REEN · Location Intelligence · Measured data

Türkbükü, Bodrum/Muğla

Momentum +30.1

Türkbükü is a high-end residential neighbourhood in Bodrum, Muğla, characterized by significantly elevated property values. The median residential price stands at ₺233,000/m², which is substantially higher than the district median of ₺119,493/m² (regional listing data).

Talep eğilimi%−185 yıl ort.Son yıl tapu satışı111 adet2025Yürünebilirlik33/100Veri güveniorta119 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.21KEOS

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

233.000

Housing · ₺/m²

119 listings · confidence orta

59.451

Land · ₺/m²

20 listings · for sale

44.000.000

Median price ₺

for sale

Walkability

43 points of interest · OSM

225.000

Rent ₺/mo

198 listings

01 · Area thesis

The location's thesis.

Türkbükü is a high-capital residential area catering to large-scale housing needs, evidenced by the dominance of 2+1, 3+1, and 5+1 unit types and a significant presence of villas (regional listing data).

A decrease in real transaction volume (-18% vs 5-year average) indicates potential liquidity risks and a widening gap between asking prices and actual market value (TKGM).
The region is located in earthquake hazard zone 2 with a Peak Ground Acceleration (PGA) of 0.33g (Ege coastal faults).
High national interest rates (41.87%) may limit credit-based demand (TCMB).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

233.000

Konut

₺/m² · 119 listings · medium confidence

170.000

Konut

₺/m² · 108 listings · medium confidence

59.451

Arsa

₺/m² · 20 listings · high confidence

21.335

Arsa

₺/m² · 5 listings · medium confidence

276.268

Konut

₺/m² · 4 listings · low confidence

714.286

Turistik Tesis

₺/m² · 1 listings · low confidence

52.632

Arsa

₺/m² · 1 listings · low confidence

28.571

Arazi

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

233.000

Villa

₺/m² · 59 listings

179.514

Villa

₺/m² · 55 listings

134.021

Daire

₺/m² · 29 listings

218.182

Daire

₺/m² · 23 listings

142.172

Müstakil Ev

₺/m² · 12 listings

155.000

Müstakil Ev

₺/m² · 7 listings

131.250

Dubleks

₺/m² · 5 listings

556.136

Rezidans

₺/m² · 4 listings

The neighbourhood exhibits a high-value profile with a median listing price of ₺44,000,000. There is a clear distinction between housing sub-types: villas command a median of ₺233,000/m², while apartments are priced lower at ₺134,021/m² to ₺218,182/m² depending on the unit (regional listing data). Premium branded projects like The Boviera show a significant premium of +154% (₺530,000/m²) compared to the neighbourhood median, whereas sites like Sankop Sanatçılar Sitesi trade at a -53% discount (₺99,167/m²). Regarding location premiums, proximity to the sea/coast provides a +4% premium (₺216,667/m²), while features such as pools (-11%), being within a complex (-11%), or having a view (-15%) actually show lower median values compared to the general neighbourhood median (regional listing data).

Housing for sale · listing data

₺/m² by property type and layout

Villa94 listings

2+115 listings

185.000₺/m²

3+117 listings

154.318₺/m²

3+25 listings

194.737₺/m²

4+122 listings

277.083₺/m²

5+126 listings

270.000₺/m²

6+29 listings

162.500₺/m²

Daire41 listings

1+17 listings

171.429₺/m²

2+123 listings

220.000₺/m²

3+111 listings

345.638₺/m²

Müstakil Ev10 listings

2+15 listings

200.000₺/m²

3+15 listings

155.000₺/m²

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

Premium · housing for sale · listing data

Price dispersion

142.500208.929333.333

Dispersion: High · (p75−p25) / medyan = 0.91

Premium drivers · vs overall median

216.667

Deniz / sahil yakını

108 listings · +%4 vs median

186.364

Havuzlu

33 listings · −%11 vs median

185.682

Site içinde

82 listings · −%11 vs median

177.778

Manzaralı

85 listings · −%15 vs median

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

Premium projects · brand premium · listing data

Branded projects and price premium

Neighbourhood median 208.929 ₺/m²; branded projects trade at a premium/discount vs the median.

530.000

The Boviera

4 listings · max 694.444 · +%154 vs median

169.444

Hekimköy Sitesi

8 listings · max 295.652 · −%19 vs median

99.167

Sankop Sanatçılar Sitesi

3 listings · max 129.444 · −%53 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%38

In a complex

88 / 234 listings

New / under construction

4 yeni · 1 proje

234

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

2+153 listings · 200.000 ₺/m²

%27

3+141 listings · 195.833 ₺/m²

%21

5+138 listings · 270.000 ₺/m²

%20

4+132 listings · 280.417 ₺/m²

%16

6+210 listings · 166.250 ₺/m²

1+110 listings · 179.682 ₺/m²

3+26 listings · 196.118 ₺/m²

5+24 listings · 121.385 ₺/m²

Building age

0 (yeni/proje)4 listings

%80

1-51 listings

%20

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Göltürkbükü, Gölköy, Syangela, Bodrum, Muğla, Ege Bölgesi, 48483, Türkiye

Walkability

Public transit

360 m

Nearest pharmacy

Spor & rekreasyon

Yüzme Havuzu (8), Spor Sahası (7)

Yeme-içme

Restoran (10), Kafe (1)

Diğer

Camp Site (4), Caravan Site (2), Apartment (1), Toilets (1)

Günlük ihtiyaç

Süpermarket (2), Eczane (1), Market (1)

Ulaşım

Otopark (1), Taksi (1)

Konaklama & turizm

Otel (1)

The neighbourhood has a low walkability score of 33 and a very low public transit score of 2 (one bus stop), implying a car-dependent lifestyle. The area is highly oriented towards tourism and leisure, with 11 dining establishments (10 restaurants, 1 cafe) and 15 sports/recreation points (8 swimming pools, 7 sports fields) within a 1.5 km radius (OSM).

