35.627
Baraj, Altındağ/Ankara
Momentum · yeterli veri yok
Baraj is a residential neighbourhood in the Altındağ district of Ankara, characterized by a median listing price of 35,627 TL/m² for apartments, which sits approximately 15% above the district-wide median of 30,961 TL/m². The market is dominated by larger family units (3+1 and 4+1 layouts), with a notable premium for properties offering scenic views.
Veri güveniyüksek36 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
8.016
Land · ₺/m²
4 listings · for sale5.949.000
Median price ₺
for saleThe location's thesis.
Baraj is best suited for family-oriented buyers or investors seeking exposure to the premium segment of Altındağ, specifically those targeting 3+1 apartments with scenic views. The data supports a thesis that value in this neighbourhood is derived from layout efficiency (3+1 over 4+1) and view premiums, rather than brand name alone, as evidenced by the wide price dispersion and the underperformance of some branded projects relative to the median.
- High mortgage interest rates (42.03% as of 2026-08-14) significantly increase financing costs, likely restricting demand to cash buyers or those with strong liquidity, which can slow transaction velocity.
- The neighbourhood is located in Earthquake Risk Zone 3 with a Peak Ground Acceleration (PGA) of 0.25g, associated with the South Branch of the North Anatolian Fault, requiring rigorous assessment of building structural integrity and soil conditions.
- Significant price dispersion (p25–p75: 24,879–41,408 TL/m²) indicates a fragmented market where property condition, view quality, and brand perception create large value gaps, increasing the risk of overpaying for non-premium attributes.
Housing, land, commercial and building — by type.
35.627
Konut
₺/m² · 36 listings · high confidence37.284
Konut
₺/m² · 14 listings · medium confidence8.016
Arsa
₺/m² · 4 listings · low confidence8.256
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
31.649
Daire
₺/m² · 30 listings34.277
Daire
₺/m² · 11 listingsThe median price of 35,627 TL/m² indicates a pricing level above the Altındağ district average, suggesting a higher-tier segment within the district. The market is heavily skewed toward apartments (n=30–41), with 3+1 units commanding a significant premium (37,230 TL/m²) compared to 4+1 units (24,508 TL/m²), indicating that mid-sized family layouts are the most valued asset class. Land parcels are priced significantly lower (approx. 8,000 TL/m²), highlighting the value density of built residential stock. The rent-vs-sale dynamic is not explicitly detailed in the provided packet, but the high median listing price (5,949,000 TL) suggests a market reliant on substantial capital or high-value financing.
₺/m² by property type and layout
Daire40 listings
3+118 listings
37.230₺/m²
4+122 listings
24.508₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
24.87935.83741.408
Dispersion: Medium · (p75−p25) / medyan = 0.46
Premium drivers · vs overall median
42.188
Manzaralı
7 listings · +%18 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 35.837 ₺/m²; branded projects trade at a premium/discount vs the median.
40.473
P.E.H.L.I.V.A.N
3 listings · max 41.192 · +%13 vs median37.871
CAN
4 listings · max 42.188 · +%6 vs median23.933
DK PRİME
3 listings · max 38.625 · −%33 vs medianComplexes, new-builds and mix in the area
%2
In a complex
1 / 51 listings51
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+125 listings · 37.273 ₺/m²
%51
4+124 listings · 24.508 ₺/m²
%49
Surroundings & transit.
The neighbourhood’s inventory is dominated by 3+1 (25 units) and 4+1 (24 units) layouts, implying a lifestyle oriented toward families or long-term residents rather than transient or single-person demographics. The low percentage of units in gated communities (site içi, 2%) suggests a more open or traditional urban fabric rather than a closed, exclusive enclave. The significant price premium for 'view' properties (+18%) indicates that topographical or scenic advantages are a key lifestyle driver for residents in this area.
Recent developments.
UYGULAMALI İMAR PLANI DEĞİŞİKLİĞİ (Ankara İli, Altındağ İlçesi)Altındağ ilçesi sınırlarında 3194 sayılı İmar Kanunu'nun 8/b maddesi gereğince uygulamalı imar planı değişikliği süreci ilanı yapılmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2017-07-21
İmar planı değişikliği ilanı | Altındağ BelediyesiAltındağ Belediyesi tarafından imar planı değişikliği ile ilgili resmi duyuru ve ilan sayfası yayımlanmıştır.Altındağ Belediyesi
35.627
2026-08-17
35.627
2026-08-22
35.627
2026-08-29
Investment assessment
This neighbourhood presents a profile for investors targeting the upper-mid segment of the Altındağ market, where prices are priced above the district average. The wide dispersion in unit pricing (from 24,176 to 40,579 TL/m²) and the significant price gap between 3+1 and 4+1 units suggest that asset selection is critical; 3+1 apartments appear to offer better price-per-square-meter efficiency and demand. The presence of branded projects like P.E.H.L.I.V.A.N (+13% premium) confirms that brand value and specific features (like views) drive price resilience, while off-brand or older stock (DK PRİME, -33%) faces significant discounting. Without historical price momentum data in the packet, the investment case rests on the structural premium of the 3+1 layout and the scarcity of view-oriented units rather than short-term appreciation trends.
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: 3+1 · 160 m² · current price 5.950.000 ₺. Estimated price a year ago ~4.947.329 ₺ (regional property index).
starting capital
Gram altın7.185.405 ₺ +%45
Bu konut5.950.000 ₺ +%20
ABD doları5.795.471 ₺ +%17
Bitcoin4.109.193 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
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
Güzelkent, Etimesgut/AnkaraSusuz, Yenimahalle/AnkaraOsmangazi, Keçiören/AnkaraHisar, Keçiören/AnkaraBağlarbaşı, Keçiören/AnkaraDemetevler, Yenimahalle/AnkaraTepebaşı, Keçiören/AnkaraYaşamkent, Çankaya/AnkaraMerkez, Pursaklar/AnkaraÇamlıtepe, Çankaya/AnkaraRemzi Oğuz Arık, Çankaya/AnkaraKarakaya, Keçiören/Ankara
This analysis relies on regional listing data (satılık konut), OSM-derived location context, and macroeconomic indicators from TCMB. It does not include real-time transaction data, specific building inspection reports, or forward-looking macroeconomic forecasts such as interest rate changes or zoning revisions.