REEN · Location Intelligence · Measured data

Torba, Bodrum/Muğla

Momentum +4.4

Torba is a residential neighbourhood in Bodrum, Muğla, characterized by a high-end property profile with a median sale price of ₺100,000/m² (regional listing data). The area is primarily defined by detached housing and villas, positioned below the district-wide median of ₺119,493/m² (regional listing data).

Talep eğilimi%−75 yıl ort.Son yıl tapu satışı100 adet2025Yürünebilirlik71/100Veri güveniorta61 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.53 · ≤3 katKEOS

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

100.000

Housing · ₺/m²

61 listings · confidence orta

34.286

Land · ₺/m²

13 listings · for sale

17.000.000

Median price ₺

for sale

Walkability

96 points of interest · OSM

100.000

Rent ₺/mo

68 listings

01 · Area thesis

The location's thesis.

Torba is a villa-centric residential area suited for families or long-term residents seeking a service-rich environment, as evidenced by the dominance of 3+1 and 4+1 housing types and the high density of local amenities (regional listing data/OSM).

Liquidity risk due to declining transaction volumes compared to the 5-year average (TKGM).
High interest rate environment (41.87% national mortgage rate) may limit buyer demand to cash-heavy profiles (TCMB).
Seismic risk associated with Muğla/Ege coastal fault lines (PGA 0.33g) (Regional data).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

100.000

Konut

₺/m² · 61 listings · medium confidence

139.062

Konut

₺/m² · 56 listings · high confidence

34.286

Arsa

₺/m² · 13 listings · medium confidence

50.000

İşyeri

₺/m² · 4 listings · low confidence

2.976

Arazi

₺/m² · 3 listings · low confidence

160.000

Arazi

₺/m² · 1 listings · low confidence

40.323

Arsa

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

153.261

Villa

₺/m² · 34 listings

106.000

Villa

₺/m² · 33 listings

86.118

Daire

₺/m² · 10 listings

104.318

Müstakil Ev

₺/m² · 9 listings

115.139

Daire

₺/m² · 6 listings

80.768

Tripleks

₺/m² · 4 listings

123.109

Müstakil Ev

₺/m² · 4 listings

The neighbourhood exhibits a significant price spread between property types: villas command a premium with median prices reaching ₺153,261/m², while apartments are priced lower at ₺86,118/m² (regional listing data). Within the villa segment, room count correlates with value, with 6+1 units reaching ₺147,727/m² compared to 3+1 units at ₺115,000/m² (regional listing data). Amenity-driven premiums are evident, as properties with pools command a 39% premium (₺163,571/m²) over the general median, while being within a site/complex adds a 17% premium (₺137,014/m²) (regional listing data). Interestingly, proximity to the sea and views currently show a negative price correlation relative to the median, with sea-proximate properties at ₺108,930/m² (-7%) and view-oriented properties at ₺104,318/m² (-11%) (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Villa59 listings

3+123 listings

115.000₺/m²

4+118 listings

116.562₺/m²

4+29 listings

106.000₺/m²

5+15 listings

130.000₺/m²

6+14 listings

147.727₺/m²

Daire13 listings

2+113 listings

94.737₺/m²

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

Premium · housing for sale · listing data

Price dispersion

87.500117.500167.211

Dispersion: Medium · (p75−p25) / medyan = 0.68

Premium drivers · vs overall median

163.571

Havuzlu

29 listings · +%39 vs median

137.014

Site içinde

18 listings · +%17 vs median

108.930

Deniz / sahil yakını

52 listings · −%7 vs median

104.318

Manzaralı

35 listings · −%11 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

%15

In a complex

18 / 117 listings

New / under construction

1 yeni · 1 proje

117

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

3+136 listings · 113.088 ₺/m²

%36

4+120 listings · 116.562 ₺/m²

%20

2+119 listings · 120.000 ₺/m²

%19

4+215 listings · 100.000 ₺/m²

%15

5+17 listings · 136.842 ₺/m²

6+14 listings · 147.727 ₺/m²

Building age

0 (yeni/proje)1 listings

%100

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Torba, Bodrum, Muğla, Ege Bölgesi, 48400, Türkiye

Walkability

Public transit

214 m

Nearest market

276 m

Nearest pharmacy

Spor & rekreasyon

Yüzme Havuzu (21), Spor Sahası (9)

Yeme-içme

Restoran (18), Kafe (2), Fırın (1)

Konaklama & turizm

Otel (17), Gezi Noktası (1)

Günlük ihtiyaç

Market (4), Akaryakıt (3), Süpermarket (3), Eczane (2)

Diğer

Playground (1), Police (1), Pottery (1), Spa (1)

Ulaşım

Taksi (2)

The neighbourhood offers a high walkability score of 71, supported by a dense concentration of 96 points of interest within a 1.5 km radius (OSM/UAVT). The lifestyle profile is service-oriented, with immediate access to markets (214 m), pharmacies (276 m), and hospitals (734 m), alongside a strong presence of 18 restaurants and 17 hotels (OSM). While pedestrian access to daily needs is high, public transit is limited with a score of 2 (OSM).

