147.368
Yokuşbaşı, Bodrum/Muğla
Momentum +20.1
Yokuşbaşı is a high-value residential neighbourhood in Bodrum, characterized by a median price of 147,368 TL/m² for apartments, which sits significantly above the district median of 119,167 TL/m². The area exhibits a strong premium for detached villas and properties with specific amenities like pools or sea views, indicating a market driven by lifestyle and luxury demand rather than mass housing.
Talep eğilimi%+15 yıl ort.Son yıl tapu satışı83 adet2025Yürünebilirlik100/100Veri güveniorta37 ilanDeprem bölgesi2 · PGA 0.33gil bazlıİmar emsali0.23KEOS
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.
20.000
Land · ₺/m²
1 listings · for sale21.000.000
Median price ₺
for sale100
Walkability
623 points of interest · OSMThe location's thesis.
Yokuşbaşı is best suited for high-net-worth individuals and luxury investors seeking a turnkey, amenity-rich lifestyle in Bodrum, where the neighbourhood’s character is defined by a mix of developed residential plots (40% arsa) and agricultural land (3% olive groves, 3% fields), supporting a low-density, high-value development model. The dominance of villa typologies and the high premiums for sea views and pools indicate that the area’s value is tied to exclusivity and lifestyle amenities rather than density, making it a niche market for those prioritizing privacy and leisure infrastructure over transit connectivity.
- High credit interest rates (42.03%) may suppress leveraged demand, limiting the buyer pool to cash purchasers and potentially slowing transaction velocity.
- The neighbourhood is located in Seismic Zone 2 with a PGA of 0.33g, requiring rigorous due diligence on building codes and structural integrity, particularly for older stock.
- Limited public transit access (score 12) restricts the neighbourhood’s appeal to non-drivers, potentially narrowing the long-term tenant or buyer base.
- A significant gap between asking prices and transaction volume (83 sales in 2025) suggests that high listing prices may not always reflect realizable market values, posing a liquidity risk for sellers.
Housing, land, commercial and building — by type.
147.368
Konut
₺/m² · 37 listings · medium confidence230.603
Turistik Tesis
₺/m² · 3 listings · low confidence20.000
Arsa
₺/m² · 1 listings · low confidence118.182
Bina
₺/m² · 1 listings · low confidence₺/m² by property type.
171.053
Villa
₺/m² · 17 listings141.250
Daire
₺/m² · 10 listingsThe median price of 147,368 TL/m² for residential units reflects a premium over the district average, driven by a distinct split between villa and apartment typologies. Villas command a higher median (171,053 TL/m²) compared to apartments (141,250 TL/m²), with smaller villa layouts (3+1) showing the highest per-square-meter value (250,960 TL/m²), suggesting that compact luxury units are the most efficient price drivers. The presence of a 22.5% price momentum in recent listing data signals active valuation adjustments, while the high asking prices contrast with a modest transaction volume (83 sales in 2025), implying a market where pricing power remains with sellers but liquidity is selective.
₺/m² by property type and layout
Villa25 listings
3+110 listings
250.960₺/m²
4+16 listings
160.595₺/m²
6+15 listings
183.333₺/m²
6+24 listings
123.812₺/m²
Daire19 listings
2+115 listings
94.737₺/m²
3+14 listings
134.286₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
95.000138.571203.922
Dispersion: High · (p75−p25) / medyan = 0.79
Premium drivers · vs overall median
297.143
Havuzlu
7 listings · +%114 vs median173.667
Deniz / sahil yakını
28 listings · +%25 vs median168.936
Manzaralı
36 listings · +%22 vs median123.333
Site içinde
11 listings · −%11 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 138.571 ₺/m²; branded projects trade at a premium/discount vs the median.
278.713
Ofton Elysium
6 listings · max 368.687 · +%101 vs medianComplexes, new-builds and mix in the area
%14
In a complex
11 / 76 listings76
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+121 listings · 96.000 ₺/m²
%34
3+118 listings · 176.286 ₺/m²
%29
4+110 listings · 165.833 ₺/m²
%16
6+16 listings · 183.333 ₺/m²
%10
6+24 listings · 123.812 ₺/m²
%6
4+23 listings · 194.444 ₺/m²
%5
Building age
1-51 listings
%100
Surroundings & transit.
