119.044
Yahşi, Bodrum/Muğla
Momentum +0.7
Yahşi, Bodrum’s Yahşi neighborhood features a residential median price of 119,044 TL/m², with a broader listing median of 140,909 TL/m², positioning it as a premium segment within the district. The area is characterized by a mix of villas and apartments, with significant land parcels and a distinct shift in market momentum observed in recent listing data.
Talep eğilimi%−115 yıl ort.Son yıl tapu satışı74 adet2025Yürünebilirlik14/100Veri güveniorta88 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.90 · ≤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.
12.000
Land · ₺/m²
11 listings · for sale18.000.000
Median price ₺
for sale14
Walkability
18 points of interest · OSM150.000
Rent ₺/mo
94 listingsThe location's thesis.
Yahşi is best suited for investors and buyers seeking low-density, land-rich properties with development potential or long-term lifestyle value, rather than those seeking high-yield rental income or urban convenience. The dominance of villas and large agricultural/land parcels, combined with low transaction liquidity and car-dependent infrastructure, points to a market driven by capital preservation and premium lifestyle assets (TKGM, regional listing data).
- Low liquidity: Transaction volume has declined by 11% compared to the 5-year average, with only 74 residential sales in 2025, indicating a slower market and potential difficulty in exiting positions quickly (TKGM).
- High financing costs: The national mortgage interest rate of 42.03% significantly reduces the pool of credit-dependent buyers, likely limiting demand to cash purchasers (TCMB).
- Seismic activity: The region is in a Zone 2 earthquake area with a PGA of 0.33g, requiring careful assessment of building resilience and insurance costs (il bazlı deprem profili).
- Price volatility: The recent -16.4% drop in listing medians suggests a cooling market, which may continue to pressure asking prices and increase negotiation leverage for buyers (regional listing data).
Housing, land, commercial and building — by type.
119.044
Konut
₺/m² · 88 listings · medium confidence156.000
Konut
₺/m² · 83 listings · high confidence12.000
Arsa
₺/m² · 11 listings · medium confidence6.000
Arazi
₺/m² · 9 listings · medium confidence2.662
Arazi
₺/m² · 3 listings · low confidence10.140
Arsa
₺/m² · 3 listings · low confidence28.654
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
157.982
Villa
₺/m² · 46 listings133.333
Villa
₺/m² · 38 listings136.250
Daire
₺/m² · 25 listings168.909
Daire
₺/m² · 13 listings77.917
Müstakil Ev
₺/m² · 9 listings94.363
Yalı
₺/m² · 7 listings200.000
Müstakil Ev
₺/m² · 5 listings120.690
Dubleks
₺/m² · 5 listingsThe residential median price of 119,044 TL/m² is nearly identical to the district median of 119,167 TL/m², indicating that Yahşi’s core housing stock is priced in line with Bodrum’s average (regional listing data). However, the broader listing median of 140,909 TL/m² suggests a wider spread, driven by high-end villas (median 157,982 TL/m²) and premium apartments (median 168,909 TL/m²) which pull the average up (regional listing data). The rent-vs-sale dynamic shows a rental median of 150,000 TL/month for 94 units, but given the high sale prices, gross yields are likely compressed, signaling a market where capital appreciation or lifestyle value may outweigh immediate rental income (regional listing data). The recent price momentum of -16.4% in listing medians suggests a cooling in asking prices, potentially creating negotiation space for buyers (regional listing data).
₺/m² by property type and layout
Villa69 listings
2+14 listings
130.147₺/m²
3+128 listings
136.103₺/m²
4+126 listings
153.792₺/m²
4+26 listings
172.816₺/m²
5+15 listings
233.333₺/m²
Daire28 listings
2+119 listings
164.444₺/m²
3+19 listings
181.818₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
107.143140.909212.500
Dispersion: High · (p75−p25) / medyan = 0.75
Premium drivers · vs overall median
156.000
Deniz / sahil yakını
60 listings · +%11 vs median146.292
Site içinde
56 listings · +%4 vs median137.500
Havuzlu
35 listings · −%2 vs median125.000
Manzaralı
40 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
%36
In a complex
62 / 172 listings11
New / under construction
7 yeni · 4 proje172
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+148 listings · 143.889 ₺/m²
%32
2+134 listings · 124.265 ₺/m²
%23
4+133 listings · 158.333 ₺/m²
%22
4+213 listings · 111.591 ₺/m²
%9
5+16 listings · 210.417 ₺/m²
%4
5+26 listings · 90.463 ₺/m²
%4
1+14 listings · 227.143 ₺/m²
%3
3+24 listings · 144.500 ₺/m²
%3
Building age
0 (yeni/proje)7 listings
%64
1-54 listings
%36
Surroundings & transit.
