166.667
Yeniköy, Bodrum/Muğla
Momentum +19.0
Yeniköy, Bodrum is a high-value neighbourhood characterized by residential properties priced significantly above the district average. The area shows a strong premium in the residential sector, with a median price of ₺166,667/m² (regional listing data).
Talep eğilimi%−55 yıl ort.Son yıl tapu satışı79 adet2025Yürünebilirlik25/100Veri güveniyüksek38 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.40KEOS
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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.
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 primarily a destination for buyers seeking detached or villa-style living with sea or view premiums, rather than high-density urban living, as evidenced by the dominance of 3+1 and 2+1 unit types and the high prevalence of plots and masonry houses (TKGM/regional listing data).
- Liquidity risk exists as real transaction volumes (TKGM) are trending slightly downwards despite high listing prices.
- High national mortgage interest rates (41.87%) may limit the buyer pool to cash-heavy investors (TCMB).
- The region is located in earthquake hazard zone 2 with a peak ground acceleration (PGA) of 0.33g (regional seismic data).
Housing, land, commercial and building — by type.
166.667
Konut
₺/m² · 38 listings · high confidence106.667
Konut
₺/m² · 25 listings · medium confidence160.000
İşyeri
₺/m² · 8 listings · medium confidence2.866
Arazi
₺/m² · 7 listings · medium confidence17.498
Arsa
₺/m² · 3 listings · low confidence14.319
Arazi
₺/m² · 1 listings · low confidence108.889
İşyeri
₺/m² · 1 listings · low confidence123.438
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
123.409
Daire
₺/m² · 16 listings179.598
Villa
₺/m² · 14 listings173.750
Daire
₺/m² · 7 listings239.144
Müstakil Ev
₺/m² · 4 listingsThe neighbourhood exhibits a tiered pricing structure based on property type: detached houses (müstakil ev) command the highest premium at ₺239,144/m², followed by villas at ₺179,598/m², while apartments (daire) are priced lower at ₺123,409/m² (regional listing data). Notably, a 3+1 villa (₺148,958/m²) is priced lower than a 2+1 apartment (₺160,625/m²), suggesting that smaller apartment units may carry a higher unit price due to different market segments. Location-based premiums are significant; proximity to the sea/coast increases value by 32% (₺204,737/m²), while views provide a 12% premium (₺173,750/m²) compared to the general median (regional listing data). Conversely, being within a complex (site içi) or having a pool shows a negative correlation with the unit price premium relative to the median ( -1% and -6% respectively) (regional listing data).
₺/m² by property type and layout
Daire17 listings
2+113 listings
160.625₺/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
104.010155.398206.667
Dispersion: Medium · (p75−p25) / medyan = 0.66
Premium drivers · vs overall median
204.737
Deniz / sahil yakını
12 listings · +%32 vs median173.750
Manzaralı
17 listings · +%12 vs median153.846
Site içinde
15 listings · −%1 vs median145.833
Havuzlu
7 listings · −%6 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 / 64 listings3
New / under construction
2 yeni · 1 proje64
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+123 listings · 145.833 ₺/m²
%45
2+120 listings · 158.788 ₺/m²
%39
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)The neighbourhood has a low walkability score of 25 and a transit score of 0, indicating a car-dependent lifestyle (UAVT/OSM). Daily necessities are limited, with the nearest market located 359m away, and points of interest within a 1.5km radius are sparse, consisting primarily of a cafe, a market, a place of worship, and a drinking water source (OSM/Nominatim).
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
157.160
2026-08-14
166.667
2026-08-19
166.667
2026-08-26
166.667
2026-09-02
166.667
2026-09-10
166.667
2026-10-02
166.667
2026-10-08
166.667
2026-10-14
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
Investment potential is shaped by a high price dispersion (p25–p75: ₺104,010–₺206,667) and a significant price momentum of 24.4% over the recorded period (regional listing data). The land character is mixed, with 180 parcels classified as plots (arsa, 27%) and 107 as courtyard masonry houses (avlulu kargir ev, 16%), indicating a transition from traditional structures to developed land (TKGM). While the median price is well above the district median of ₺119,493/m², the actual transaction volume (79 sales in 2025) shows a 5% decline compared to the 5-year average, suggesting a cooling in real demand despite high asking prices (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: 2+1 · 100 m² · current price 16.500.000 ₺. Estimated price a year ago ~13.801.426 ₺ (regional property index).
starting capital
Bu konut16.500.000 ₺ +%20
ABD doları16.231.021 ₺ +%18
Gram altın15.277.763 ₺ +%11
Bitcoin12.298.985 ₺ −%11
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 ~2.718.463 ₺ (regional property index).
starting capital
Bu arazi3.250.000 ₺ +%20
ABD doları3.197.019 ₺ +%18
Gram altın3.009.256 ₺ +%11
Bitcoin2.422.527 ₺ −%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/UAVT location data, and TCMB macro indicators. It does not account for future changes in zoning, interest rates, or broader economic shifts not explicitly stated in the data packet.