15.862
Ayvaşık, Beypazarı/Ankara
Momentum · yeterli veri yok
Ayvaşık, located in the Beypazarı district of Ankara, is a rural neighbourhood characterized by a median residential price of 15,862 TL/m², which is significantly below the district median of 53,333 TL/m². The area is dominated by agricultural land use, with a housing stock primarily consisting of standard apartments and duplexes rather than high-density urban developments.
Talep eğilimi%+135 yıl ort.Son yıl tapu satışı272 adet2025Veri güveniyüksek61 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
4.831
Land · ₺/m²
28 listings · for sale2.050.000
Median price ₺
for saleThe location's thesis.
Ayvaşık is a rural, agriculturally zoned neighbourhood in Beypazarı that offers a low-cost entry point into the Ankara real estate market, primarily appealing to cash buyers, agricultural investors, or those seeking low-density living. The thesis is supported by the 70% price discount to the district median and the 13% increase in actual transaction volume, which suggests underlying demand for land or affordable housing despite high macroeconomic interest rates. The dominance of pasture land means that residential investment is constrained by zoning, making this area suitable for long-term land banking rather than short-term urban development plays.
- High mortgage interest rates (42.03%) significantly reduce the pool of credit-dependent buyers, potentially slowing liquidity for residential units (TCMB data).
- The cadastral classification of 100% 'Mera' (pasture) limits residential development potential and may restrict future zoning changes, capping upside for speculative residential investment (TKGM data).
- The region is located in Earthquake Risk Zone 3 with a Peak Ground Acceleration (PGA) of 0.25g, which may impact insurance costs and construction requirements (regional seismic data).
- The significant price gap between the neighbourhood median and the district median may reflect structural differences in infrastructure or accessibility that are not immediately apparent from price data alone.
Housing, land, commercial and building — by type.
15.862
Konut
₺/m² · 61 listings · high confidence4.831
Arsa
₺/m² · 28 listings · high confidence17.222
Bina
₺/m² · 3 listings · low confidence849
Arazi
₺/m² · 3 listings · low confidence₺/m² by property type.
16.111
Daire
₺/m² · 52 listings9.821
Dubleks
₺/m² · 5 listingsThe median price of 15,862 TL/m² for residential properties is approximately 70% lower than the Beypazarı district median of 53,333 TL/m², indicating a rural or peri-urban pricing tier (regional listing data). The sub-type spread shows that apartments (daire) command a premium of 16,111 TL/m² compared to duplexes at 9,821 TL/m², suggesting that higher-density units are valued more highly per square meter in this specific market (regional listing data). The relationship between asking prices and transaction volume reveals a divergence: while listing prices remain stable, real transaction volume has increased by 13% year-over-year (272 units vs. 5-year average of 240), signaling that actual buyer demand is outpacing the static asking prices, potentially creating negotiation leverage for buyers (TKGM data).
₺/m² by property type and layout
Daire49 listings
2+125 listings
15.000₺/m²
3+124 listings
17.519₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
13.36815.86221.880
Dispersion: Medium · (p75−p25) / medyan = 0.54
How 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
%5
In a complex
3 / 61 listings2
New / under construction
1 yeni · 1 proje61
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+129 listings · 17.647 ₺/m²
%48
2+127 listings · 14.737 ₺/m²
%44
4+15 listings · 19.048 ₺/m²
%8
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
The neighbourhood’s profile is defined by its agricultural character, with 100% of the cadastral parcel classified as 'Mera' (pasture), implying a lifestyle oriented towards rural living, agriculture, or low-density leisure rather than urban convenience (TKGM data). The housing stock is predominantly composed of 3+1 (29 units) and 2+1 (27 units) apartments, suggesting a demographic of small families or individuals seeking affordable, larger-footprint living spaces away from the city center. The low percentage of listings in gated communities (5%) and the presence of unfinished projects indicate a less structured, possibly self-built or informal development environment, which may appeal to buyers prioritizing land size over managed amenities.