Official location · Ortakent Yahşi, Müskebi, Bodrum, Muğla, Ege Bölgesi, 48420, Türkiye
14
Walkability
0
Public transit
914 m
Nearest market
7
Spor & rekreasyon
Spor Sahası (4), Yüzme Havuzu (3)7
Diğer
Garden Centre (2), İbadethane (2), Furniture (1), Kiosk (1)4
Günlük ihtiyaç
Akaryakıt (2), Pazar (1), Süpermarket (1)The neighborhood has a very low walkability score of 14 and no public transit access (0), indicating a car-dependent lifestyle (UAVT + OSM + Nominatim). Points of interest are limited to local amenities like sports facilities, a garden center, and a supermarket within 1.5 km, suggesting a quiet, residential character rather than a vibrant urban hub (UAVT + OSM + Nominatim). The proximity to the sea or coastal areas is a key driver, with 'Deniz / sahil yakını' (sea/coast proximity) commanding an 11% premium over the general median, highlighting the value of location-specific views (regional listing data).
Title & parcels.
874
Parcels
123
Blocks
6.194
Avg parcel m²
Land character
- Tarla · 222 (%25)
- Arsa · 201 (%23)
- İncirli Tarla · 18 (%2)
- İki Adet İki Katlı Kargir Bina · 12 (%1)
- Mera · 9 (%1)
- Mandalin Bahçesi · 8 (%1)
- 2 Katlı Betonarme Mesken Ve Arsası · 7 (%1)
- Avlulu Kargir Ev · 6 (%1)
Development rights.
10
Planned parcels
0.90
Avg KAKS
0.90
Avg TAKS
3
Max floors
Recent developments.
Duyuru: Ortakent-Yahşi Revizyon ve İlave Uygulama İmar Planı Plan ...Bodrum ve Muğla Büyükşehir Belediyesi meclis kararlarıyla Ortakent-Yahşi revizyon ve ilave uygulama imar planı onaylanmıştır.Bodrum Belediyesi · 2025-11-13
Muğla ili, Bodrum ilçesi, Müksebi (Ortakent)-Yahşi-Gürece-Yaka ...Yahşi dahil mahalleler için koruma amaçlı 1/5000 ölçekli revizyon ilave nazım imar planı ve 1/1000 ölçekli uygulama imar planı duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-20
Muğla İli, Bodrum İlçesi, Ortakent-Yahşi Mahallesi, Göktepe ...Ortakent-Yahşi Mahallesi Göktepe Mevkii'nde imar planı değişikliği yapıldığına dair bakanlık duyurusu yayımlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-06-15
146.000
2026-07-27
144.667
2026-07-31
144.667
2026-08-03
146.000
2026-08-06
146.000
2026-08-11
136.250
2026-08-15
119.044
2026-08-20
119.044
2026-08-27
Actual transaction demand
74
Housing sales (yearly)
2025 · −%11 vs 5-yr avg17
Land sales (yearly)
2025 · −%56 vs 5-yr avg1.034
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
Yahşi presents a mixed investment profile: the high concentration of villas and large average parcel sizes (6,194 m²) suggest a focus on low-density, high-value assets rather than high-turnover rental apartments (TKGM). The prevalence of 'arsa' (building land) and 'tarla' (agricultural land) indicates significant development potential, but the low transaction volume (74 sales in 2025, down 11% from the 5-year average) points to lower liquidity and a longer holding period for investors (TKGM). The high mortgage interest rate of 42.03% further constrains credit-dependent demand, favoring cash buyers or those with existing capital (TCMB). The recent decline in listing prices may offer entry opportunities, but the low walkability score (14) and lack of public transit limit appeal to tenants seeking urban convenience.
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: 3+1 · 160 m² · current price 22.500.000 ₺. Estimated price a year ago ~18.994.095 ₺ (regional property index).
starting capital
Gram altın27.586.655 ₺ +%45
Bu konut22.500.000 ₺ +%18
ABD doları22.250.332 ₺ +%17
Bitcoin15.776.270 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 488 m² · current price 20.500.000 ₺. Estimated price a year ago ~17.305.731 ₺ (regional property index).
starting capital
Gram altın25.134.508 ₺ +%45
Bu arsa20.500.000 ₺ +%18
ABD doları20.272.525 ₺ +%17
Bitcoin14.373.935 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 9.702 m² · current price 49.500.000 ₺. Estimated price a year ago ~41.787.008 ₺ (regional property index).
starting capital
Gram altın60.690.642 ₺ +%45
Bu arazi49.500.000 ₺ +%18
ABD doları48.950.731 ₺ +%17
Bitcoin34.707.795 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla 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 transaction records, OSM/UAVT location data, and KEOS zoning information. It does not include macroeconomic forecasts, interest rate projections, or specific building-level structural assessments. The methodology is based on available data as of the packet date; users should verify current market conditions and zoning regulations independently.