99.722
Torba, Bodrum/Muğla
Momentum +4.8
Torba is a high-value residential neighbourhood in Bodrum, characterized by a median listing price of 99,722 TL/m² for apartments, which sits below the district median of 119,167 TL/m². The area is defined by a mix of villas and apartments, with a strong emphasis on lifestyle amenities and a significant presence of olive groves and agricultural land.
Talep eğilimi%−75 yıl ort.Son yıl tapu satışı100 adet2025Yürünebilirlik71/100Veri güveniorta60 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.53 · ≤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.
34.863
Land · ₺/m²
11 listings · for sale17.000.000
Median price ₺
for sale71
Walkability
94 points of interest · OSM100.000
Rent ₺/mo
68 listingsThe location's thesis.
Torba is best suited for lifestyle investors and end-users seeking a high-amenity, low-density environment with strong recreational infrastructure, rather than high-yield rental investors or developers seeking dense urban projects. The neighbourhood's value is driven by its villa stock and leisure amenities, with a land character dominated by olive groves and agricultural plots, suggesting a preserved, semi-rural luxury market (TKGM, regional listing data).
- Liquidity Risk: Residential sales volume has decreased by 7% compared to the 5-year average (100 sales vs. 107 average), indicating a cooling market where asking prices may not reflect real transaction speeds (TKGM).
- Macro-Financial Risk: High mortgage interest rates (42.03%) significantly increase borrowing costs, likely restricting the buyer pool to cash purchasers and slowing market velocity (TCMB).
- Seismic Risk: The region is classified as Zone 2 with a Peak Ground Acceleration (PGA) of 0.33g, indicating moderate seismic hazard associated with Aegean coastal faults (Regional Seismic Profile).
- Price Volatility: Recent data shows a -15.4% momentum in median prices, suggesting a downward trend in listing values over the observed period (Price History).
Housing, land, commercial and building — by type.
99.722
Konut
₺/m² · 60 listings · medium confidence139.062
Konut
₺/m² · 56 listings · high confidence34.863
Arsa
₺/m² · 11 listings · medium confidence50.000
İşyeri
₺/m² · 4 listings · low confidence160.000
Arazi
₺/m² · 1 listings · low confidence40.323
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
153.261
Villa
₺/m² · 34 listings103.000
Villa
₺/m² · 32 listings86.118
Daire
₺/m² · 10 listings104.318
Müstakil Ev
₺/m² · 9 listings115.139
Daire
₺/m² · 6 listings123.109
Müstakil Ev
₺/m² · 4 listings80.768
Tripleks
₺/m² · 4 listingsThe median price of 99,722 TL/m² for residential units is 16% below the Bodrum district median of 119,167 TL/m², indicating a relative value entry point within the district (regional listing data). The market is dominated by villas (n=34 at 153,261 TL/m² and n=32 at 103,000 TL/m²), which command a significant premium over apartments (n=10 at 86,118 TL/m² and n=6 at 115,139 TL/m²), signaling that land and standalone structures drive the neighbourhood's value ceiling (regional listing data). The wide dispersion in villa prices (from 103,000 to 153,261 TL/m²) suggests that specific features, rather than just location, dictate value. Rental data shows a median of 100,000 TL/month for 68 listings, but the listing mix for rentals may differ from sales, requiring cautious interpretation of yield signals (regional listing data).
₺/m² by property type and layout
Villa58 listings
3+123 listings
115.000₺/m²
4+118 listings
116.562₺/m²
4+28 listings
103.000₺/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.
Price dispersion
87.500116.562167.345
Dispersion: Medium · (p75−p25) / medyan = 0.69
Premium drivers · vs overall median
163.571
Havuzlu
29 listings · +%40 vs median137.014
Site içinde
18 listings · +%18 vs median108.930
Deniz / sahil yakını
52 listings · −%7 vs median104.318
Manzaralı
35 listings · −%11 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
%16
In a complex
18 / 116 listings2
New / under construction
1 yeni · 1 proje116
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+214 listings · 99.722 ₺/m²
%14
5+17 listings · 136.842 ₺/m²
%7
6+14 listings · 147.727 ₺/m²
%4
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
Official location · Torba, Bodrum, Muğla, Ege Bölgesi, 48400, Türkiye
71
Walkability
2
Public transit
214 m
Nearest market
276 m
Nearest pharmacy
30
Spor & rekreasyon
Yüzme Havuzu (21), Spor Sahası (9)20
Yeme-içme
Restoran (17), Kafe (2), Fırın (1)18
Konaklama & turizm
Otel (17), Gezi Noktası (1)13
Günlük ihtiyaç
Akaryakıt (4), Süpermarket (3), Market (3), Eczane (2)10
Diğer
Police (1), Pottery (1), Spa (1), Toilets (1)2
Ulaşım
Taksi (2)The neighbourhood offers a high walkability score of 71 with 94 points of interest, including 30 sports/recreation facilities (21 pools, 9 fields) and 20 dining options, catering to a lifestyle focused on leisure and tourism (UAVT, OSM). However, public transit access is minimal (score 2, 1 bus stop), implying a car-dependent or pedestrian-centric environment (UAVT). The proximity to hotels (17) and tourist spots (1) within 1.5 km reinforces its character as a tourism and hospitality hub (OSM).
Title & parcels.
437
Parcels
97
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)
Development rights.
15
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
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
119.091
2026-07-27
120.714
2026-07-31
120.714
2026-08-03
116.562
2026-08-06
116.562
2026-08-11
115.312
2026-08-15
99.722
2026-08-20
99.722
2026-08-27
Actual transaction demand
100
Housing sales (yearly)
2025 · −%7 vs 5-yr avg18
Land sales (yearly)
2025 · −%18 vs 5-yr avg1.268
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
Torba presents a mixed investment profile: the price is below the district median, offering potential upside for buyers seeking value, but the high concentration of villas and large average parcel sizes (59,580 m²) suggests a lower-density, lifestyle-oriented market rather than a high-turnover apartment market (TKGM, regional listing data). The presence of 15 parcels with application zoning (KEOS) and a maximum of 3 floors indicates limited immediate development density, while the dominance of olive groves and fields suggests long-term preservation or gradual development rather than rapid urbanization (TKGM, KEOS). The high mortgage interest rate (42.03%) likely suppresses credit-driven demand, favoring cash buyers and potentially increasing negotiation leverage for purchasers (TCMB).
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: 4+1 · 220 m² · current price 18.500.000 ₺. Estimated price a year ago ~15.617.367 ₺ (regional property index).
starting capital
Gram altın22.683.552 ₺ +%45
Bu konut18.500.000 ₺ +%18
ABD doları18.294.718 ₺ +%17
Bitcoin12.920.217 ₺ −%17
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 ~50.650.919 ₺ (regional property index).
starting capital
Gram altın73.568.277 ₺ +%45
Bu arsa60.000.000 ₺ +%18
ABD doları59.334.220 ₺ +%17
Bitcoin41.903.405 ₺ −%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, TKGM (Land Registry) transaction and cadastral records, KEOS (Zoning) data, OSM/UAVT (OpenStreetMap/Geospatial) for location and walkability, and TCMB (Central Bank) for macro indicators. It does not include real-time macroeconomic forecasts, specific building inspection results, or unlisted zoning changes. The methodology uses median values and available sample sizes; small sample sizes (e.g., n=1 for arazi) carry higher statistical uncertainty.