Official location · Yokuşbaşı, Bodrum, Muğla, Ege Bölgesi, 48400, Türkiye
100
Walkability
12
Public transit
61 m
Nearest market
584 m
Nearest pharmacy
173
Diğer
Toilets (16), Playground (10), İbadethane (9), Nightclub (8)122
Yeme-içme
Restoran (55), Kafe (32), Bar (15), Fast Food (14)110
Spor & rekreasyon
Yüzme Havuzu (92), Spor Sahası (11), Park (6), Spor Merkezi (1)86
Günlük ihtiyaç
ATM (26), Banka (16), Süpermarket (15), Market (13)74
Konaklama & turizm
Otel (42), Gezi Noktası (10), Seyir Noktası (8), Hostel (7)46
Ulaşım
Otopark (30), Taksi (16)Yokuşbaşı offers an exceptional walkable lifestyle, with a walkability score of 100 and 623 nearby points of interest, including dense concentrations of restaurants, cafes, and swimming pools within 1.5 km. The area is well-served for daily needs, with a market just 61 meters away and a hospital 473 meters distant, though public transit access is limited (score 12), making it ideal for car-dependent or pedestrian-centric luxury living rather than commuter-oriented investment.
Title & parcels.
645
Parcels
58
Blocks
2.525
Avg parcel m²
Land character
- Arsa · 256 (%40)
- Avlulu Kargir Ev · 37 (%6)
- Tarla · 19 (%3)
- Zeytinli Tarla · 19 (%3)
- Orman · 13 (%2)
- Çamlık Ve Ormanlık Arazi · 10 (%2)
- Narenciye Bahçesi · 9 (%1)
- Üç Katlı Kargir Bina · 7 (%1)
Development rights.
8
Planned parcels
0.28
Avg KAKS
0.28
Avg TAKS
Recent developments.
Bodrum İlçesi Yokuşbaşı ve Türkkuyusu Mahallesi, 95 Nolu 3194/18. Madde İmar Uygulaması Geri Dönüşüm İşlemiBodrum İlçesi Yokuşbaşı ve Türkkuyusu Mahallesi'nde 3194/18. Madde kapsamında imar uygulaması geri dönüşüm işlemi ile ilgili askı ilan tutanağı ve geri dönüşüm cetveli yayımlanmıştır.Muğla Büyükşehir Belediyesi · 2023-08-23
YOKUŞBAŞI Alt Yapı Takvimi: Asfaltlama ÇalışmasıBodrum Belediyesi tarafından Yokuşbaşı Mahallesi'nde gerçekleştirilen altyapı ve asfaltlama çalışmaları hakkında duyuru yapılmıştır.Bodrum Belediyesi · 2024-05-20
Muğla İli, Bodrum İlçesi, Yokuşbaşı Mahallesi, Boynuzçukuru Mevkii Koruma Amaçlı 1/5000 Ölçekli Nazım İmar PlanıYokuşbaşı Mahallesi Boynuzçukuru Mevkisi'nde Koruma Amaçlı 1/5000 ölçekli Nazım İmar Planı incelendiğine ve planın geçerliliğine dair resmi belge yayımlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2018-05-30
118.182
2026-07-27
117.157
2026-07-30
117.157
2026-08-03
122.292
2026-08-06
122.292
2026-08-10
140.119
2026-08-15
147.368
2026-08-20
147.368
2026-08-27
Actual transaction demand
83
Housing sales (yearly)
2025 · +%1 vs 5-yr avg26
Land sales (yearly)
2025 · +%73 vs 5-yr avg674
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 offers a high-barrier entry point suitable for investors targeting the luxury segment, where value is heavily concentrated in specific attributes like sea views, pools, and brand-name projects (e.g., Ofton Elysium, which trades at a 101% premium to the neighbourhood median). The wide price dispersion (p25–p75: 95,000–203,922 TL/m²) suggests that careful selection is critical, as generic units may underperform compared to amenity-rich or branded assets. While the high credit interest rates (42.03%) likely constrain leveraged demand, the strong local amenities and walkability support a resilient cash-buyer market, though investors should note that macroeconomic factors such as interest rates and zoning changes are not yet fully integrated into this static assessment.
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: 4+1 · 326 m² · current price 36.300.000 ₺. Estimated price a year ago ~30.643.806 ₺ (regional property index).
starting capital
Gram altın44.508.808 ₺ +%45
Bu konut36.300.000 ₺ +%18
ABD doları35.897.203 ₺ +%17
Bitcoin25.351.560 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
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 konut), TKGM transaction records, OSM/Nominatim location data, and KEOS zoning information. It does not include forward-looking macroeconomic projections, interest rate forecasts, or specific building-level structural assessments.