29.623
Beynam, Bala/Ankara
Momentum · yeterli veri yok
Beynam is a rural neighbourhood in the Bala district of Ankara, characterized by a predominantly agricultural land stock and a housing market anchored by detached homes and villas. The median price for residential properties stands at 29,623 TL/m², which is slightly above the district median of 29,289 TL/m², indicating a modest premium for this specific locality.
Talep eğilimi%−265 yıl ort.Son yıl tapu satışı28 adet2025Yürünebilirlik1/100Veri güveniorta68 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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
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.
1.818
Land · ₺/m²
185 listings · for sale4.862.500
Median price ₺
for sale1
Walkability
4 points of interest · OSMThe location's thesis.
Beynam is a rural-residential enclave for buyers prioritizing land ownership and detached living over urban convenience. The neighbourhood is defined by its agricultural character, with 70% of cadastral parcels classified as fields (tarla) and 22% as bare land, indicating that development is constrained by the prevailing land use. The market is segmented between standard detached homes and premium branded villas, with the latter offering a lifestyle premium justified by site amenities and brand reputation. It is best suited for cash buyers or those with high liquidity who value space and privacy, rather than investors seeking high turnover or rental yield from urban tenants.
- Low liquidity: Real estate transactions have declined by 26% compared to the 5-year average (28 sales in 2025 vs. 38 average), indicating a cooling demand and potential difficulty in exiting positions quickly.
- High financing costs: With mortgage interest rates at 42.03%, leveraged purchasing is severely restricted, limiting the pool of potential buyers to cash purchasers.
- Limited amenities: The absence of public transport and minimal nearby services (only 4 points of interest) reduces the neighbourhood's appeal to a narrow demographic.
- Seismic risk: The region is classified as a Zone 3 earthquake area with a peak ground acceleration (PGA) of 0.25g, requiring rigorous attention to construction standards and insurance.
Housing, land, commercial and building — by type.
1.818
Arsa
₺/m² · 185 listings · medium confidence29.623
Konut
₺/m² · 68 listings · medium confidence1.550
Arazi
₺/m² · 47 listings · medium confidence42.308
Konut
₺/m² · 1 listings · low confidence₺/m² by property type.
28.333
Müstakil Ev
₺/m² · 29 listings30.469
Villa
₺/m² · 27 listingsThe residential median of 29,623 TL/m² (range 10,489–41,696 TL/m²) reflects a market dominated by low-density housing. Detached homes (mustakil_ev) average 28,333 TL/m², while villas command a slight premium at 30,469 TL/m². Within villas, price per square meter scales significantly with size: 2+1 units are priced at 16,667 TL/m², rising to 29,133 TL/m² for 3+1, and 43,625 TL/m² for 4+1 units, suggesting that larger villa layouts carry a substantial efficiency premium. Land parcels (arsa) are priced much lower at 1,818 TL/m², highlighting the value gap between raw land and developed residential stock. The presence of premium branded projects like Koru Beynam, which trade at a 61% premium (median 50,538 TL/m²), signals a bifurcated market where brand value and specific amenities (site access, quality) drive prices well above the neighbourhood average.
₺/m² by property type and layout
Villa21 listings
2+15 listings
16.667₺/m²
3+110 listings
29.133₺/m²
4+16 listings
43.625₺/m²
Müstakil Ev18 listings
2+118 listings
29.508₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
17.42331.38547.194
Dispersion: High · (p75−p25) / medyan = 0.95
Premium drivers · vs overall median
27.052
Site içinde
14 listings · −%14 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 31.385 ₺/m²; branded projects trade at a premium/discount vs the median.
50.538
Koru Beynam
6 listings · max 93.333 · +%61 vs medianComplexes, new-builds and mix in the area
%23
In a complex
16 / 69 listings1
New / under construction
0 yeni · 1 proje69
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+129 listings · 29.412 ₺/m²
%55
3+114 listings · 39.572 ₺/m²
%26
4+16 listings · 43.625 ₺/m²
%11
1+14 listings · 36.250 ₺/m²
%8
Surroundings & transit.
