130.385
Türkkuyusu, Bodrum/Muğla
Momentum +10.8
Türkkuyusu is a highly walkable, amenity-rich neighbourhood in Bodrum with a premium price level, where the median residential listing price stands at 130,385 TL/m², significantly above the district median of 119,183 TL/m². The market is characterized by a mix of apartments and villas, with a strong emphasis on site-based living and lifestyle amenities.
Talep eğilimi%−45 yıl ort.Son yıl tapu satışı26 adet2025Yürünebilirlik100/100Veri güveniorta17 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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3D · satellite + terrain · 10-min walk area
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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.
16.950.000
Median price ₺
for sale100
Walkability
667 points of interest · OSM61.500
Rent ₺/mo
20 listingsThe location's thesis.
Türkkuyusu is best suited for lifestyle-oriented buyers and investors seeking a turnkey, amenity-rich environment in Bodrum, rather than those looking for land development opportunities. The evidence-based thesis is that the neighbourhood’s value is derived from its immediate access to leisure and daily services, supported by a housing stock dominated by apartments and site-based living, which appeals to those prioritizing convenience and rental potential over land ownership. The high price premium reflects this desirability, but the declining transaction volume (-4% trend) signals a cooling market where buyer selectivity is high.
- Declining transaction volume (-4% trend in 2025) suggests cooling demand and potential liquidity risks, meaning properties may take longer to sell despite high asking prices.
- High mortgage interest rates (42.03%) constrain credit-dependent demand, likely limiting the buyer pool to cash purchasers or those with significant equity.
- Seismic risk: The region is in Earthquake Danger Zone 2 with a PGA of 0.33g, requiring careful assessment of building construction quality and soil conditions.
- Price dispersion is wide (p25–p75: 103,333–143,590 TL/m²), indicating that not all properties in the neighbourhood are priced equally, and overpaying for non-premium attributes is a risk.
Housing, land, commercial and building — by type.
130.385
Konut
₺/m² · 17 listings · medium confidence119.778
Konut
₺/m² · 12 listings · medium confidence174.205
İşyeri
₺/m² · 8 listings · medium confidence₺/m² by property type.
127.273
Daire
₺/m² · 9 listings131.667
Daire
₺/m² · 7 listings119.478
Villa
₺/m² · 4 listingsThe median price of 130,385 TL/m² indicates a premium positioning relative to the Bodrum district average (119,183 TL/m²), reflecting a 9.4% premium. The sub-type spread shows apartments (127,273–131,667 TL/m²) trading slightly higher than villas (119,478 TL/m²), suggesting that in this specific inventory, apartment units may command a higher per-square-meter value, possibly due to site amenities or unit efficiency. The rent-vs-sale dynamic shows a median monthly rent of 61,500 TL against a median listing price of 16,950,000 TL; however, the packet notes that the rental segment may differ from the sales segment, requiring cautious interpretation of gross yield signals. The price dispersion (p25–p75: 103,333–143,590 TL/m²) indicates a wide range, allowing for negotiation or premium selection based on specific features.
₺/m² by property type and layout
Daire12 listings
2+112 listings
124.747₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
103.333118.881143.590
Dispersion: Low · (p75−p25) / medyan = 0.34
Premium drivers · vs overall median
131.026
Site içinde
6 listings · +%10 vs median125.795
Havuzlu
4 listings · +%6 vs median122.222
Deniz / sahil yakını
7 listings · +%3 vs median120.552
Manzaralı
10 listings · +%1 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
%21
In a complex
6 / 29 listings29
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+115 listings · 122.222 ₺/m²
%60
3+16 listings · 109.815 ₺/m²
%24
4+14 listings · 105.645 ₺/m²
%16
Surroundings & transit.
