179.167
Kayaköy, Fethiye/Muğla
Momentum +0.7
Kayaköy in Fethiye is a high-value residential neighbourhood characterized by a median price of 179,167 TL/m², which is significantly above the district median of 120,750 TL/m². The market is dominated by villas and detached homes, with a recent price momentum of -2.6% indicating a slight cooling or correction in listing values.
Yürünebilirlik64/100Veri güveniorta24 ilanDeprem bölgesi2 · PGA 0.33gil bazlı
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3D · satellite + terrain · 10-min walk area
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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.
7.761
Land · ₺/m²
10 listings · for sale38.700.000
Median price ₺
for sale64
Walkability
104 points of interest · OSM4.625
Rent ₺/mo
4 listingsThe location's thesis.
Kayaköy is best suited for high-net-worth individuals or investors targeting the premium villa market in Fethiye, who prioritize lifestyle amenities, walkability, and proximity to tourism infrastructure over public transit connectivity. The neighbourhood appeals to those seeking a detached home environment with immediate access to dining and leisure, rather than investors focused on high-density rental yields.
- Seismic Risk: The region is classified as Zone 2 with a Peak Ground Acceleration (PGA) of 0.33g, indicating moderate-to-high seismic hazard associated with Aegean coastal faults (source: regional seismic profile).
- Liquidity Risk: The high price point (179,167 TL/m²) and specific asset type (villas/detached) may result in longer sales cycles compared to standard apartments.
- Rental Data Scarcity: The rental yield analysis is constrained by a minimal sample size (n=4), creating uncertainty regarding actual income potential.
- Market Momentum: A recent -2.6% decline in median prices suggests a cooling trend or price adjustment period.
Housing, land, commercial and building — by type.
179.167
Konut
₺/m² · 24 listings · medium confidence5.255
Arazi
₺/m² · 13 listings · medium confidence7.761
Arsa
₺/m² · 10 listings · medium confidence9.940
Arsa
₺/m² · 3 listings · low confidence6.000
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
190.625
Villa
₺/m² · 17 listings110.000
Müstakil Ev
₺/m² · 6 listingsThe median price of 179,167 TL/m² signals a premium positioning relative to the Fethiye district average (120,750 TL/m²), reflecting a high-end inventory mix. The sub-type spread is heavily skewed towards villas (190,625 TL/m², n=17) and detached homes (110,000 TL/m², n=6), with land/plot prices (5,255–9,940 TL/m²) serving as a distinct, lower-cost asset class. The rental median of 4,625 TL/month is based on a very small sample (n=4), making direct yield calculations unreliable; however, the disparity between the high sales median and low rental count suggests a market driven by capital appreciation or second-home ownership rather than high-volume rental turnover.
₺/m² by property type and layout
Villa13 listings
2+15 listings
131.111₺/m²
3+14 listings
281.746₺/m²
4+14 listings
230.444₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
80.000179.167274.889
Dispersion: High · (p75−p25) / medyan = 1.09
How 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
24
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+19 listings · 103.333 ₺/m²
%50
4+15 listings · 188.889 ₺/m²
%28
3+14 listings · 281.746 ₺/m²
%22
Surroundings & transit.
Official location · Kayaköy, Fethiye, Muğla, Ege Bölgesi, 48340, Türkiye
64
Walkability
30
Public transit
16 m
Nearest market
39
Diğer
Toilets (7), Drinking Water (5), Camp Site (5), İbadethane (4)33
Yeme-içme
Restoran (24), Kafe (7), Bar (1), Fırın (1)20
Konaklama & turizm
Seyir Noktası (9), Gezi Noktası (4), Otel (4), Konukevi (2)5
Ulaşım
Otopark (4), Taksi (1)5
Günlük ihtiyaç
Market (3), Süpermarket (1), Manav (1)1
Eğitim
Okul (1)With a walkability score of 64 and 104 nearby points of interest, Kayaköy offers a highly pedestrian-friendly environment centered around tourism and leisure. The immediate vicinity is dense with dining (33 points), viewpoints (9), and accommodation facilities, indicating a strong hospitality ecosystem. However, the low public transit score (30) and reliance on private transport (parking/taxi availability) suggest that residents are likely car-dependent or rely on the dense local service infrastructure. The proximity to markets (16m) and schools (270m) supports a self-sufficient daily lifestyle within the neighbourhood.
Recent developments.
Fethiye Belediyesi Resmi Web SayfasıFethiye İlçesi, Çamköy Mahallesi 1/1000 Ölçekli Uygulama İmar Planı Değişikliği hakkında detaylı dosya bilgisi sunulmuştur.Fethiye Belediyesi · 2024-05-20
PDF T.C. FETHİYE BELEDİYE BAŞKANLIĞINA Plan ve Proje MüdürlüğüYeşilüzümlü Mahallesi 276 nolu uygulama sahasının parselasyon planı ve dağıtım cetveli 5216 Sayılı Kanun kapsamında onanmıştır.Fethiye Belediyesi · 2024-04-15
184.028
2026-07-29
184.028
2026-08-02
179.167
2026-08-05
179.167
2026-08-09
179.167
2026-08-14
179.167
2026-08-19
179.167
2026-08-26
179.167
2026-09-02
Investment assessment
This neighbourhood offers a niche investment profile suited for buyers seeking premium, low-density housing (villas/detached homes) rather than high-yield rental apartments. The wide price dispersion (p25–p75: 80,000–274,889 TL/m²) indicates significant value variance, suggesting that careful selection is required to identify assets priced below the median. The dominance of 2+1 and 4+1 layouts points to a mix of smaller entry-level villas and larger family units. While the recent -2.6% momentum suggests a softening market, the high price level and specific asset type limit broad liquidity compared to standard apartment markets.
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 47.000.000 ₺. Estimated price a year ago ~39.676.553 ₺ (regional property index).
starting capital
Gram altın57.625.458 ₺ +%45
Bu konut47.000.000 ₺ +%18
ABD doları46.478.472 ₺ +%17
Bitcoin32.954.876 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 1.439 m² · current price 12.000.000 ₺. Estimated price a year ago ~10.130.184 ₺ (regional property index).
starting capital
Gram altın14.712.883 ₺ +%45
Bu arazi12.000.000 ₺ +%18
ABD doları11.866.844 ₺ +%17
Bitcoin8.414.011 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arazi / tarla için resmi endeks yok, bölge gayrimenkul göstergesi
Arsa
Sample (anonymised) listing: Arsa · 1.850 m² · current price 22.000.000 ₺. Estimated price a year ago ~18.572.004 ₺ (regional property index).
starting capital
Gram altın26.973.619 ₺ +%45
Bu arsa22.000.000 ₺ +%18
ABD doları21.755.881 ₺ +%17
Bitcoin15.425.687 ₺ −%17
Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa 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 (satılık/kiralık), OpenStreetMap (OSM) for points of interest and walkability, and macroeconomic indicators from TCMB (interest rates, USD/TRY). It does not include real-time zoning changes, specific building inspection reports, or broader economic forecasts beyond the provided interest rate context.