Cadastre · TKGM

Title & parcels.

1.413

Parcels

170

Blocks

5.233

Avg parcel m²

Land character

Arsa · 632 (%45)
Tarla · 91 (%6)
İki Katlı Kargir Ev Ve Avlusu · 90 (%6)
Kargir Ev Ve Avlu · 31 (%2)
Iki Katlı Kargir Ev Ve Avlusu · 27 (%2)
Mandalin Bahçesi · 20 (%1)
Zeytinlik · 19 (%1)
Mera · 18 (%1)

Zoning · KEOS (plan PDF)

Development rights.

Planned parcels

Developments · municipality / zoning

Recent developments.

Duyuru: Muğla İli, Bodrum İlçesi, Türkbükü Mahallesi, Hebil Mevkii, 1 ...Bodrum Belediyesi tarafından Hebil Mevkii için 1. Etap Revizyon Amaçlı 1/1000 Ölçekli Uygulama İmar Planı duyuruldu.Bodrum Belediyesi

Türkbükü Doğusu Turizm Merkezi IV. Etap 1/25000 ölçekli Koruma Amaçlı ...Türkbükü Doğusu Turizm Merkezi IV. Etap için 1/25000 Nazım İmar Planı Değişikliği ve 1/1000 Uygulama İmar Planı Değişikliği askı ilanına çıktı.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı

[PDF] muğla kültür varlıklarını koruma bölge kuruluTürkbükü Mahallesi uygulama imar planı sınırları içindeki alanlara ilişkin Muğla Kültür ve Tabiat Varlıklarını Koruma Bölge Kurulu kararı verildi.Kültür ve Turizm Bakanlığı

₺/m² series · Lure listing data

208.333

2026-08-15

233.000

2026-08-20

233.000

2026-08-27

233.000

2026-09-03

233.000

2026-09-25

233.000

2026-10-02

233.000

2026-10-09

233.000

2026-10-14

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

111

Housing sales (yearly)

2025 · −%18 vs 5-yr avg

Land sales (yearly)

2025 · −%32 vs 5-yr avg

1.280

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 Türkbükü is concentrated in high-value villa segments, which represent a significant portion of the stock. The land character is predominantly developed, with 632 parcels classified as 'Arsa' (45%) out of 1,413 total parcels, indicating a built-up urban/residential character rather than agricultural (TKGM). While the median price has shown momentum, increasing from ₺167,500/m² to ₺233,000/m² in the recent period, real transaction volumes (TKGM) show 111 residential sales in 2025, a decrease from the 5-year average of 136 (-18%), suggesting a cooling in actual liquidity despite high asking prices. Any investment decision should account for the gap between asking prices and real transaction volumes, as well as high national mortgage rates of 41.87% (TCMB).

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: 2+1 · 75 m² · current price 40.000.000 ₺. Estimated price a year ago ~33.458.003 ₺ (regional property index).

starting capital

Bu konut40.000.000 ₺ +%20

ABD doları39.347.930 ₺ +%18

Gram altın38.674.662 ₺ +%16

Bitcoin30.130.056 ₺ −%10

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

Arsa

Sample (anonymised) listing: Arsa · 650 m² · current price 30.500.000 ₺. Estimated price a year ago ~25.511.727 ₺ (regional property index).

starting capital

Bu arsa30.500.000 ₺ +%20

ABD doları30.002.796 ₺ +%18

Gram altın29.489.430 ₺ +%16

Bitcoin22.974.168 ₺ −%10

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 relies on regional listing data, TKGM land registry records, OSM/UAVT location data, and TCMB macro indicators. It does not include future zoning changes, specific building inspections, or broader macroeconomic shifts beyond the provided data.

Türkbükü, 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

Arsa

Konut

Turistik Tesis

Arsa

Arazi

₺/m² by property type.

Villa

Villa

Daire

Daire

Müstakil Ev

Müstakil Ev

Dubleks

Rezidans

₺/m² by property type and layout

Price dispersion

Deniz / sahil yakını

Havuzlu

Site içinde

Manzaralı

Branded projects and price premium

The Boviera

Hekimköy Sitesi

Sankop Sanatçılar Sitesi

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest pharmacy

Spor & rekreasyon

Yeme-içme

Diğer

Günlük ihtiyaç

Ulaşım

Konaklama & turizm

Title & parcels.

Parcels

Blocks

Avg parcel m²

Development rights.

Planned parcels

Recent developments.

2026-08-15

2026-08-20

2026-08-27

2026-09-03

2026-09-25

2026-10-02

2026-10-09

2026-10-14

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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