29.533
Beşikkaya, Altındağ/Ankara
Momentum · yeterli veri yok
Beşikkaya, located in the Altındağ district of Ankara, is a residential neighbourhood with a median listing price of 29,533 TL/m², which is slightly below the district median of 30,961 TL/m². The market is dominated by apartment units, with a notable premium for properties offering scenic views.
Veri güveniyüksek78 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
12.174
Land · ₺/m²
1 listings · for sale3.862.500
Median price ₺
for saleThe location's thesis.
Beşikkaya is a developing residential neighbourhood in Ankara’s Altındağ district, primarily suited for families seeking affordable 3+1 apartments below the district median price. Its character is defined by a mix of concrete apartment buildings and significant undeveloped land (46% of parcels are 'arsa'), suggesting potential for future densification or land-value appreciation. The strong price premium for scenic views highlights that location-specific amenities, rather than general neighbourhood status, are the key value drivers for buyers.
- High mortgage interest rates (42.03%) may suppress credit-dependent demand, leading to slower transaction volumes.
- The neighbourhood is located in Seismic Risk Zone 3 with a PGA of 0.25g, requiring careful assessment of building construction quality and soil conditions.
- A significant portion of the cadastral area consists of undeveloped land (46% 'arsa'), which may limit immediate housing supply or indicate ongoing development phases.
Housing, land, commercial and building — by type.
29.533
Konut
₺/m² · 78 listings · high confidence12.174
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
29.533
Daire
₺/m² · 68 listings23.620
Dubleks
₺/m² · 4 listingsThe median price of 29,533 TL/m² indicates that Beşikkaya is priced modestly relative to the wider Altındağ district (30,961 TL/m²). The market is heavily skewed toward apartments (68 listings), which command a median of 29,533 TL/m², while duplexes are fewer (4 listings) and priced lower at 23,620 TL/m². Within apartments, 3+1 units (30,000 TL/m²) are priced higher than 2+1 units (27,355 TL/m²), suggesting a preference for larger family layouts. A significant price driver is the 'scenic view' attribute, which commands a 22% premium (35,962 TL/m²), indicating that view-oriented properties are the high-value segment of this neighbourhood. The presence of one land listing (arsa) at 12,174 TL/m² highlights the underlying land value, which is substantially lower than built-up residential prices.
₺/m² by property type and layout
Daire68 listings
2+110 listings
27.355₺/m²
3+158 listings
30.000₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
25.53929.51031.585
Dispersion: Low · (p75−p25) / medyan = 0.2
Premium drivers · vs overall median
35.962
Manzaralı
6 listings · +%22 vs medianHow 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
%3
In a complex
2 / 78 listings3
New / under construction
2 yeni · 1 proje78
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+163 listings · 30.000 ₺/m²
%84
2+112 listings · 26.242 ₺/m²
%16
Building age
0 (yeni/proje)2 listings
%100
Surroundings & transit.
As part of the Altındağ district in Ankara, Beşikkaya offers a residential lifestyle with a mix of built-up apartments and undeveloped land parcels. The prevalence of 3+1 units and the modest pricing relative to the district suggest it serves as a practical family residential area rather than a high-end luxury hub. The availability of new or project-stage listings (2 units) indicates ongoing development activity, which may influence future supply dynamics.
Title & parcels.
37
Parcels
25
Blocks
1.600
Avg parcel m²
Land character
- Arsa · 17 (%46)
- 5 Katlı Betonarme Apartman Ve Arsası · 4 (%11)
- 5 Katlı Betonarme Apartman Ve Arsası · 4 (%11)
- 5 Katlı Betonarme Apartman İşyeri Ve Arsası · 3 (%8)
- 6 Katlı Betonarme Apartman Ve Arsası · 2 (%5)
- 6 Katlı Betonarme Apartman Ve Arsası · 1 (%3)
- Apartman - Kargir · 1 (%3)
- 6 Katlı Betonarme Apartman İşyeri Ve Arsası · 1 (%3)
Recent developments.
Beşikkaya Mahallesi 24540 Ada 1 Parsel 1/1000 Ölçekli Uygulama İmar Planı DeğişikliğiAnkara ili, Altındağ ilçesi, Beşikkaya mahallesi, 24540 ada 1 parselde 1/1000 ölçekli uygulama imar planı değişikliği teklifleri 3194 sayılı İmar Kanunu 9. maddesi kapsamında duyurulmuştur.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-22
Beşikkaya Mahallesi 24534, 24535, 24549 ve 24550 Adalara İlişkin İmar Planı DeğişiklikleriAltındağ ilçesi Beşikkaya ve Feridun Çelik mahallelerindeki belirli adalar ve parsellere ilişkin imar planı değişiklikleri 3194 sayılı İmar Kanunu'nun 8/b maddesi gereğince askıya çıkarılmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2020-03-10
Beşikkaya Mahallesi 1910 Sokak No:4 Adresine Tahliye ve Yıkım TebligatıAltındağ ilçesi Beşikkaya mahallesi 1910 sokak no:4 adresindeki yapı için imar mevzuatı gereği tahliye ve yıkım işlemi tebliğ edilmiştir.Altındağ Belediyesi · 2023-11-15
29.533
2026-08-17
29.533
2026-08-22
29.533
2026-08-29
Investment assessment
Beşikkaya presents a value-oriented investment profile, offering entry prices below the district median, which may appeal to budget-conscious buyers or investors seeking yield from larger units. The dominance of 3+1 apartments suggests the area is well-suited for families, providing a stable tenant base. The high premium for scenic views (22%) indicates that specific unit attributes, rather than general location, drive significant value, meaning careful selection is required to capture upside. The current high mortgage interest rates (42.03%) likely constrain credit-driven demand, making cash buyers or those with existing financing more active in this price segment.
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 · 125 m² · current price 3.850.000 ₺. Estimated price a year ago ~3.201.213 ₺ (regional property index).
starting capital
Gram altın4.649.380 ₺ +%45
Bu konut3.850.000 ₺ +%20
ABD doları3.750.010 ₺ +%17
Bitcoin2.658.890 ₺ −%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 is based on regional listing data, cadastral information (TKGM), and macroeconomic indicators from TCMB. It does not include real-time field verification, specific zoning changes (KEOS), or broader economic forecasts such as inflation or currency fluctuations beyond the provided veri noktası.