151.429
Yalıkavak, Bodrum/Muğla
Momentum +12.4
Yalıkavak is a high-end residential neighbourhood in Bodrum, Muğla, characterized by a median property price of ₺151,429/m², which sits significantly above the district median of ₺119,493/m² (regional listing data). The area is dominated by high-value villa and waterfront properties, reflecting a premium market positioning.
Talep eğilimi%−245 yıl ort.Son yıl tapu satışı140 adet2025Yürünebilirlik76/100Veri güveniorta208 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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.
33.750.000
Median price ₺
for sale76
Walkability
280 points of interest · OSM45.000
Rent ₺/mo
1 listingsThe location's thesis.
Yalıkavak is a primary destination for high-net-worth individuals seeking branded or waterfront villa living, supported by a robust service infrastructure and a high proportion of developed land (TKGM).
- A declining trend in actual sales volume compared to historical averages may indicate liquidity risks or a gap between asking prices and market reality (TKGM).
- The region is located in a seismic hazard zone (Level 2) with a peak ground acceleration (PGA) of 0.33g, necessitating scrutiny of structural integrity (Regional seismic data).
- High national interest rates (41.87%) may constrain credit-based demand, favoring cash-heavy buyers (TCMB).
Housing, land, commercial and building — by type.
151.429
Konut
₺/m² · 208 listings · medium confidence254.412
İşyeri
₺/m² · 4 listings · low confidence₺/m² by property type.
162.516
Villa
₺/m² · 122 listings144.929
Yalı
₺/m² · 50 listings132.000
Müstakil Ev
₺/m² · 15 listings143.815
Daire
₺/m² · 10 listingsThe neighbourhood exhibits a clear hierarchy in property types: villas command a median of ₺162,516/m², while waterfront properties (yalı) follow at ₺144,929/m², and apartments at ₺143,815/m² (regional listing data). A significant price premium is observed in branded developments; for instance, Seba Taş reaches a median of ₺280,769/m², representing an 89% premium over the neighbourhood median (regional listing data). Value drivers are clearly identified: properties with pools command a 5% premium and waterfront locations a 4% premium, whereas being located within a site (site içi) actually correlates with a 6% lower price per m² compared to the median (regional listing data). While the median asking price is ₺33,750,000, the actual transaction volume (TKGM) shows a downward trend, with 140 residential sales in 2025 compared to a 5-year average of 184, suggesting a cooling in real demand despite high asking prices.
₺/m² by property type and layout
Villa249 listings
2+118 listings
130.901₺/m²
3+190 listings
143.782₺/m²
3+24 listings
98.775₺/m²
4+157 listings
182.143₺/m²
4+215 listings
200.000₺/m²
5+130 listings
170.833₺/m²
5+215 listings
151.429₺/m²
6+110 listings
206.758₺/m²
6+26 listings
149.433₺/m²
7+14 listings
456.818₺/m²
Yalı98 listings
2+159 listings
132.522₺/m²
3+128 listings
140.714₺/m²
4+14 listings
249.653₺/m²
5+17 listings
173.333₺/m²
Daire63 listings
1+15 listings
198.413₺/m²
2+139 listings
135.000₺/m²
3+113 listings
96.154₺/m²
4+16 listings
109.278₺/m²
Müstakil Ev29 listings
2+16 listings
124.610₺/m²
3+110 listings
157.812₺/m²
4+18 listings
130.833₺/m²
4+25 listings
128.333₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
110.000148.500216.125
Dispersion: High · (p75−p25) / medyan = 0.71
Premium drivers · vs overall median
155.714
Havuzlu
107 listings · +%5 vs median154.444
Deniz / sahil yakını
191 listings · +%4 vs median148.333
Manzaralı
186 listings · +%0 vs median138.889
Site içinde
127 listings · −%6 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Branded projects and price premium
Neighbourhood median 148.500 ₺/m²; branded projects trade at a premium/discount vs the median.
280.769
Seba Taş
3 listings · max 316.327 · +%89 vs median100.000
Gümüşkaya Sitesi
3 listings · max 121.538 · −%33 vs medianComplexes, new-builds and mix in the area
%25
In a complex
135 / 545 listings9
New / under construction
6 yeni · 3 proje545
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+1153 listings · 141.429 ₺/m²
%33
2+1133 listings · 131.250 ₺/m²
%28
4+181 listings · 182.143 ₺/m²
%17
5+140 listings · 154.738 ₺/m²
%9
4+225 listings · 173.833 ₺/m²
%5
5+218 listings · 155.977 ₺/m²
%4
6+111 listings · 199.231 ₺/m²
%2
1+19 listings · 211.538 ₺/m²
%2
Building age
0 (yeni/proje)6 listings
%35
1-55 listings
%29
6-101 listings
%6
11-204 listings
%24
20+1 listings
%6
Surroundings & transit.
