.475.000 ₺. Estimated price a year ago ~3.777.714 ₺ (regional property index).
starting capital
Gram altın5.486.967 ₺ +%45
Bu konut4.475.000 ₺ +%18
ABD doları4.425.344 ₺ +%17
Bitcoin3.125.296 ₺ −%17
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 ~5.487.183 ₺ (regional property index).
starting capital
Gram altın7.969.897 ₺ +%45
Bu arazi6.500.000 ₺ +%18
ABD doları6.427.874 ₺ +%17
Bitcoin4.539.536 ₺ −%17
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 ~5.782.647 ₺ (regional property index).
starting capital
Gram altın8.399.045 ₺ +%45
Bu arsa6.850.000 ₺ +%18
ABD doları6.773.990 ₺ +%17
Bitcoin4.783.972 ₺ −%17
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 (asking prices), TKGM transaction records (actual sales volume and land classification), and OSM/UAVT data (location and accessibility). It does not include macroeconomic forecasts, interest rate projections, or specific zoning changes beyond the current KEOS plan. The methodology is observational and based on the provided data packet as of 2026-08-21.