163.182
Datça, Muğla
Momentum · yeterli veri yok
Datça, Muğla, is a district-level market characterized by a residential median price of 163,182 TL/m², with a broad price range reflecting diverse property types. The market is anchored by significant land values, with plots averaging 12,062 TL/m² and undeveloped land at 2,915 TL/m², indicating a strong underlying asset base alongside active residential transactions.
Veri güveniorta21 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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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.
12.062
Land · ₺/m²
278 listings · for sale17.950.000
Median price ₺
for saleThe location's thesis.
Datça is suitable for investors seeking long-term capital appreciation through land development or premium residential acquisitions, driven by the district’s established land values and scarcity of developed assets. The market is ideal for cash-rich buyers who can navigate the high-interest-rate environment, targeting properties below the 163,182 TL/m² median for value-add opportunities. The significant spread between land and residential prices highlights the potential for value creation through development, making it a strategic location for those with a long-term horizon and development expertise.
- High national mortgage rates (42.04%) suppress leveraged demand, potentially slowing transaction velocity and limiting buyer pools to cash buyers (TCMB).
- Regional seismic risk: Muğla is in Earthquake Risk Zone 2 with a PGA of 0.33g, implying higher construction standards and insurance costs for new developments (Regional seismic profile).
- Price dispersion (84k–226k TL/m²) indicates market segmentation, requiring careful due diligence to avoid overpaying for assets that do not align with the median value drivers.
Housing, land, commercial and building — by type.
2.915
Arazi
₺/m² · 390 listings · medium confidence12.062
Arsa
₺/m² · 278 listings · medium confidence163.182
Konut
₺/m² · 21 listings · medium confidence₺/m² by property type.
The residential median of 163,182 TL/m² represents the central tendency for the district, with a reasonable spread between 84,615 TL/m² and 226,818 TL/m² across 21 sampled listings. This dispersion suggests a segmented market where premium properties command significant premiums over the baseline. The substantial price differential between residential units and land (arsa at 12,062 TL/m²) signals that developed real estate holds a high value premium, while the presence of lower-cost land options (2,915 TL/m²) offers entry points for development or investment in raw assets. The high national mortgage rate of 42.04% (TCMB, 2026-08-21) implies that current transaction volumes are likely driven by cash buyers or those with existing financing, as credit costs are prohibitive for new leverage.
Surroundings & transit.
As a district-level entity, Datça’s investment profile is defined by its land character and regional accessibility rather than dense urban walkability. The high value of plots (arsa) relative to undeveloped land suggests established infrastructure or desirable locations within the district. The market’s reliance on cash transactions due to high mortgage rates indicates that lifestyle appeal and location scarcity are key drivers, rather than commuter convenience. Investors should focus on the intrinsic value of the land and the quality of existing structures, as the market is less sensitive to short-term transit fluctuations and more attuned to long-term asset scarcity.
Recent developments.
Uygulama imar planı değişikliği ilanı - Datça BelediyesiDatça Belediyesi tarafından uygulama imar planı değişikliği ilanı 25 Temmuz 2025 tarihinde yayımlanmıştır.Datça Belediyesi · 2025-07-25
Muğla İli Datça İlçesi İmar Planı DeğişikliğiDatça İlçesi İskele Mahallesi Azganlı Mevkii'nde Yat Limanı amaçlı 1/5000 ve 1/1000 ölçekli imar planı değişikliği duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2025-01-01
PDF BİLGİ NOTU - ms.hmb.gov.trDatça İlçesi İskele Mahallesi'ne ait parsellere ilişkin Cumhurbaşkanlığı Kararı ile onaylanan bilgi notu yayımlanmıştır.Milli Savunma Bakanlığı · 2022-08-03
Duyurular - Datça BelediyesiDatça Belediyesi 2026 yılı Temmuz ayı meclis kararları duyurulmuştur.Datça Belediyesi · 2026-07-01
Investment assessment
This market offers a bifurcated investment profile: high-value developed assets for capital preservation and lower-cost land parcels for long-term development plays. The wide price dispersion in residential sales (84k–226k TL/m²) indicates that value can be unlocked through selective acquisition, particularly if properties are undervalued relative to the 163k TL/m² median. The significant gap between land and built-up values suggests that development potential is priced into the market, making land acquisition a strategic move for those with development capabilities. However, the high national interest rate environment currently constrains leveraged demand, favoring investors with strong liquidity.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
Related Regions
This analysis relies on regional listing data for price medians and spreads, national macroeconomic data from TCMB for interest rates, and regional seismic profiles for risk context. It does not include micro-level zoning details, specific property condition assessments, or broader economic forecasts such as inflation trends or currency volatility beyond the provided USD/TRY rate. The methodology is based on available public and listed data as of the packet date.