Official location · Villa Aratepe, Yalıkavak, Bodrum, Muğla, Ege Bölgesi, 48990, Türkiye
76
Walkability
2
Public transit
47 m
Nearest market
21 m
Nearest pharmacy
91
Yeme-içme
Restoran (58), Kafe (16), Bar (10), Fırın (4)68
Diğer
Toilets (7), Drinking Water (4), Ice Cream (4), Telephone (3)48
Günlük ihtiyaç
ATM (16), Süpermarket (12), Eczane (9), Market (4)27
Ulaşım
Otopark (24), Taksi (3)26
Spor & rekreasyon
Yüzme Havuzu (14), Spor Sahası (7), Park (5)19
Konaklama & turizm
Otel (16), Marina (1), Seyir Noktası (1), Konukevi (1)The neighbourhood offers a high walkability score of 76, supported by a dense concentration of amenities within a 1.5 km radius, including 91 food and beverage establishments, 48 daily necessity points, and 19 tourism-related sites (OSM/UAVT). While pedestrian access to markets (47m) and pharmacies (21m) is excellent, public transit remains limited with a score of 2 (OSM/UAVT). The lifestyle is centered around high-density service points, including restaurants, cafes, and marinas, catering to a mobile and service-oriented demographic.
Title & parcels.
2.697
Parcels
197
Blocks
6.458
Avg parcel m²
Land character
- Arsa · 670 (%25)
- Tarla · 432 (%16)
- Zeytinli Tarla · 112 (%4)
- Harap Bina Ve Avlusu · 48 (%2)
- Narenciye Bahçesi · 47 (%2)
- Kargir Ev Ve Avlusu · 45 (%2)
- 2 Katlı Betonarme Bina Ve Arsası · 37 (%1)
- Kargir Ev Ve Arsası · 28 (%1)
Recent developments.
Duyurular - Bodrum BelediyesiBodrum Belediyesi tarafından Yalıkavak dahilinde imar, belediye meclis kararları ve kentsel dönüşüm gibi resmi duyurular yayımlanmaktadır.Bodrum Belediyesi · 2024-05-22
151.414
2026-08-20
151.429
2026-08-27
151.429
2026-09-03
151.429
2026-09-18
151.429
2026-09-25
151.429
2026-10-02
151.429
2026-10-09
151.429
2026-10-14
Actual transaction demand
140
Housing sales (yearly)
2025 · −%24 vs 5-yr avg77
Land sales (yearly)
2025 · −%4 vs 5-yr avg1.634
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
The investment profile is defined by a high-value, villa-centric stock where the 3+1 and 2+1 configurations are most prevalent (regional listing data). The land registry shows a significant concentration of 'Arsa' (670 parcels, 25%) compared to 'Tarla' (432 parcels, 16%) and 'Zeytinli Tarla' (112 parcels, 4%), indicating a highly developed and buildable urban character (TKGM). Investors may find opportunities in the wide price dispersion (p25–p75: ₺110,000–₺216,125), though the declining transaction volume relative to asking prices suggests a need for careful negotiation (TKGM).
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 · 267 m² · current price 24.750.000 ₺. Estimated price a year ago ~20.702.139 ₺ (regional property index).
starting capital
Bu konut24.750.000 ₺ +%20
ABD doları24.346.532 ₺ +%18
Gram altın22.916.645 ₺ +%11
Bitcoin18.448.478 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arsa
Sample (anonymised) listing: Arsa · 5.115 m² · current price 61.000.000 ₺. Estimated price a year ago ~51.023.454 ₺ (regional property index).
starting capital
Bu arsa61.000.000 ₺ +%20
ABD doları60.005.593 ₺ +%18
Gram altın56.481.428 ₺ +%11
Bitcoin45.468.976 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
İşyeri
Sample (anonymised) listing: İşyeri · 250 m² · current price 28.000.000 ₺. Estimated price a year ago ~23.420.602 ₺ (regional property index).
starting capital
Bu işyeri28.000.000 ₺ +%20
ABD doları27.543.551 ₺ +%18
Gram altın25.925.902 ₺ +%11
Bitcoin20.871.005 ₺ −%11
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — i̇şyeri için resmi endeks yok, bölge gayrimenkul göstergesi
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 7.011 m² · current price 68.000.000 ₺. Estimated price a year ago ~56.878.604 ₺ (regional property index).
starting capital
Bu arazi68.000.000 ₺ +%20
ABD doları66.891.481 ₺ +%18
Gram altın62.962.904 ₺ +%11
Bitcoin50.686.728 ₺ −%11
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 land registry records, OSM, and UAVT spatial data. It does not account for macro-economic shifts, zoning changes, or interest rate fluctuations beyond the provided data points.