139.498
Yakaköy, Bodrum/Muğla
Momentum +38.7
Yakaköy is a residential neighbourhood in Bodrum, Muğla, characterized by a premium price level with a median listing price of 139,498 TL/m² for apartments, significantly above the district median of 119,215 TL/m². The market is dominated by villas and apartments, with a notable concentration in the 3+1 and 2+1 layouts, reflecting a mix of family and investment-oriented inventory.
Yürünebilirlik0/100Veri güveniorta19 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
6.875
Land · ₺/m²
10 listings · for sale26.000.000
Median price ₺
for sale0
Walkability
2 points of interest · OSM41.250
Rent ₺/mo
13 listingsThe location's thesis.
Yakaköy is best suited for high-net-worth individuals or investors seeking premium secondary residences or holiday homes, rather than primary urban dwellers or yield-focused investors. The evidence lies in the high price per square meter, the dominance of villa inventory, the significant premiums for views and pools, and the lack of walkability/transit infrastructure. The market is driven by amenity-specific value (view/pool) and family-sized layouts (3+1), indicating a buyer profile that prioritizes privacy, landscape, and space over urban connectivity.
- High credit interest rates (42.04%) may constrain buyer pool to cash purchasers, potentially slowing transaction velocity.
- The neighbourhood has a low walkability score (0) and no public transit, limiting appeal to those requiring car access.
- The region is in Seismic Hazard Zone 2 with a PGA of 0.33g, indicating moderate earthquake risk that may affect insurance costs and buyer perception.
- Price dispersion is wide (p25–p75: 71,406–146,591 TL/m²), meaning average prices can be misleading for specific property types.
Housing, land, commercial and building — by type.
139.498
Konut
₺/m² · 19 listings · medium confidence76.667
Konut
₺/m² · 16 listings · medium confidence6.875
Arsa
₺/m² · 10 listings · medium confidence4.588
Arazi
₺/m² · 7 listings · medium confidence357.895
İşyeri
₺/m² · 1 listings · low confidence102.083
Turistik Tesis
₺/m² · 1 listings · low confidence₺/m² by property type.
147.727
Villa
₺/m² · 12 listings76.667
Daire
₺/m² · 7 listings130.000
Villa
₺/m² · 5 listingsThe median price of 139,498 TL/m² indicates a high-end segment within Bodrum, driven primarily by villa inventory (median 147,727 TL/m²) which pulls the average up compared to apartments (76,667 TL/m²). The rent-vs-sale dynamic shows a median monthly rent of 41,250 TL against a median listing price of 26,000,000 TL; however, the mix of property types suggests that gross yield calculations must be treated with caution as rental demand may not align perfectly with the high-value villa stock. The significant price dispersion (p25–p75: 71,406–146,591 TL/m²) and the presence of 'other' property types like land (6,875 TL/m²) and commercial units (357,895 TL/m²) indicate a diverse asset class where residential value is heavily influenced by specific features rather than uniform market pricing.
₺/m² by property type and layout
Villa13 listings
3+18 listings
124.405₺/m²
4+15 listings
156.000₺/m²
Daire8 listings
2+18 listings
76.562₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
71.406111.905146.591
Dispersion: Medium · (p75−p25) / medyan = 0.67
Premium drivers · vs overall median
145.455
Manzaralı
7 listings · +%30 vs median136.957
Havuzlu
9 listings · +%22 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
%3
In a complex
1 / 35 listings35
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+111 listings · 118.810 ₺/m²
%42
2+110 listings · 74.826 ₺/m²
%38
4+15 listings · 156.000 ₺/m²
%19
Surroundings & transit.
Official location · Yakaköy, Bodrum, Muğla, Ege Bölgesi, 48420, Türkiye
0
Walkability
0
Public transit
1
Diğer
Museum (1)1
Konaklama & turizm
Seyir Noktası (1)Walkability and transit scores are both 0, with only two points of interest within walking distance (a museum and a viewpoint), indicating that this neighbourhood is not designed for pedestrian-centric urban living but rather for car-dependent or destination-based access. The proximity to tourism infrastructure (viewpoints, museums) suggests a lifestyle oriented towards leisure and secondary home usage rather than daily urban convenience. The lack of public transit stops reinforces the need for private transportation, aligning with the villa-heavy, low-density character of the area.
Recent developments.
Duyuru: Ortakent-Yahşi Revizyon ve İlave Uygulama İmar Planı Plan ...Bodrum Belediyesi ve Muğla Büyükşehir Belediyesi meclis kararları ile Ortakent-Yahşi bölgesi için revizyon ve ilave uygulama imar planı onaylanmıştır.Bodrum Belediyesi · 2025-11-13
91.875
2026-07-29
98.438
2026-08-01
98.438
2026-08-05
98.438
2026-08-09
105.000
2026-08-14
139.498
2026-08-19
139.498
2026-08-26
139.498
2026-09-02
Investment assessment
This neighbourhood offers a high-barrier entry point suitable for investors targeting the premium segment, where value is driven by specific amenities rather than volume. The data shows that 'view' (Manzaralı) commands a 30% premium and 'pool' (Havuzlu) a 22% premium over the general median, suggesting that investment efficiency is highest in units with these specific attributes. The dominance of 3+1 layouts (11 listings) points to a target demographic of families or long-term holiday rentals, while the low site-based inventory (3%) implies a market of independent properties rather than managed complexes. The recent 36.7% price momentum signals strong market activity, but the high credit interest rate (42.04%) suggests that cash buyers currently hold significant negotiating power, making this a market where asset selection (view/pool) is critical for value retention.
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 · 150 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 · 5.400 m² · current price 12.500.000 ₺. Estimated price a year ago ~10.552.275 ₺ (regional property index).
starting capital
Gram altın15.325.920 ₺ +%45
Bu arsa12.500.000 ₺ +%18
ABD doları12.361.296 ₺ +%17
Bitcoin8.764.595 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 27.000 m² · current price 55.500.000 ₺. Estimated price a year ago ~46.852.100 ₺ (regional property index).
starting capital
Gram altın68.047.083 ₺ +%45
Bu arazi55.500.000 ₺ +%18
ABD doları54.884.153 ₺ +%17
Bitcoin38.914.801 ₺ −%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 (satılık/kiralık), OSM/Nominatim for location context, and TCMB for macroeconomic indicators. It does not include field verification of property conditions, zoning changes, or broader economic forecasts beyond the provided interest rate data. The earthquake profile is based on provincial-level hazard data, not parcel-specific engineering reports.