Cadastre · TKGM

Title & parcels.

437

Parcels

Blocks

59.580

Avg parcel m²

Land character

Arsa · 90 (%21)
Zeytinlik · 34 (%8)
Tarla · 33 (%8)
Zeytinli Tarla · 25 (%6)
Orman · 10 (%2)
Delicelik Ve Kısmen Zeytinlik · 5 (%1)
Bahçeli Kargir Dubleks İki Ev · 5 (%1)
Iki Katlı Kargir Bina · 3 (%1)

Zoning · KEOS (plan PDF)

Development rights.

Planned parcels

0.90

Avg KAKS

0.90

Avg TAKS

Max floors

Developments · municipality / zoning

Recent developments.

Muğla İli Bodrum İlçesi 1/25000 Ölçekli Nazım İmar Planı Askı İlanıBodrum İlçesi genel kapsamlı 1/25000 ölçekli Nazım İmar Planı değişiklikleri askıya çıkarılmıştır.Muğla Büyükşehir Belediyesi · 2023-10-15

₺/m² series · Lure listing data

116.562

2026-08-11

115.312

2026-08-15

99.722

2026-08-20

99.722

2026-08-27

99.722

2026-09-03

99.722

2026-09-11

100.000

2026-10-09

100.000

2026-10-15

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

100

Housing sales (yearly)

2025 · −%7 vs 5-yr avg

Land sales (yearly)

2025 · −%18 vs 5-yr avg

1.268

Total housing sales

Housing sales (yearly) · 2010–2025

Deed 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 outlook · observed trend

Investment assessment

Investment in Torba is concentrated in the villa segment, which shows higher price density and premium potential through amenities like pools and gated community structures (regional listing data). The land character is mixed, with 90 parcels identified as 'Arsa' (land/plot) and significant portions of olive groves (Zeytinlik) and fields (Tarla) (TKGM), suggesting a balance between developed residential plots and agricultural land. Given the recent median price momentum of -15.1% (₺117,841 to ₺100,000) and a decrease in transaction volume (100 sales in 2025 vs. a 5-year average of 107), liquidity may be constrained, potentially offering negotiation leverage for cash buyers, though market activity is cooling (TKGM/regional listing data).

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 · 170 m² · current price 18.900.000 ₺. Estimated price a year ago ~15.808.906 ₺ (regional property index).

starting capital

Bu konut18.900.000 ₺ +%20

ABD doları18.591.897 ₺ +%18

Gram altın17.499.984 ₺ +%11

Bitcoin14.087.929 ₺ −%11

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

Arsa

Sample (anonymised) listing: Arsa · 1.721 m² · current price 60.000.000 ₺. Estimated price a year ago ~50.187.004 ₺ (regional property index).

starting capital

Bu arsa60.000.000 ₺ +%20

ABD doları59.021.895 ₺ +%18

Gram altın55.555.503 ₺ +%11

Bitcoin44.723.583 ₺ −%11

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

REEN NETWORK

Method & sources

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

Torba, 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

Arazi

Arsa

₺/m² by property type.

Villa

Villa

Daire

Müstakil Ev

Daire

Tripleks

Müstakil Ev

₺/m² by property type and layout

Price dispersion

Havuzlu

Site içinde

Deniz / sahil yakını

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

Yeme-içme

Konaklama & turizm

Günlük ihtiyaç

Diğer

Ulaşım

Title & parcels.

Parcels

Blocks

Avg parcel m²

Development rights.

Planned parcels

Avg KAKS

Avg TAKS

Max floors

Recent developments.

2026-08-11

2026-08-15

2026-08-20

2026-08-27

2026-09-03

2026-09-11

2026-10-09

2026-10-15

Actual transaction demand

Housing sales (yearly)

Land sales (yearly)

Total housing sales

Investment assessment

If you'd bought this a year ago

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