166.667
Yeniköy, Bodrum/Muğla
Momentum +19.0
Yeniköy is a residential neighbourhood in Bodrum, Muğla, characterized by a high price level with a median listing price of 166,667 TL/m² for apartments, significantly above the district median of 119,215 TL/m². The area features a mix of villa and apartment stock, with pricing heavily influenced by proximity to the sea and landscape views.
Talep eğilimi%−55 yıl ort.Son yıl tapu satışı79 adet2025Yürünebilirlik25/100Veri güveniyüksek38 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.40KEOS
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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.
17.498
Land · ₺/m²
3 listings · for sale21.000.000
Median price ₺
for sale25
Walkability
4 points of interest · OSMThe location's thesis.
Yeniköy is best suited for high-net-worth individuals or second-home buyers seeking detached villas or sea-view properties in a car-dependent, low-density setting. The land character is predominantly agricultural or undeveloped (27% arsa, 10% tarla, 1% zeytinlik), indicating that development is constrained by rural zoning, which supports the scarcity value of existing buildable lots (arsa) and villas.
- Declining transaction volume (-5% trend) suggests cooling demand and potential liquidity issues for sellers.
- High credit interest rates (42.04%) limit the pool of financed buyers, favoring cash transactions.
- Low walkability and lack of public transit may restrict the tenant or buyer pool to those with private vehicles.
- Seismic risk is present in the region (Zone 2, PGA 0.33g), requiring careful structural assessment of any property.
Housing, land, commercial and building — by type.
166.667
Konut
₺/m² · 38 listings · high confidence107.083
Konut
₺/m² · 26 listings · medium confidence2.866
Arazi
₺/m² · 7 listings · medium confidence160.000
İşyeri
₺/m² · 5 listings · medium confidence40.000
Bina
₺/m² · 3 listings · low confidence17.498
Arsa
₺/m² · 3 listings · low confidence108.889
İşyeri
₺/m² · 1 listings · low confidence123.438
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
115.000
Daire
₺/m² · 17 listings179.598
Villa
₺/m² · 14 listings173.750
Daire
₺/m² · 7 listings239.144
Müstakil Ev
₺/m² · 4 listingsThe median price of 166,667 TL/m² indicates a premium positioning relative to the wider Bodrum district (119,215 TL/m²). The sub-type spread reveals a clear hierarchy: detached homes (mustakil_ev) command the highest premium at 239,144 TL/m², followed by villas at 179,598 TL/m², while standard apartments average 115,000 TL/m². The 'şerefiye' (floor/premium) drivers show that sea proximity adds a 33% premium (+33%), whereas being in a site with a pool actually shows a slight discount (-5%) compared to the general median, suggesting that location (sea/view) outweighs amenity density (pool/site) in value perception. The high asking prices contrast with a declining transaction volume (-5% trend), signaling a market where sellers hold firm on prices but buyer liquidity is tightening.
₺/m² by property type and layout
Daire18 listings
2+114 listings
157.236₺/m²
3+14 listings
136.184₺/m²
Villa10 listings
3+110 listings
148.958₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
102.833153.846206.667
Dispersion: Medium · (p75−p25) / medyan = 0.67
Premium drivers · vs overall median
204.737
Deniz / sahil yakını
12 listings · +%33 vs median173.750
Manzaralı
17 listings · +%13 vs median153.846
Site içinde
15 listings · +%0 vs median145.833
Havuzlu
7 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
%23
In a complex
15 / 65 listings3
New / under construction
2 yeni · 1 proje65
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+123 listings · 145.833 ₺/m²
%44
2+121 listings · 156.951 ₺/m²
%40
1+14 listings · 119.242 ₺/m²
%8
4+14 listings · 282.273 ₺/m²
%8
Building age
0 (yeni/proje)2 listings
%67
20+1 listings
%33
Surroundings & transit.
Official location · Yeniköy, Bodrum, Muğla, Ege Bölgesi, Türkiye
25
Walkability
0
Public transit
359 m
Nearest market
2
Diğer
Drinking Water (1), İbadethane (1)1
Yeme-içme
Kafe (1)1
Günlük ihtiyaç
Market (1)Yeniköy offers a low-walkability environment (score 25) with limited immediate amenities (only 4 points of interest within 1.5 km, including one market and one cafe). The absence of public transit (score 0) implies a car-dependent lifestyle. The location profile suggests a quieter, possibly residential or semi-rural character rather than a dense urban hub, appealing to buyers prioritizing privacy and landscape over urban convenience.
Title & parcels.
670
Parcels
67
Blocks
2.948
Avg parcel m²
Land character
- Arsa · 180 (%27)
- Avlulu Kargir Ev · 107 (%16)
- Tarla · 64 (%10)
- İncir Bahçesi · 9 (%1)
- Kargir Ev Ve Arsası · 6 (%1)
- Müşterek Methal · 6 (%1)
- Zeytinlik · 5 (%1)
- Avlulu Kargir Ev Ve Dam · 4 (%1)
Development rights.
8
Planned parcels
0.40
Avg KAKS
0.40
Avg TAKS
Recent developments.
Yeniköy Mahallesi, Göktepe Mevkii 1/1000 Ölçekli Koruma Amaçlı İmar Planı DeğişikliğiBodrum Belediyesi tarafından Yeniköy Mahallesi Göktepe Mevkii için 1/1000 ölçekli koruma amaçlı imar planı değişikliği duyurulmuştur.Bodrum Belediyesi · 2024-05-20
Bodrum İlçesi, Yeniköy Mahallesi, 1/5000 Ölçekli Bodrum Koruma Amaçlı Nazım İmar Planı DeğişikliğiYeniköy Mahallesi sınırlarında bulunan 1/5000 ölçekli Bodrum Koruma Amaçlı Nazım İmar Planı paftası için değişiklik süreci yürütülmektedir.Muğla Büyükşehir Belediyesi · 2024-05-18
157.368
2026-07-30
157.368
2026-08-02
158.997
2026-08-06
158.997
2026-08-10
157.160
2026-08-14
166.667
2026-08-19
166.667
2026-08-26
166.667
2026-09-02
Actual transaction demand
79
Housing sales (yearly)
2025 · −%5 vs 5-yr avg11
Land sales (yearly)
2025 · −%27 vs 5-yr avg771
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
This neighbourhood suits investors targeting the high-end segment, specifically those seeking villas or sea-view properties that command significant premiums. The wide price dispersion (from 102,833 TL/m² to 206,667 TL/m²) suggests upside potential for well-located units, particularly those with sea access. However, the high credit interest rate (42.04%) and declining transaction volume indicate that cash buyers dominate, making liquidity a key risk. The investment case relies on the scarcity of sea-view lots rather than volume growth.
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: 2+1 · 100 m² · current price 16.500.000 ₺. Estimated price a year ago ~13.929.003 ₺ (regional property index).
starting capital
Gram altın20.230.214 ₺ +%45
Bu konut16.500.000 ₺ +%18
ABD doları16.316.910 ₺ +%17
Bitcoin11.569.265 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 1.646 m² · current price 3.250.000 ₺. Estimated price a year ago ~2.743.591 ₺ (regional property index).
starting capital
Gram altın3.984.739 ₺ +%45
Bu arazi3.250.000 ₺ +%18
ABD doları3.213.937 ₺ +%17
Bitcoin2.278.795 ₺ −%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 is based on regional listing data, TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include macroeconomic forecasts, interest rate changes, or specific building-level structural assessments. Data confidence is high for pricing but limited for future market momentum.