116.000
Umurca, Bodrum/Muğla
Momentum +17.5
Umurca is a residential neighbourhood in Bodrum, Muğla, characterized by a median residential property price of ₺116,000/m² (regional listing data). The neighbourhood's pricing sits slightly below the district median of ₺119,493/m² (regional listing data).
Yürünebilirlik100/100Veri güveniyüksek27 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.
117.647
Land · ₺/m²
3 listings · for sale21.250.000
Median price ₺
for sale100
Walkability
602 points of interest · OSM52.500
Rent ₺/mo
31 listingsThe location's thesis.
Umurca is primarily a residential neighbourhood suited for families or long-term residents, evidenced by the prevalence of 2+1 and 3+1 housing units and the high density of essential services like schools and healthcare within walking distance (regional listing data/OSM).
- The region is located in earthquake hazard zone 2, with a peak ground acceleration (PGA) of 0.33g due to Aegean coastal faults (regional data).
- High national mortgage interest rates (41.87%) may impact liquidity and demand (TCMB).
Housing, land, commercial and building — by type.
116.000
Konut
₺/m² · 27 listings · high confidence110.625
Konut
₺/m² · 24 listings · high confidence117.647
Arsa
₺/m² · 3 listings · low confidence35.714
Arsa
₺/m² · 1 listings · low confidence2.393
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
110.209
Villa
₺/m² · 14 listings115.104
Daire
₺/m² · 14 listings126.389
Daire
₺/m² · 7 listings96.628
Villa
₺/m² · 7 listings116.525
Müstakil Ev
₺/m² · 5 listingsThe median price per square metre is ₺116,000, with a price range between ₺89,062 and ₺131,012 (regional listing data). There is a notable distinction between housing types: apartments (daire) command higher prices per m² (ranging from ₺115,104 to ₺126,389) compared to villas (₺96,628 to ₺110,209) (regional listing data). Within the residential segment, amenities act as significant price drivers; properties with pools command an 18% premium (₺133,905/m²), followed by those within a complex (+9% at ₺123,611/m²), and those with sea/coast proximity or views (+5% each) (regional listing data). The median monthly rent is ₺52,500 (regional listing data).
₺/m² by property type and layout
Daire15 listings
2+111 listings
126.389₺/m²
3+14 listings
114.412₺/m²
Villa8 listings
5+28 listings
103.525₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
99.820113.636131.012
Dispersion: Low · (p75−p25) / medyan = 0.27
Premium drivers · vs overall median
133.905
Havuzlu
4 listings · +%18 vs median123.611
Site içinde
8 listings · +%9 vs median119.542
Deniz / sahil yakını
24 listings · +%5 vs median119.500
Manzaralı
25 listings · +%5 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
8 / 51 listings51
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+113 listings · 126.389 ₺/m²
%34
3+18 listings · 114.412 ₺/m²
%21
5+28 listings · 103.525 ₺/m²
%21
1+13 listings · 100.000 ₺/m²
%8
4+13 listings · 156.786 ₺/m²
%8
4+23 listings · 119.500 ₺/m²
%8
Surroundings & transit.
Official location · Umurca, Bodrum, Muğla, Ege Bölgesi, 48400, Türkiye
100
Walkability
2
Public transit
260 m
Nearest market
503 m
Nearest pharmacy
165
Diğer
Toilets (16), Playground (10), İbadethane (8), Nightclub (7)119
Spor & rekreasyon
Yüzme Havuzu (100), Spor Sahası (12), Park (6), Spor Merkezi (1)114
Yeme-içme
Restoran (49), Kafe (31), Bar (14), Fast Food (14)83
Günlük ihtiyaç
ATM (23), Banka (16), Süpermarket (16), Market (12)68
Konaklama & turizm
Otel (38), Gezi Noktası (10), Hostel (7), Seyir Noktası (6)42
Ulaşım
Otopark (26), Taksi (16)Umurca features a walkability score of 100, indicating high accessibility to local amenities (OSM/UAVT). Within a 10-minute walking radius, there are 602 points of interest, including schools (101 m), pharmacies (503 m), and markets (260 m) (OSM/UAVT). The area is well-served by recreational facilities, including 100 swimming pools and various parks (OSM). While walkability is high, the public transit score is low at 2, with only one bus stop recorded (OSM/UAVT).
Title & parcels.
1
Parcels
1
Blocks
417
Avg parcel m²
Land character
- 2 Adet 3 Katlı Betonarme Mesken Ve Arsası · 1 (%100)
Recent developments.
PDF Bodrum İlçesi, Umurça'da 601 Ada 1 Parselde Rezerv Yapı AlanıUmurça mahallesi sınırlarında 601 ada 1 parselde rezerv yapı alanı düzenlemesi ve komşu parsellerin imar durumları açıklama raporunda detaylandırıldı.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2026-04-30
Turgutreis, Bahçelievler, Akyarlar, Karabağ, Akaçaalan, Peksimet, İslamhaneleri ve Dereköy Mahalleleri Revizyon ve İlave 1/1000 Ölçekli Uygulama İmar Planı DeğişikliğiBodrum Belediyesi tarafından Turgutreis ve çevre mahalleleri kapsayan 1/1000 ölçekli uygulama imar planı revizyon ve ilave çalışması yürütülmektedir.Bodrum Belediyesi · 2024-05-20
116.000
2026-08-27
116.000
2026-09-03
116.000
2026-09-11
116.000
2026-09-18
116.000
2026-09-25
116.000
2026-10-02
116.000
2026-10-09
116.000
2026-10-15
Investment assessment
The investment profile is shaped by a high density of residential plots, with TKGM data showing 100% of recorded parcels as '3-story reinforced concrete residence and land'. The neighbourhood offers a diverse stock where 2+1 and 3+1 apartments are the dominant room types, while 5+2 villas are also present (regional listing data). Given the price dispersion and the premium associated with pool-equipped properties, there is potential for value differentiation based on specific amenities. Investment outcomes remain subject to macro-economic conditions, such as the current high mortgage interest rates of 41.87% (TCMB), which may favor cash buyers (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: 5+1 · 220 m² · current price 15.850.000 ₺. Estimated price a year ago ~13.257.734 ₺ (regional property index).
starting capital
Bu konut15.850.000 ₺ +%20
ABD doları15.591.617 ₺ +%18
Gram altın14.675.912 ₺ +%11
Bitcoin11.814.480 ₺ −%11
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 is based on regional listing data, OSM, UAVT, TKGM, and TCMB datasets. It does not account for future changes in zoning, interest rates, or broader macroeconomic shifts not explicitly stated in the data packet.