16.935
Balıkhisar, Akyurt/Ankara
Momentum -0.1
Balıkhisar in Akyurt, Ankara, is a predominantly land-focused market where residential listings are minimal, with a median residential price of approximately 61,111 ₺/m². The area is characterized by a high concentration of 1+1 units and limited site-based infrastructure, reflecting a niche segment within the broader Ankara housing market.
Yürünebilirlik14/100Deprem bölgesi3 · PGA 0.25gil 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.
14
Walkability
35 points of interest · OSMA listing for sale in this area.
Contact us for the listing price; the ₺/m² shown is regional REEN data, not the listing price.
The location's thesis.
Balıkhisar is best suited for investors and buyers seeking branded, site-based residential units in a car-dependent, emerging suburb of Ankara, where value is derived from project quality and brand reputation rather than location prestige or transit access. The market is currently shaped by high financing costs, favoring cash transactions and emphasizing the importance of selecting high-premium projects like Teka Port for potential value retention.
- High national mortgage interest rates (42.03%) significantly constrain credit-driven demand, potentially slowing transaction volumes and limiting buyer pools to cash purchasers.
- The neighborhood's low walkability and lack of public transit may limit its appeal to a broader demographic, restricting demand to car-owning residents.
- The region is located in Seismic Hazard Zone 3 with a PGA of 0.25g, necessitating careful evaluation of building construction standards and seismic resilience, particularly for older or non-branded properties.
- The residential market is small (n=130 for apartments), which may lead to lower liquidity and higher price volatility compared to larger, more established neighborhoods.
Housing, land, commercial and building — by type.
16.935
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
The residential median stands at 61,111 ₺/m², with a tight interquartile range (54,125–69,999 ₺/m²) indicating consistent pricing for standard units. A significant premium exists for branded projects: Teka Port leads at 69,550 ₺/m² (+14% premium), followed by Natura Port (66,583 ₺/m², +9%) and Joven Port (66,000 ₺/m², +8%), demonstrating that brand value and project quality drive prices well above the neighborhood average. While land is the dominant asset class (median 16,935 ₺/m²), the residential data shows that 1+1 units command higher per-square-meter prices (62,000 ₺/m² for apartments, 72,083 ₺/m² for residences) compared to 2+1 units, suggesting a market efficiency favoring smaller, likely investment-oriented or starter units. The rent-vs-sale dynamic is not explicitly detailed in the packet, but the high credit interest rate (42.03%) suggests a market heavily reliant on cash buyers or those with significant liquidity, as credit costs are prohibitive.
₺/m² by property type and layout
Daire130 listings
1+1109 listings
62.000₺/m²
2+121 listings
56.122₺/m²
Rezidans10 listings
1+16 listings
72.083₺/m²
2+14 listings
63.924₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
54.12561.11169.999
Dispersion: Low · (p75−p25) / medyan = 0.26
Premium drivers · vs overall median
63.167
Site içinde
13 listings · +%3 vs median60.199
Havuzlu
4 listings · −%1 vs median47.264
Manzaralı
6 listings · −%23 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 61.111 ₺/m²; branded projects trade at a premium/discount vs the median.
69.550
Teka Port
8 listings · max 111.538 · +%14 vs median66.583
Natura Port
30 listings · max 77.488 · +%9 vs median66.000
Joven Port
18 listings · max 77.556 · +%8 vs medianComplexes, new-builds and mix in the area
%7
In a complex
13 / 177 listings177
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
1+1134 listings · 62.257 ₺/m²
%80
2+133 listings · 56.154 ₺/m²
%20
Surroundings & transit.
Official location · Balıkhisar Mahallesi, Akyurt, Ankara, İç Anadolu Bölgesi, Türkiye
14
Walkability
0
Public transit
12
Ulaşım
Otopark (12)9
Günlük ihtiyaç
ATM (8), Eczane (1)7
Diğer
İbadethane (3), Toilets (2), Cosmetics (1), Picnic Site (1)4
Spor & rekreasyon
Spor Sahası (2), Park (1), Spor Salonu (1)2
Yeme-içme
Kafe (1), Fast Food (1)1
Eğitim
Okul (1)Balıkhisar exhibits low walkability (score 14) and zero public transit accessibility, indicating a car-dependent lifestyle. The immediate vicinity is dominated by parking facilities (12 points within 1.5 km) and basic daily needs (ATMs, pharmacies), with limited recreational or dining options. The proximity to a school (232 m) and sports facilities suggests a family-oriented or community-focused micro-environment, but the lack of transit and walkability limits its appeal to those reliant on public transport or pedestrian-friendly urbanism.
Recent developments.
Balıkhisar mahallesi parselasyon plani aski ilaniAkyurt Belediyesi Encümeni'nin kararıyla Balıkhisar Mahallesi'ne ait 89040 nolu Parselasyon Planı, 3194 Sayılı İmar Kanunu'nun 19. maddesi gereğince askı ilan edilmiştir.Akyurt Belediyesi · 2024-08-21
İlimiz, Ankara ili, Akyurt İlçesi, Balıkhisar-İmar Mahallesi, 1555 ada ...Balıkhisar-İmar Mahallesi'ndeki 1555 ada 4 parsel ve yakın çevresi için hazırlanan 1/25000 ölçekli Nazım İmar Planı Değişikliği ve 1/5000 ölçekli uygulama planları duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-15
İlimiz, Akyurt İlçesi, Balıkhisar Mahallesi, H29-C3 paftası sınırları ...Balıkhisar Mahallesi H29-C3 paftası sınırları içindeki 0,7 hektarlık alanda özel bir inşaat ve ticaret şirketi için imar düzenlemesi ve duyurusu yapılmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-06-10
61.792
2026-07-21
61.792
2026-07-24
61.792
2026-07-27
61.792
2026-07-30
61.792
2026-08-03
60.417
2026-08-06
60.417
2026-08-10
60.417
2026-08-15
Investment assessment
This neighborhood offers a specialized investment profile focused on branded, site-based residential projects rather than the broader land market. The presence of a 14% premium for top-tier brands like Teka Port indicates that quality and management are key value drivers, while the dominance of 1+1 units suggests strong appeal to investors or young professionals seeking lower entry points. The wide dispersion in branded project prices (up to 111,538 ₺/m² for Teka Port) implies that careful selection is critical, as not all units within a brand command the same premium. The high national mortgage interest rate (42.03%) currently suppresses credit-driven demand, making this market more suitable for cash buyers or those with existing capital, rather than leveraged investors.
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: 1+1 · 45 m² · current price 3.300.000 ₺. Estimated price a year ago ~2.743.897 ₺ (regional property index).
starting capital
Gram altın3.985.392 ₺ +%45
Bu konut3.300.000 ₺ +%20
ABD doları3.214.295 ₺ +%17
Bitcoin2.270.020 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 620 m² · current price 10.500.000 ₺. Estimated price a year ago ~8.730.581 ₺ (regional property index).
starting capital
Gram altın12.680.792 ₺ +%45
Bu arsa10.500.000 ₺ +%20
ABD doları10.227.301 ₺ +%17
Bitcoin7.222.792 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — 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, OSM, UAVT, and TCMB macro indicators. It does not include real-time field verification, specific zoning changes, or broader economic forecasts beyond the provided interest rate context. Seismic data is province-level and not parcel-specific.