REEN · Location Intelligence · Measured data

Müskebi, Bodrum/Muğla

Momentum -8.2

Müskebi is a residential neighbourhood in Bodrum, Muğla, characterized by a median residential property price of ₺120,000/m². The area operates at a price level slightly below the district median of ₺119,493/m², according to regional listing data.

Yürünebilirlik44/100Veri güveniyüksek67 ilanDeprem bölgesi2 · PGA 0.33gil bazlı

3D Location · satellite + terrain · UAVT / Valhalla

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

Snapshot · measured

120.000

Housing · ₺/m²

67 listings · confidence yuksek

27.309

Land · ₺/m²

14 listings · for sale

12.990.000

Median price ₺

for sale

Walkability

62 points of interest · OSM

75.000

Rent ₺/mo

74 listings

01 · Area thesis

The location's thesis.

Müskebi is primarily a residential area for families or long-term residents, evidenced by the dominance of 3+1 (44 units) and 2+1 (31 units) room configurations in the housing stock. The land registry shows a mix of residential plots and agricultural elements like 'Palamutlu Field', suggesting a transition between built-up residential zones and more rural land characteristics.

High national mortgage interest rates (41.87%) may impact market liquidity and demand.
The region is located in earthquake hazard zone 2 with a peak ground acceleration (PGA) of 0.33g, reflecting the seismic activity of Aegean coastal faults.

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

120.000

Konut

₺/m² · 67 listings · high confidence

155.034

Konut

₺/m² · 44 listings · high confidence

27.309

Arsa

₺/m² · 14 listings · medium confidence

143

İşyeri

₺/m² · 7 listings · medium confidence

11.837

Arazi

₺/m² · 7 listings · medium confidence

60.976

İşyeri

₺/m² · 6 listings · medium confidence

55.882

Bina

₺/m² · 1 listings · low confidence

115.000

Bina

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

110.769

Daire

₺/m² · 44 listings

162.019

Villa

₺/m² · 16 listings

143.611

Villa

₺/m² · 12 listings

189.524

Daire

₺/m² · 7 listings

96.002

Müstakil Ev

₺/m² · 6 listings

78.000

Dubleks

₺/m² · 5 listings

The neighbourhood shows a distinct price spread between housing types: villas command a premium with median prices reaching ₺162,019/m², while apartments are priced lower at ₺110,769/m². Within the apartment segment, 2+1 units (₺130,303/m²) are priced higher than 3+1 units (₺111,538/m²), whereas for villas, 3+1 units (₺165,927/m²) exceed 4+1 units (₺147,222/m²). Property value is significantly driven by specific amenities: proximity to the sea/coast provides a 31% premium (₺180,909/m²), followed by residence-within-a-complex (+16%), pool access (+15%), and views (+1%) compared to the general median. The median monthly rent is ₺75,000 (n=74), though the relationship between rental yields and sale prices may vary due to segment mixing.

Housing for sale · listing data

₺/m² by property type and layout

Daire39 listings

2+122 listings

130.303₺/m²

3+117 listings

111.538₺/m²

Villa15 listings

3+110 listings

165.927₺/m²

4+15 listings

147.222₺/m²

Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.

Premium · housing for sale · listing data

Price dispersion

100.800138.095177.419

Dispersion: Medium · (p75−p25) / medyan = 0.55

Premium drivers · vs overall median

180.909

Deniz / sahil yakını

25 listings · +%31 vs median

160.880

Site içinde

18 listings · +%16 vs median

158.173

Havuzlu

18 listings · +%15 vs median

140.000

Manzaralı

7 listings · +%1 vs median

How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%17

In a complex

19 / 111 listings

New / under construction

4 yeni · 0 proje

111

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

3+144 listings · 148.750 ₺/m²

%47

2+131 listings · 120.000 ₺/m²

%33

4+15 listings · 147.222 ₺/m²

5+15 listings · 214.286 ₺/m²

4+23 listings · 166.667 ₺/m²

5+23 listings · 130.714 ₺/m²

2.5+13 listings · 91.304 ₺/m²

Building age

0 (yeni/proje)4 listings

%57

1-52 listings

%29

6-101 listings

%14

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Ortakent Yahşi, Müskebi, Bodrum, Muğla, Ege Bölgesi, 48420, Türkiye

