123.529
Yahşi, Bodrum/Muğla
Momentum -13.7
Yahşi is a high-value residential neighbourhood in Bodrum, Muğla, with a median residential property price of ₺123,529/m², which sits above the district median of ₺119,493/m² (regional listing data). The area is characterized by a mix of high-end villas and apartments, catering to a premium market segment.
Talep eğilimi%−115 yıl ort.Son yıl tapu satışı74 adet2025Yürünebilirlik14/100Veri güveniorta122 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.90 · ≤3 katKEOS
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
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.
9.125
Land · ₺/m²
38 listings · for sale20.450.000
Median price ₺
for sale14
Walkability
18 points of interest · OSM160.000
Rent ₺/mo
1 listingsThe location's thesis.
Yahşi is primarily a seasonal or secondary residence destination for families and high-net-worth individuals, evidenced by the dominance of 3+1 and 4+1 unit types and the high concentration of villa-type dwellings (regional listing data).
- Liquidity risk: Real transaction volumes (TKGM) are declining (-11% trend), which may indicate a gap between asking prices and actual market demand.
- Seismic risk: The region is located in earthquake hazard zone 2 with a peak ground acceleration (PGA) of 0.33g (regional data).
- Macroeconomic pressure: High national mortgage interest rates (41.87%) may limit credit-based demand, favoring cash buyers (TCMB).
Housing, land, commercial and building — by type.
123.529
Konut
₺/m² · 122 listings · medium confidence158.333
Konut
₺/m² · 77 listings · high confidence9.125
Arsa
₺/m² · 38 listings · medium confidence3.898
Arazi
₺/m² · 34 listings · medium confidence52.442
İşyeri
₺/m² · 9 listings · medium confidence85.227
Konut
₺/m² · 5 listings · medium confidence10.140
Arsa
₺/m² · 3 listings · low confidence2.662
Arazi
₺/m² · 3 listings · low confidence₺/m² by property type.
132.067
Villa
₺/m² · 53 listings157.982
Villa
₺/m² · 44 listings134.375
Daire
₺/m² · 27 listings101.042
Yalı
₺/m² · 16 listings172.909
Daire
₺/m² · 13 listings118.182
Müstakil Ev
₺/m² · 13 listings120.690
Dubleks
₺/m² · 5 listingsThe neighbourhood exhibits significant price dispersion based on property type and location attributes. Villas command a premium, with 5+1 configurations reaching ₺206,367/m², while apartments (daire) show higher density pricing, such as 3+1 units at ₺181,818/m² (regional listing data). According to regional listing data, proximity to the sea/coast provides the highest premium (+14% over the median), whereas being within a complex (site içi) adds a 3% premium. Interestingly, pool access shows a -2% variance and views a -7% variance relative to the median. The land registry (TKGM) shows a diverse profile: 222 parcels are classified as fields (tarla), 201 as plots (arsa), and smaller portions as mandarin orchards or olive groves, indicating a transition between agricultural land and developed residential zones.
₺/m² by property type and layout
Villa84 listings
2+14 listings
130.147₺/m²
3+135 listings
143.333₺/m²
4+133 listings
130.800₺/m²
4+26 listings
172.816₺/m²
5+16 listings
206.367₺/m²
Daire31 listings
2+120 listings
149.410₺/m²
3+111 listings
181.818₺/m²
Yalı10 listings
2+110 listings
94.363₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
105.609136.412207.467
Dispersion: High · (p75−p25) / medyan = 0.75
Premium drivers · vs overall median
155.273
Deniz / sahil yakını
66 listings · +%14 vs median140.909
Site içinde
63 listings · +%3 vs median133.333
Havuzlu
41 listings · −%2 vs median126.667
Manzaralı
46 listings · −%7 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
%33
In a complex
69 / 206 listings11
New / under construction
7 yeni · 4 proje206
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+159 listings · 144.444 ₺/m²
%33
2+142 listings · 122.110 ₺/m²
%23
4+140 listings · 132.067 ₺/m²
%22
4+213 listings · 111.591 ₺/m²
%7
5+29 listings · 115.909 ₺/m²
%5
5+18 listings · 201.359 ₺/m²
%4
3+26 listings · 144.500 ₺/m²
%3
6+23 listings · 137.311 ₺/m²
%2
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 neighbourhood has a very low walkability score of 14 and a transit score of 0, indicating a heavy reliance on private vehicles (UAVT/OSM). While there are 18 points of interest within a 1.5 km radius—including 7 sports and recreation sites (swimming pools and sports fields) and 4 daily necessity points (supermarkets, markets, and fuel stations)—the lack of public transport and distance to the nearest market (914 m) implies a lifestyle centered around private mobility and seasonal residence.
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
136.250
2026-08-15
119.044
2026-08-20
119.044
2026-08-27
119.044
2026-09-03
124.265
2026-09-25
123.529
2026-10-02
123.529
2026-10-08
123.529
2026-10-14
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
Investment in Yahşi is defined by a high-entry barrier and a diverse stock of villas and apartments. The wide price range (p25: ₺105,609 to p75: ₺207,467/m²) suggests significant upside potential for well-located assets, particularly those near the coast (regional listing data). While the residential stock includes new/zero-completion projects, the actual transaction volume (TKGM) shows a downward trend, with 74 sales in 2025 compared to a 5-year average of 83, suggesting that while asking prices remain high, real liquidity is cooling.
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 ~18.820.126 ₺ (regional property index).
starting capital
Bu konut22.500.000 ₺ +%20
ABD doları22.133.210 ₺ +%18
Gram altın20.833.314 ₺ +%11
Bitcoin16.771.344 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 850 m² · current price 15.000.000 ₺. Estimated price a year ago ~12.546.751 ₺ (regional property index).
starting capital
Bu arsa15.000.000 ₺ +%20
ABD doları14.755.474 ₺ +%18
Gram altın13.888.876 ₺ +%11
Bitcoin11.180.896 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 3.300 m² · current price 15.700.000 ₺. Estimated price a year ago ~13.132.266 ₺ (regional property index).
starting capital
Bu arazi15.700.000 ₺ +%20
ABD doları15.444.062 ₺ +%18
Gram altın14.537.023 ₺ +%11
Bitcoin11.702.671 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
İşyeri
Sample (anonymised) listing: İşyeri · 4.005 m² · current price 22.000.000 ₺. Estimated price a year ago ~18.401.901 ₺ (regional property index).
starting capital
Bu işyeri22.000.000 ₺ +%20
ABD doları21.641.361 ₺ +%18
Gram altın20.370.351 ₺ +%11
Bitcoin16.398.647 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — i̇şyeri 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 is based on regional listing data, TKGM land registry records, OSM/UAVT location data, and KEOS zoning plans. It does not account for future changes in interest rates, zoning laws, or broader macroeconomic shifts not explicitly stated in the data packet.