Official location · Beynam, Balâ, Ankara, İç Anadolu Bölgesi, 06720, Türkiye
1
Walkability
0
Public transit
2
Spor & rekreasyon
Yüzme Havuzu (2)1
Günlük ihtiyaç
Akaryakıt (1)1
Diğer
İbadethane (1)Beynam offers a quiet, rural lifestyle with minimal urban infrastructure. Walkability is extremely low (score 1), with only four points of interest within 1.5 km, limited to a swimming pool, a fuel station, and a mosque. Public transit access is non-existent (score 0), implying that residents are entirely dependent on private vehicles. This profile appeals to individuals or families seeking privacy and space, who are willing to trade urban convenience and connectivity for a lower-density environment.
Title & parcels.
23
Parcels
5
Blocks
137.151
Avg parcel m²
Land character
- Tarla · 16 (%70)
- Ham Toprak · 5 (%22)
- Ağaçlık · 1 (%4)
- Mera · 1 (%4)
Recent developments.
Balâ Belediyesi - Beynam Mahallesi TOKİ yürütülen "İlk Evim Arsa Projesi" kapsamında 1/1000 Ölçekli Uygulama İmar PlanıBeynam Mahallesi sınırları içerisinde TOKİ tarafından yürütülen İlk Evim Arsa Projesi kapsamında 1/1000 ölçekli uygulama imar planı onaylanmıştır.Balâ Belediyesi · 2024-05-28
Balâ Belediyesi - Beynam Mahallesi TOKİ yürütülen "İlk Evim Arsa ...Ankara ili, Bala İlçesi, Beynam Mahallesi sınırları içerisinde, Toplu Konut İdaresi Başkanlığının 28.04.2026 tarih ve 1061441 sayılı Oluru ile onaylanan imar uygulamasına ait parse bilgileri açıklanmıştır.Balâ Belediyesi · 2024-05-28
29.412
2026-08-17
29.623
2026-08-22
29.623
2026-08-29
Actual transaction demand
28
Housing sales (yearly)
2025 · −%26 vs 5-yr avg211
Land sales (yearly)
2025 · −%41 vs 5-yr avg370
Total housing sales
Housing sales (yearly) · 2010–2025Deed transactions = ACTUAL sales (TKGM), independent of listing ASKING prices — a demand/liquidity signal. Falling transactions = cooling demand, room to negotiate; high = liquid, in demand.
Investment assessment
This neighbourhood offers a niche investment profile suited for buyers seeking low-density, rural-adjacent living in Ankara rather than urban density. The wide price dispersion (10,489–41,696 TL/m²) and the significant premium for larger villa layouts (4+1) suggest that value creation lies in selecting specific unit types or branded developments rather than broad market exposure. The high cost of credit (42.03% mortgage rate) currently suppresses leveraged demand, making this market primarily cash-driven and slower-moving. Investment returns will likely depend on the scarcity of well-located villas within the site complexes, as general liquidity is constrained by the rural setting and high financing costs.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Arsa
Sample (anonymised) listing: Arsa · 1.650 m² · current price 1.740.000 ₺. Estimated price a year ago ~1.446.782 ₺ (regional property index).
starting capital
Gram altın2.101.388 ₺ +%45
Bu arsa1.740.000 ₺ +%20
ABD doları1.694.810 ₺ +%17
Bitcoin1.196.920 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 2+1 · 135 m² · current price 4.875.000 ₺. Estimated price a year ago ~4.053.484 ₺ (regional property index).
starting capital
Gram altın5.887.511 ₺ +%45
Bu konut4.875.000 ₺ +%20
ABD doları4.748.390 ₺ +%17
Bitcoin3.353.439 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 2.154 m² · current price 2.099.999 ₺. Estimated price a year ago ~1.746.115 ₺ (regional property index).
starting capital
Gram altın2.536.157 ₺ +%45
Bu arazi2.099.999 ₺ +%20
ABD doları2.045.459 ₺ +%17
Bitcoin1.444.558 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — 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
Related Regions
This analysis relies on regional listing data (satılık konut), cadastral records (TKGM), and macroeconomic indicators (TCMB). It does not include forward-looking predictions, zoning changes, or broader economic forecasts beyond the provided interest rate context. Property values are derived from cleaned median listing prices and actual transaction volumes where available.