Walkability

Public transit

361 m

Nearest market

624 m

Nearest pharmacy

Spor & rekreasyon

Spor Sahası (9), Yüzme Havuzu (9), Park (1)

Diğer

Arts Centre (3), Clothes (3), Garden Centre (2), Mall (2)

Günlük ihtiyaç

Süpermarket (7), Akaryakıt (3), Pazar (1), Eczane (1)

Yeme-içme

Restoran (2), Kafe (2), Fast Food (1), Fırın (1)

Ulaşım

Otopark (3)

Konaklama & turizm

Otel (1)

The neighbourhood has a walkability score of 44, with essential services like supermarkets (7) and pharmacies (624m) within reach, though public transit accessibility is low with a score of 0 (no bus stops recorded in OSM). The area is well-served by recreational points, including 9 sports fields and 9 swimming pools within a 1.5 km radius, suggesting a lifestyle oriented towards active leisure and local amenities.

Cadastre · TKGM

Title & parcels.

Parcels

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)

Developments · municipality / zoning

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

₺/m² series · Lure listing data

130.940

2026-08-11

130.742

2026-08-16

112.500

2026-08-21

112.500

2026-08-28

112.500

2026-09-11

119.615

2026-10-03

119.615

2026-10-10

120.000

2026-10-15

Investment outlook · observed trend

Investment assessment

Investment potential is shaped by a high price dispersion and the premium associated with sea proximity and complex-based living. The presence of various land types, including '3-story reinforced concrete duplex residence and land' and '2-story reinforced concrete residence and land' (representing approximately 51% of TKGM parcel data), indicates an established residential character with ongoing structural development. Given the current national mortgage interest rates of 41.87%, the market is likely driven by cash buyers, which may influence liquidity.

Not a hard forecast; inference from observed trend + macro context. Not investment advice.

Investment comparison · last 12 months · real data

If you'd bought this a year ago

Konut

Sample (anonymised) listing: 3+1 · 100 m² · current price 16.500.000 ₺. Estimated price a year ago ~13.801.426 ₺ (regional property index).

starting capital

Bu konut16.500.000 ₺ +%20

ABD doları16.231.021 ₺ +%18

Gram altın15.953.298 ₺ +%16

Bitcoin12.428.648 ₺ −%10

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)

Arsa

Sample (anonymised) listing: Arsa · 400 m² · current price 83.500.000 ₺. Estimated price a year ago ~69.843.580 ₺ (regional property index).

starting capital

Bu arsa83.500.000 ₺ +%20

ABD doları82.138.803 ₺ +%18

Gram altın80.733.357 ₺ +%16

Bitcoin62.896.491 ₺ −%10

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 ~37.640.253 ₺ (regional property index).

starting capital

Bu arazi45.000.000 ₺ +%20

ABD doları44.266.421 ₺ +%18

Gram altın43.508.995 ₺ +%16

Bitcoin33.896.313 ₺ −%10

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

REEN NETWORK

Method & sources

This analysis is based on regional listing data, OSM, UAVT, and TKGM records. It does not account for macro-economic shifts, zoning changes, or interest rate fluctuations beyond those explicitly stated in the provided data packet.

Müskebi, Bodrum/Muğla

Explore the area in 3D.

Housing · ₺/m²

Land · ₺/m²

Median price ₺

Walkability

Rent ₺/mo

The location's thesis.

Housing, land, commercial and building — by type.

Konut

Konut

Arsa

İşyeri

Arazi

İşyeri

Bina

Bina

₺/m² by property type.

Daire

Villa

Villa

Daire

Müstakil Ev

Dubleks

₺/m² by property type and layout

Price dispersion

Deniz / sahil yakını

Site içinde

Havuzlu

Manzaralı

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Spor & rekreasyon

Diğer

Günlük ihtiyaç

Yeme-içme

Ulaşım

Konaklama & turizm

Title & parcels.

Parcels

Blocks

Avg parcel m²

Recent developments.

2026-08-11

2026-08-16

2026-08-21

2026-08-28

2026-09-11

2026-10-03

2026-10-10

2026-10-15

Investment assessment

If you'd bought this a year ago

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