Title & parcels.
1
Parcels
1
Blocks
3.491.308
Avg parcel m²
Land character
- Mera · 1 (%100)
Recent developments.
Ayvaşık Mahallesi 404 ada 1 parsel 1/1000 ölçekli uygulama imar planı değişikliğiBeypazarı Belediye Meclisinin 01.09.2025 tarihli kararı ile Ayvaşık Mahallesi 404 ada 1 parsel için 1/1000 ölçekli uygulama imar planı değişikliği onaylanmıştır.Beypazarı Belediyesi · 2025-09-01
Ayvaşık Mahallesi 155085 Ada 1 Parsel 1/1000 Ölçekli Uip Değişikliği Askı İlanıBeypazarı Belediye Meclisinin 01.09.2025 tarihli kararı ile Ayvaşık Mahallesi 155085 ada 1 parsel için 1/1000 ölçekli uygulama imar planı değişikliği askı ilanına çıkarılmıştır.Beypazarı Belediyesi · 2025-09-01
Ayvaşık Mahallesi, Boztepe mevkii KDGPA İmar Planı DeğişikliğiBeypazarı Belediye Meclisinin 01.08.2024 tarihli kararı ile Ayvaşık Mahallesi Boztepe mevkii Kentsel Dönüşüm ve Gelişme Alanı (KDGPA) 1/5000 ve 1/1000 ölçekli imar planı değişikliği onaylanmıştır.Beypazarı Belediyesi · 2024-08-01
Ayvaşık Mahallesi 1848-1853 Adalar Saçak Seviyesi Belirlenmesi İmar Planı Değişikliği Askı İlanıAyvaşık Mahallesi 1848, 1849, 1850, 1851, 1852 ve 1853 adalar için saçak seviyesinin belirlenmesine yönelik imar planı değişikliği 18.05.2021 tarihinde askıya çıkarılmıştır.Beypazarı Belediyesi · 2021-05-18
15.862
2026-08-17
15.862
2026-08-22
15.862
2026-08-29
Actual transaction demand
272
Housing sales (yearly)
2025 · +%13 vs 5-yr avg180
Land sales (yearly)
2025 · −%20 vs 5-yr avg4.875
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 presents a static investment profile suited for cash buyers or those seeking long-term land appreciation rather than immediate rental yield from high-density urban living. The significant price gap compared to the district median suggests an entry point for investors betting on rural development or agricultural land value, but the dominance of 'Mera' (pasture) land limits immediate residential zoning upside. The high cost of credit (42.03% mortgage rate) further restricts the buyer pool to those with liquidity, meaning investment returns will likely depend on capital appreciation of the land asset rather than leveraged rental income. The wide dispersion in duplex pricing (9,821 TL/m²) versus apartments (16,111 TL/m²) indicates that asset selection is critical, with apartments offering a clearer value benchmark in this low-density environment.
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: 4+1 · 190 m² · current price 2.050.000 ₺. Estimated price a year ago ~1.704.542 ₺ (regional property index).
starting capital
Gram altın2.475.644 ₺ +%45
Bu konut2.050.000 ₺ +%20
ABD doları1.996.759 ₺ +%17
Bitcoin1.415.772 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 450 m² · current price 2.800.000 ₺. Estimated price a year ago ~2.328.155 ₺ (regional property index).
starting capital
Gram altın3.381.367 ₺ +%45
Bu arsa2.800.000 ₺ +%20
ABD doları2.727.280 ₺ +%17
Bitcoin1.933.738 ₺ −%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
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 for pricing and inventory, TKGM (General Directorate of Land Registry and Cadastre) for transaction volumes and cadastral land use, and TCMB for macroeconomic indicators. It does not include real-time field verification, specific building condition assessments, or dynamic macroeconomic forecasts such as future interest rate changes or zoning law amendments.