29.623
Beynam, Bala/Ankara
Momentum -0.4
Beynam is a neighbourhood in the Bala district of Ankara characterized by a residential median price of ₺29,623/m², which sits slightly above the district median of ₺29,289/m² (regional listing data). The area features a mix of detached houses and villas, with a significant presence of agricultural land types (regional listing data).
Talep eğilimi%−265 yıl ort.Son yıl tapu satışı28 adet2025Yürünebilirlik1/100Veri güveniorta68 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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3D · satellite + terrain · 10-min walk area
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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 primarily a rural-agricultural area suited for those seeking detached living or land-based assets, as evidenced by the 70% field (Tarla) land distribution and the prevalence of 2+1 and 3+1 housing types (TKGM, regional listing data).
- The area is located in a seismic hazard zone (Level 3) with a peak ground acceleration (PGA) of 0.25g, associated with the South Branch of the North Anatolian Fault (regional seismic data).
- Declining transaction volumes (down 26% vs 5-year average) indicate potential liquidity risks for sellers (TKGM).
- High national mortgage interest rates of 41.87% may limit credit-based demand (TCMB).
Housing, land, commercial and building — by type.
1.818
Arsa
₺/m² · 185 listings · medium confidence29.623
Konut
₺/m² · 68 listings · medium confidence1.497
Arazi
₺/m² · 46 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 median residential price is ₺29,623/m², with a wide price range between ₺10,489 and ₺41,696 (regional listing data). There is a notable distinction in pricing based on property type and size: 2+1 villas are priced at ₺16,667/m², while 4+1 villas reach ₺43,625/m², whereas 2+1 detached houses are priced higher at ₺29,508/m² (regional listing data). Interestingly, living within a residential complex (site içi) shows a 14% discount compared to the general median, with a median of ₺27,052/m² (regional listing data). The land character is predominantly agricultural, consisting of 16 fields (Tarla - 70%), 5 plots of bare soil (Ham Toprak - 22%), 1 orchard (Ağaçlık - 4%), and 1 pasture (Mera - 4%) (TKGM).
₺/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.
Complexes, 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)The neighbourhood has a very low walkability score of 1 and a public transit score of 0, with no bus stops recorded (UAVT + OSM). Local points of interest within a 1.5 km radius are limited to two swimming pools, one fuel station, and one place of worship (UAVT + OSM).
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
29.623
2026-08-22
29.623
2026-08-29
29.623
2026-09-06
29.623
2026-09-13
29.623
2026-09-20
29.623
2026-09-27
29.623
2026-10-04
29.623
2026-10-17
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
Investment in Beynam is shaped by its agricultural land composition and the current gap between asking prices and transaction volumes. While residential prices show a slight momentum of 0.7% (regional listing data), actual residential sales in 2025 reached 28 units, representing a 26% decrease compared to the 5-year average of 38 units (TKGM). This declining transaction volume suggests that despite listing prices, real market liquidity is cooling, which may provide negotiation leverage for cash buyers. The high concentration of field (Tarla) and bare soil (Ham Toprak) land types indicates a rural-agricultural profile rather than an urbanized residential zone (TKGM).
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 ~1.440.446 ₺ (regional property index).
starting capital
Bu arsa1.740.000 ₺ +%21
ABD doları1.694.021 ₺ +%18
Gram altın1.665.036 ₺ +%16
Bitcoin1.297.170 ₺ −%10
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 ~4.035.732 ₺ (regional property index).
starting capital
Bu konut4.875.000 ₺ +%21
ABD doları4.746.180 ₺ +%18
Gram altın4.664.970 ₺ +%16
Bitcoin3.634.313 ₺ −%10
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 ~1.738.469 ₺ (regional property index).
starting capital
Bu arazi2.099.999 ₺ +%21
ABD doları2.044.508 ₺ +%18
Gram altın2.009.525 ₺ +%16
Bitcoin1.565.549 ₺ −%10
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, TKGM land registry records, UAVT/OSM location data, and TCMB macro indicators. It does not account for future changes in zoning, interest rates, or broader economic shifts not explicitly stated in the data provided.