REEN · Location Intelligence · Measured data

Güllük, Milas/Muğla

Momentum -29.1

Güllük in Milas, Muğla, presents a premium residential market with a median price of 72,941 TL/m², positioning it slightly below the district median of 76,077 TL/m². The area is characterized by a high concentration of site-based apartments and villas, supported by exceptional walkability and a dense local amenities infrastructure.

Yürünebilirlik88/100Veri güveniyüksek216 ilanDeprem bölgesi2 · PGA 0.33gil bazlı

3D Location · satellite + terrain · UAVT / Valhalla

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

Snapshot · measured

72.941

Housing · ₺/m²

216 listings · confidence yuksek

14.981

Land · ₺/m²

22 listings · for sale

7.500.000

Median price ₺

for sale

Walkability

100 points of interest · OSM

45.000

Rent ₺/mo

4 listings

01 · Area thesis

The location's thesis.

Güllük is a premium, amenity-dense residential enclave tailored for affluent buyers and second-home investors who prioritize lifestyle, security, and walkability over public transit. The market is defined by a 'site-centric' character, where gated communities and branded projects command significant premiums, and the high proportion of 'arsa' (zoned land) suggests a developed, built-up environment rather than a rural one.

High mortgage interest rates (42.03%) significantly constrain credit-based demand, potentially slowing transaction volumes and favoring cash-only buyers.
The region is in Earthquake Risk Zone 2 with a PGA of 0.33g, requiring rigorous structural assessment of any investment property.
Limited rental sample size (n=4) creates uncertainty in yield projections, making income-based investment strategies risky.

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

72.941

Konut

₺/m² · 216 listings · high confidence

14.981

Arsa

₺/m² · 22 listings · medium confidence

2.265

Arazi

₺/m² · 16 listings · medium confidence

1.429

Arazi

₺/m² · 1 listings · low confidence

Measured price · all property types · regional listing data

₺/m² by property type.

73.929

Daire

₺/m² · 115 listings

84.091

Villa

₺/m² · 48 listings

67.000

Dubleks

₺/m² · 25 listings

51.583

Müstakil Ev

₺/m² · 14 listings

66.250

Yazlık

₺/m² · 7 listings

55.000

Tripleks

₺/m² · 5 listings

The median price of 72,941 TL/m² indicates a mature, high-value market where apartments (73,929 TL/m²) and villas (84,091 TL/m²) command distinct premiums, with villas trading at a significant markup over apartments. The sub-type spread reveals that 'mustakil_ev' (detached houses) are priced lower (51,583 TL/m²), suggesting they may be older or located in less premium zones compared to the site-based villas. The rent-vs-sale dynamic shows a median monthly rent of 45,000 TL for only 4 samples, which is insufficient for a reliable yield calculation; however, the high sale prices relative to rent suggest a market driven by capital appreciation and lifestyle value rather than immediate rental income. The presence of 'arsa' (land) at 14,981 TL/m² highlights a clear tiered market where developed residential units trade at a substantial premium over raw land.

Housing for sale · listing data

₺/m² by property type and layout

Daire111 listings

1+112 listings

95.000₺/m²

2+191 listings

72.500₺/m²

3+18 listings

101.885₺/m²

Villa40 listings

2+14 listings

62.208₺/m²

3+125 listings

86.364₺/m²

3+25 listings

84.091₺/m²

4+16 listings

164.357₺/m²

Dubleks23 listings

2+18 listings

67.102₺/m²

3+110 listings

65.682₺/m²

4+15 listings

92.143₺/m²

Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.

Premium · housing for sale · listing data

Price dispersion

61.77673.88991.861

Dispersion: Medium · (p75−p25) / medyan = 0.41

Premium drivers · vs overall median

80.278

Site içinde

62 listings · +%9 vs median

78.333

Havuzlu

29 listings · +%6 vs median

73.909

Deniz / sahil yakını

124 listings · +%0 vs median

72.500

Manzaralı

103 listings · −%2 vs median

How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.

Premium projects · brand premium · listing data

Branded projects and price premium

Neighbourhood median 73.889 ₺/m²; branded projects trade at a premium/discount vs the median.

128.571

Yasemin Sitesi

3 listings · max 134.615 · +%74 vs median

80.556

Polat Global

7 listings · max 127.273 · +%9 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%29

In a complex

62 / 217 listings

New / under construction

3 yeni · 2 proje

217

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

2+1111 listings · 72.222 ₺/m²

%52

3+154 listings · 70.000 ₺/m²

%25

4+114 listings · 101.000 ₺/m²

1+113 listings · 95.000 ₺/m²

3+29 listings · 77.000 ₺/m²

5+18 listings · 64.811 ₺/m²

4+24 listings · 73.286 ₺/m²

Building age

0 (yeni/proje)3 listings

%60

1-52 listings

%40

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · Güllük, Milas, Muğla, Ege Bölgesi, Türkiye

Walkability

Public transit

44 m

Nearest market

48 m

Nearest pharmacy

Spor & rekreasyon

Yüzme Havuzu (14), Spor Sahası (5), Park (4)

Diğer

Hairdresser (2), Dairy (2), İbadethane (2), Playground (2)

Yeme-içme

Kafe (8), Restoran (6), Fırın (3), Bar (3)

Günlük ihtiyaç

Süpermarket (7), Eczane (3), Banka (2), Market (2)

Konaklama & turizm

Otel (7), Marina (1)

Ulaşım

Otopark (7)

Güllük offers an exceptional walkable lifestyle, with a walkability score of 88 and 100 points of interest within the vicinity. Residents have immediate access to daily needs (market 44m, pharmacy 48m) and a high density of leisure options, including 14 swimming pools and 5 sports fields within 1.5km. The lack of public transit (score 0) implies a car-dependent or pedestrian-centric community, which aligns with the high concentration of tourism and hospitality infrastructure (7 hotels, 1 marina). This profile suits individuals or families prioritizing self-contained, amenity-rich living over public transport connectivity.

