112.500
Müskebi, Bodrum/Muğla
Momentum +3.6
Müskebi is a residential neighbourhood in Bodrum where the median price for apartments stands at 112,500 TL/m², significantly above the district median of 60,000 TL/m². The area features a mix of high-end villas and apartments, with recent listing data showing a price correction of approximately 20% over the last two months.
Yürünebilirlik44/100Veri güveniyüksek48 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
27.309
Land · ₺/m²
14 listings · for sale12.000.000
Median price ₺
for sale44
Walkability
62 points of interest · OSM74.750
Rent ₺/mo
73 listingsThe location's thesis.
Müskebi is suited for high-net-worth individuals or cash buyers seeking a premium, amenity-rich residential environment in Bodrum, rather than first-time buyers or yield-focused investors. The dominance of 3+1 layouts (36 listings) and site-inside properties (18% of listings) targets families or second-home owners prioritizing privacy and leisure facilities over urban connectivity (regional listing data).
- High mortgage interest rates (42.03%) constrain leveraged demand, likely limiting the buyer pool to cash purchasers (TCMB).
- The recent 20.1% price decline suggests market volatility or a correction phase, posing a risk to short-term capital preservation (price history).
- The neighbourhood is located in Seismic Hazard Zone 2 with a PGA of 0.33g, requiring rigorous structural verification of any purchased asset (regional seismic profile).
- Low public transit connectivity (score 0) limits accessibility for non-car owners and may affect long-term liquidity for certain buyer segments (UAVT).
Housing, land, commercial and building — by type.
112.500
Konut
₺/m² · 48 listings · high confidence156.042
Konut
₺/m² · 44 listings · high confidence27.309
Arsa
₺/m² · 14 listings · medium confidence11.837
Arazi
₺/m² · 7 listings · medium confidence60.976
İşyeri
₺/m² · 6 listings · medium confidence115.000
Bina
₺/m² · 1 listings · low confidence55.882
Bina
₺/m² · 1 listings · low confidence6.974
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
107.143
Daire
₺/m² · 33 listings164.583
Villa
₺/m² · 16 listings147.222
Villa
₺/m² · 7 listings189.524
Daire
₺/m² · 7 listings129.583
Müstakil Ev
₺/m² · 6 listings100.800
Dubleks
₺/m² · 5 listingsThe median price of 112,500 TL/m² for apartments is nearly double the district median of 60,000 TL/m², indicating a premium segment (regional listing data). The market is dominated by apartments (n=33) and villas (n=23 combined), with villas commanding a substantial premium (median ~155,000 TL/m²) compared to apartments (median ~107,000 TL/m²). The rent-vs-sale dynamic shows a median monthly rent of 74,750 TL against a median listing price of 12,000,000 TL; however, the mix of property types suggests that gross yield calculations should be approached with caution as the rental base may not reflect the high-end villa segment (regional listing data).
₺/m² by property type and layout
Daire28 listings
2+115 listings
138.889₺/m²
3+113 listings
116.583₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
106.076132.843176.052
Dispersion: Medium · (p75−p25) / medyan = 0.53
Premium drivers · vs overall median
178.571
Deniz / sahil yakını
21 listings · +%34 vs median156.553
Site içinde
16 listings · +%18 vs median150.534
Havuzlu
16 listings · +%13 vs median135.803
Manzaralı
6 listings · +%2 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
%18
In a complex
17 / 92 listings4
New / under construction
4 yeni · 0 proje92
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+136 listings · 145.500 ₺/m²
%49
2+123 listings · 127.273 ₺/m²
%32
5+15 listings · 214.286 ₺/m²
%7
4+13 listings · 147.222 ₺/m²
%4
4+23 listings · 166.667 ₺/m²
%4
5+23 listings · 130.714 ₺/m²
%4
Building age
0 (yeni/proje)4 listings
%57
1-52 listings
%29
6-101 listings
%14
Surroundings & transit.
Official location · Ortakent Yahşi, Müskebi, Bodrum, Muğla, Ege Bölgesi, 48420, Türkiye
44
Walkability
0
Public transit
361 m
Nearest market
624 m
Nearest pharmacy
19
Spor & rekreasyon
Yüzme Havuzu (9), Spor Sahası (9), Park (1)19
Diğer
Arts Centre (3), Clothes (3), Garden Centre (2), Mall (2)14
Günlük ihtiyaç
Süpermarket (7), Akaryakıt (4), Pazar (1), Eczane (1)6
Yeme-içme
Restoran (2), Kafe (2), Fast Food (1), Fırın (1)3
Ulaşım
Otopark (3)1
Konaklama & turizm
Otel (1)The neighbourhood offers a lifestyle oriented towards recreation and self-sufficiency, with a walkability score of 44 and 62 nearby points of interest, including significant sports and leisure facilities (19 locations, including 9 swimming pools and 9 sports fields) within 1.5 km (OSM). The absence of public transit (score 0) and reliance on private vehicles is typical for this type of residential zone, while the density of daily needs (supermarkets, fuel) within walking distance supports a car-dependent but convenient lifestyle (UAVT + OSM).