Official location · Türkkuyusu, Bodrum, Muğla, Ege Bölgesi, 48400, Türkiye
100
Walkability
26
Public transit
193 m
Nearest market
221 m
Nearest pharmacy
190
Diğer
Toilets (16), Playground (10), İbadethane (9), Nightclub (8)127
Yeme-içme
Restoran (53), Kafe (35), Fast Food (16), Bar (16)123
Spor & rekreasyon
Yüzme Havuzu (101), Spor Sahası (15), Park (6), Spor Merkezi (1)91
Günlük ihtiyaç
ATM (27), Banka (17), Süpermarket (17), Market (12)73
Konaklama & turizm
Otel (46), Gezi Noktası (10), Hostel (7), Seyir Noktası (5)51
Ulaşım
Otopark (34), Taksi (17)Türkkuyusu exhibits exceptional walkability (score 100) with 667 nearby points of interest, including dense concentrations of swimming pools (101), restaurants (53), and cafes (35). This implies a lifestyle profile centered on leisure, tourism, and daily convenience without car dependency. The low public transit score (26) suggests that residents rely on private transport or walking, aligning with a suburban or resort-style living experience. The proximity to essential services (market 193m, pharmacy 221m, hospital 173m) supports a self-sufficient, high-quality living environment.
Title & parcels.
387
Parcels
23
Blocks
1.555
Avg parcel m²
Land character
- Avlulu Kargir Ev · 94 (%24)
- Arsa · 68 (%18)
- İncir Bahçesi · 20 (%5)
- Müşterek Kuyu · 9 (%2)
- Tarla · 9 (%2)
- Müşterek Methal · 8 (%2)
- İki Katlı Kargir Bina Ve Arsası · 5 (%1)
- 2 Adet 2 Katlı Betonarme Bina Ve Arsası · 5 (%1)
Recent developments.
Duyuru: Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akaçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri RevizyonBodrum Belediyesi tarafından Turgutreis ve çevre mahalleler için 1/1000 ölçekli uygulama imar planı revizyonu ve ilavesi duyurulmuştur.Bodrum Belediyesi · 2023-10-25
BODRUM (MUĞLA)Bodrum ilçesi sınırlarında, 29.11.2017 tarihinde Çevre ve Şehircilik Bakanlığı tarafından onaylanan alt ölçekli imar planı değişiklikleri ve Türkkuyusu bölgesi gelişmeleri yer almaktadır.Çevre ve Şehircilik Bakanlığı · 2021-06-04
122.303
2026-07-24
131.026
2026-07-27
131.026
2026-07-30
131.026
2026-08-02
124.747
2026-08-06
124.747
2026-08-10
122.222
2026-08-14
130.385
2026-08-19
Actual transaction demand
26
Housing sales (yearly)
2025 · −%4 vs 5-yr avg7
Land sales (yearly)
2025 · +%17 vs 5-yr avg323
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
This neighbourhood offers a high-amenity, walkable investment profile suited for buyers seeking lifestyle convenience over land speculation. The premium pricing (above district median) and wide price dispersion suggest that value is driven by specific attributes (site, pool, view) rather than generic location, meaning careful selection is required to capture upside. The high concentration of apartments (2+1 dominant) and site-based listings (21% of inventory) points to a market efficient for rental or second-home use, though the high mortgage rates (42.03%) likely constrain credit-dependent demand, favoring cash buyers. The static synthesis indicates a mature, high-cost environment where investment returns depend on asset quality and liquidity, not broad market 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: 2+1 · 90 m² · current price 13.500.000 ₺. Estimated price a year ago ~11.396.457 ₺ (regional property index).
starting capital
Gram altın16.551.993 ₺ +%45
Bu konut13.500.000 ₺ +%18
ABD doları13.350.199 ₺ +%17
Bitcoin9.465.762 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
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), TKGM transaction records, OSM/UAVT location data, and macroeconomic indicators from TCMB. It does not include real-time field verification, internal valuation models, or external macro forecasts beyond the provided interest rate and exchange rate data. Zoning changes, future infrastructure projects, and broader economic shifts are not yet factored into this static veri noktası.