Cadastre · TKGM

Title & parcels.

Parcels

Blocks

17.043

Avg parcel m²

Land character

Arsa · 2 (%100)

Developments · municipality / zoning

Recent developments.

Milas İlçesi, Güllük Mahallesi, 108 Ada 1 Parsel ve 109 Ada 1 Parsel Numaralı Taşınmazlara Ait 1/25.000 Ölçekli Nazım İmar Planı DeğişikliğiGüllük Mahallesi sınırları içindeki 108 ada 1 parsel ve 109 ada 1 parsel numaralı taşınmazlara ilişkin 1/25.000 ölçekli nazım imar planı değişikliği duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-15

Milas İlçesi, Güllük Mahallesi 108 Ada 1 Parsel İle 109 Ada 1 Parsel İmar Planı DeğişikliğiGüllük Mahallesi'ndeki 108 ada 1 parsel ve 109 ada 1 parsel taşınmazlara ilişkin hazırlanan 1/25.000 ve 1/5000 ölçekli nazım imar planı değişikliği onaylanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-06-20

Milas İlçesi, Güllük Mahallesi 244 Ada 9 Parsel (Eski 1197 Parsel) 1/10.000 Ölçekli Koruma Amaçlı Nazım İmar Planı DeğişikliğiGüllük Mahallesi 244 ada 9 parsel (eski 1197 parsel) için hazırlanan 1/10.000 ölçekli koruma amaçlı nazım imar planı değişikliği süreci devam etmektedir.Muğla Büyükşehir Belediyesi · 2024-04-10

₺/m² series · Lure listing data

70.000

2026-07-27

70.000

2026-07-30

70.000

2026-08-03

72.583

2026-08-06

72.583

2026-08-11

72.583

2026-08-15

72.941

2026-08-20

72.941

2026-08-27

Investment outlook · observed trend

Investment assessment

This neighbourhood offers a stable, high-barrier entry point for investors seeking premium lifestyle assets rather than high-yield rental returns. The wide price dispersion (p25–p75: 61,776–91,861 TL/m²) and the significant premium for branded projects like Yasemin Sitesi (+74%) indicate that value is heavily tied to specific amenities (site access, pool, brand) rather than generic location. With 29% of listings in gated sites and a dominance of 2+1 units, the inventory caters to families and second-home buyers. The high mortgage interest rate (42.03%) currently suppresses credit-driven demand, favoring cash buyers, but the strong local walkability and amenity density provide a resilient floor for asset value.

Not a hard forecast; inference from observed trend + macro context. Not investment advice.

Investment comparison · last 12 months · real data

If you'd bought this a year ago

Konut

Sample (anonymised) listing: 2+1 · 110 m² · current price 7.500.000 ₺. Estimated price a year ago ~6.331.365 ₺ (regional property index).

starting capital

Gram altın9.195.552 ₺ +%45

Bu konut7.500.000 ₺ +%18

ABD doları7.416.777 ₺ +%17

Bitcoin5.258.757 ₺ −%17

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla)

Arsa

Sample (anonymised) listing: Arsa · 1.260 m² · current price 6.850.000 ₺. Estimated price a year ago ~5.782.647 ₺ (regional property index).

starting capital

Gram altın8.398.604 ₺ +%45

Bu arsa6.850.000 ₺ +%18

ABD doları6.773.990 ₺ +%17

Bitcoin4.802.998 ₺ −%17

Taşınmaz: TCMB konut endeksi (Aydın/Denizli/Muğla) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi

Arazi / tarla

Sample (anonymised) listing: Arazi / tarla · 7.591 m² · current price 9.200.000 ₺. Estimated price a year ago ~7.766.474 ₺ (regional property index).

starting capital

Gram altın11.279.877 ₺ +%45

Bu arazi9.200.000 ₺ +%18

ABD doları9.097.914 ₺ +%17

Bitcoin6.450.742 ₺ −%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

REEN NETWORK

Method & sources

This analysis relies on regional listing data (satılık/kiralık), OSM/Nominatim for walkability and POIs, TKGM for cadastral land use, and TCMB for macroeconomic indicators. It does not include real-time macro fluctuations such as interest rate changes, zoning updates, or broader economic shifts, which may impact market dynamics.

Güllük, Milas/Muğla

Explore the area in 3D.

Housing · ₺/m²

Land · ₺/m²

Median price ₺

Walkability

Rent ₺/mo

The location's thesis.

Housing, land, commercial and building — by type.

Konut

Arsa

Arazi

Arazi

₺/m² by property type.

Daire

Villa

Dubleks

Müstakil Ev

Yazlık

Tripleks

₺/m² by property type and layout

Price dispersion

Site içinde

Havuzlu

Deniz / sahil yakını

Manzaralı

Branded projects and price premium

Yasemin Sitesi

Polat Global

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Spor & rekreasyon

Diğer

Yeme-içme

Günlük ihtiyaç

Konaklama & turizm

Ulaşım

Title & parcels.

Parcels

Blocks

Avg parcel m²

Recent developments.

2026-07-27

2026-07-30

2026-08-03

2026-08-06

2026-08-11

2026-08-15

2026-08-20

2026-08-27

Investment assessment

If you'd bought this a year ago

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