Title & parcels.
6
Parcels
6
Blocks
3.949
Avg parcel m²
Land character
- 14 Adet 3 Katlı Betonarme Dubleks Mesken Ve Arsası · 1 (%17)
- 2 Katlı Betonarme Mesken Ve Arsası · 1 (%17)
- 5 Adet 2 Katlı Betonarme Mesken Ve Arsası · 1 (%17)
- Bahçeli Kargir İki Dubleks Ev · 1 (%17)
- Palamutlu Tarla · 1 (%17)
- Üç Katlı Betonarme Mesken Ve Arsası · 1 (%17)
Recent developments.
MÜSKEBİ Alt Yapı Takvimi: Bton Yol Uygulama ÇalışmasıBodrum Belediyesi tarafından Müskebi Mahallesi'nde 2640 Sokak'ta 17.09.2025 ile 30.09.2025 tarihleri arasında beton yol uygulama çalışması yürütülmektedir.Bodrum Belediyesi · 2025-09-17
Muğla ili, Bodrum ilçesi, Müskebi, Yahşi, Gürece, Yaka Mahalleleri 1/5000 ve 1/1000 Ölçekli Koruma Amaçlı Nazım ve Uygulama İmar Planı İlavesi ve DeğişikliğiMüskebi dahil mahalleler için 1/5000 ve 1/1000 ölçekli koruma amaçlı nazım ve uygulama imar planı ilavesi ve değişikliği CSB tarafından duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2025-02-18
Muğla ili, Bodrum ilçesi, Müskebi, Yahşi, Gürece, Yaka Mahalleleri, 1/5000 ve 1/1000 Ölçekli Koruma Amaçlı Nazım ve Uygulama Planı ve RevizyonuMüskebi ve çevre mahallelerin imar planı revizyonu, Bakanlık Makamının 18.02.2025 tarihli kararı ile onaylanarak duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2025-02-18
Duyuru: Müskebi (Ortakent) Yahşi Gürece Yaka Mahalleleri Koruma Amaçlı 1/5000 Ölçekli Revizyon İlave Nazım İmar PlanıBodrum Belediyesi, Müskebi ve komşu mahalleler için koruma amaçlı 1/5000 ölçekli revizyon ilave nazım imar planı ve 1/1000 ölçekli ilave uygulama imar planını duyurmuştur.Bodrum Belediyesi · 2023-05-05
132.353
2026-07-28
132.353
2026-07-31
132.353
2026-08-03
131.111
2026-08-07
130.940
2026-08-11
130.742
2026-08-16
112.500
2026-08-21
112.500
2026-08-28
Investment assessment
This neighbourhood represents a premium, cash-heavy market segment, evidenced by the price being nearly double the district median and the high cost of credit (42.03% mortgage rate) limiting leveraged demand. The wide price dispersion (p25–p75: 106,076–176,052 TL/m²) and the presence of site-inside properties suggest that value is driven by specific amenities (sea view, site access) rather than uniform neighbourhood quality, offering upside for precise asset selection. The recent 20% price momentum decline indicates a cooling or correcting market, requiring investors to focus on liquidity and specific amenity premiums rather than broad appreciation.
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 · 119 m² · current price 15.750.000 ₺. Estimated price a year ago ~13.295.866 ₺ (regional property index).
starting capital
Gram altın19.310.659 ₺ +%45
Bu konut15.750.000 ₺ +%18
ABD doları15.575.233 ₺ +%17
Bitcoin11.043.389 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 400 m² · current price 83.500.000 ₺. Estimated price a year ago ~70.489.196 ₺ (regional property index).
starting capital
Gram altın102.377.143 ₺ +%45
Bu arsa83.500.000 ₺ +%18
ABD doları82.573.456 ₺ +%17
Bitcoin58.547.493 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 11.257 m² · current price 45.000.000 ₺. Estimated price a year ago ~37.988.190 ₺ (regional property index).
starting capital
Gram altın55.173.311 ₺ +%45
Bu arazi45.000.000 ₺ +%18
ABD doları44.500.665 ₺ +%17
Bitcoin31.552.541 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla 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 (satılık/kiralık), OpenStreetMap (OSM) for points of interest, UAVT for location coordinates, and TKGM for cadastral data. It does not include macroeconomic forecasts, zoning changes, or interest rate projections beyond the provided veri noktası. Seismic data is provided at the province/regional level and does not guarantee specific parcel conditions.