38.250
Beyler, Çamlıdere/Ankara
Momentum · yeterli veri yok
Beyler is a residential neighbourhood in Çamlıdere, Ankara, characterized by a high price level with a median listing price of 38,250 TL/m², significantly above the district median of 32,183 TL/m². The market is dominated by detached villas and single-family homes, reflecting a low-density, land-intensive living environment.
Talep eğilimi%+75 yıl ort.Son yıl tapu satışı16 adet2025Veri güveniyüksek25 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
3.462
Land · ₺/m²
49 listings · for sale6.450.000
Median price ₺
for saleThe location's thesis.
Beyler is a premium, low-density residential enclave for affluent buyers seeking detached living and land ownership in Ankara’s periphery, rather than a high-turnover investment zone. The market is characterized by a disconnect between high asking prices and modest transaction volumes, with value heavily influenced by property type (detached vs. site) and land classification (building plot vs. field). It is best suited for long-term holders or cash buyers who prioritize space and privacy over liquidity and rental yield.
- High mortgage interest rates (42.03%) significantly reduce credit-driven demand, limiting the buyer pool to cash purchasers and slowing transaction velocity.
- The 48% price discount for properties within sites suggests that 'gated community' status does not add value in this specific context, potentially limiting resale appeal for such units.
- Low transaction volume (16 sales in 2025) indicates limited liquidity, making it difficult to exit positions quickly without price concessions.
- The district is in Seismic Risk Zone 3 with a PGA of 0.25g, requiring careful assessment of building codes and foundation integrity for any new purchases or developments.
Housing, land, commercial and building — by type.
3.462
Arsa
₺/m² · 49 listings · high confidence38.250
Konut
₺/m² · 25 listings · high confidence3.806
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
34.807
Villa
₺/m² · 13 listings37.160
Müstakil Ev
₺/m² · 6 listingsThe median price of 38,250 TL/m² indicates a premium positioning relative to the wider Çamlıdere district (32,183 TL/m²), driven by the specific property mix. The sub-type spread shows villas (34,807 TL/m²) and single-family homes (37,160 TL/m²) trading at similar levels, with detached homes commanding a slight premium. The distribution ratio of 0.57 and the wide interquartile range (23,542–45,043 TL/m²) suggest significant price dispersion based on features rather than just size. Notably, properties within gated sites trade at a 48% discount (-48%) to the general median, indicating that 'site' status in this specific neighbourhood does not carry a premium and may even depress value compared to non-site detached homes. The high asking prices contrast with a modest transaction volume (16 sales in 2025), suggesting a market where listing prices are aspirational and actual liquidity is constrained by high financing costs.
₺/m² by property type and layout
Villa10 listings
2+16 listings
37.195₺/m²
4+14 listings
37.913₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
23.54237.57645.043
Dispersion: Medium · (p75−p25) / medyan = 0.57
Premium drivers · vs overall median
19.540
Site içinde
5 listings · −%48 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
%20
In a complex
5 / 25 listings1
New / under construction
1 yeni · 0 proje25
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+111 listings · 39.583 ₺/m²
%48
3+18 listings · 39.379 ₺/m²
%35
4+14 listings · 37.913 ₺/m²
%17
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
The neighbourhood’s profile is defined by its rural-adjacent, low-density character, supported by the dominance of villas and single-family homes. The high proportion of 'Tarla' (37%) and 'Ham Toprak' (22%) parcels suggests a lifestyle oriented towards privacy, land ownership, and potentially agricultural or leisure use, rather than urban convenience. The lack of new project completions (0 tamamlanan) and low transaction volume indicate a stable, slow-moving community with limited new supply pressure. The 'site' discount suggests that communal living amenities are not a primary value driver here, reinforcing the appeal of independent, detached living.
Title & parcels.
110
Parcels
47
Blocks
31.750
Avg parcel m²
Land character
- Tarla · 41 (%37)
- Arsa · 29 (%26)
- Ham Toprak · 24 (%22)
- Orman · 3 (%3)
- Aluçdağ Devlet Ormanı · 2 (%2)
- İçerisinde Ev Olan Tarla · 1 (%1)
- Kaymakamlık Evi Ve Arsası · 1 (%1)
- Ortaokul Ve Arsası · 1 (%1)
Recent developments.
Çamlıdere Kentsel Sit Alanı Koruma Amaçlı İmar Planı İmar Komisyon RaporuÇamlıdere Kentsel Sit Alanı için hazırlanan 3. Aşama Koruma Amaçlı İmar Planı ve eklerinin imar komisyon raporu ve ilgili belediye meclis kararları.Çamlıdere Belediyesi · 2021-2022
38.250
2026-08-17
38.250
2026-08-22
38.250
2026-08-29
Actual transaction demand
16
Housing sales (yearly)
2025 · +%7 vs 5-yr avg126
Land sales (yearly)
2025 · −%29 vs 5-yr avg154
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 cash buyers or those seeking long-term land appreciation rather than quick turnover. The high median price and wide dispersion (p25–p75 range) imply that value creation depends on selecting specific assets, particularly non-site detached homes which outperform site-based units. With 37% of parcels classified as 'Tarla' (field) and 26% as 'Arsa' (building plot), the area retains significant undeveloped character, offering potential for future zoning changes but also implying current infrastructure limitations. The high mortgage interest rate (42.03%) suppresses credit-driven demand, making this market primarily cash-based and slower-moving. Investors should focus on the efficiency of detached structures over site-based units, as the data shows a clear price penalty for the latter.
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 · 594 m² · current price 1.675.000 ₺. Estimated price a year ago ~1.392.736 ₺ (regional property index).
starting capital
Gram altın2.022.782 ₺ +%45
Bu arsa1.675.000 ₺ +%20
ABD doları1.631.498 ₺ +%17
Bitcoin1.156.790 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 3+1 · 118 m² · current price 6.450.000 ₺. Estimated price a year ago ~5.363.071 ₺ (regional property index).
starting capital
Gram altın7.789.221 ₺ +%45
Bu konut6.450.000 ₺ +%20
ABD doları6.282.485 ₺ +%17
Bitcoin4.454.503 ₺ −%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 (median prices, sub-type distributions), TKGM transaction records (sales volume, parcel characteristics), and macroeconomic indicators from TCMB (interest rates, exchange rates). It does not include real-time field verification, specific zoning changes, or broader economic forecasts beyond the provided interest rate context.