44.792
Kayabaşı, Çamlidere/Ankara
Momentum · yeterli veri yok
Kayabaşı in Çamlidere, Ankara, is a low-density, land-heavy neighbourhood where the median residential price stands at 44,792 ₺/m², aligning exactly with the district-wide median. The market is characterized by a strong preference for villas, which dominate both volume and price points, while apartments trade at a significant discount.
Talep eğilimi%+755 yıl ort.Son yıl tapu satışı42 adet2025Yürünebilirlik26/100Veri güveniyüksek33 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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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.
7.250.000
Median price ₺
for sale26
Walkability
8 points of interest · OSMThe location's thesis.
Kayabaşı is best suited for buyers seeking a low-density, land-oriented lifestyle in Ankara’s periphery, specifically those prioritizing detached villa living within site infrastructure over urban convenience. The evidence supports this: the cadastral data shows that 58% of parcels are agricultural land (Tarla) and 15% are buildable plots (Arsa), confirming a rural-agricultural character with limited immediate development pressure. The market data reinforces this, with villas dominating the inventory and trading at a premium to apartments, while site-based properties maintain value better than view-based ones. This neighbourhood is not for investors seeking high liquidity or rental yields, but rather for end-users who value space, land ownership, and community infrastructure (sites) over walkability and transit access.
- Low liquidity: Transaction volume (42 sales in 2025) is modest compared to listing activity, potentially leading to longer holding periods and reduced bargaining power for sellers.
- High financing costs: The national mortgage interest rate of 42.03% significantly restricts credit-driven demand, making the market reliant on cash buyers.
- Seismic risk: The region is classified as a Zone 3 earthquake area with a PGA of 0.25g, requiring careful assessment of building codes and foundation integrity for any purchase.
- Limited appreciation drivers: The dominance of agricultural land (58%) and low walkability/transit scores may limit rapid capital appreciation compared to more urbanized districts.
Housing, land, commercial and building — by type.
44.792
Konut
₺/m² · 33 listings · high confidence₺/m² by property type.
44.792
Villa
₺/m² · 25 listings18.271
Daire
₺/m² · 4 listingsThe median price of 44,792 ₺/m² matches the Çamlidere district average, indicating that Kayabaşı is priced at the local baseline rather than commanding a premium. The market is heavily skewed toward villas (n=25), which trade at the median, whereas apartments (n=4) are priced significantly lower at 18,271 ₺/m², suggesting a distinct value gap between detached and attached housing types. Within villas, unit size impacts price per square meter, with 2+1 units commanding a premium (49,992 ₺/m²) compared to larger 3+1 units (37,643 ₺/m²). Regarding location drivers, properties within 'Site' (gated community) environments trade at the median (+0% premium), while 'View' properties actually trade at an 11% discount (40,000 ₺/m²), implying that site infrastructure and security are currently valued more highly than scenic views in this specific inventory. The high asking prices (median 7,250,000 ₺) contrast with a modest transaction volume of 42 sales in 2025, signaling a market where liquidity is limited and bargaining power likely rests with sellers unless buyers are cash-ready.
₺/m² by property type and layout
Villa17 listings
2+17 listings
49.992₺/m²
3+14 listings
37.643₺/m²
4+16 listings
48.456₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
33.00044.79257.500
Dispersion: Medium · (p75−p25) / medyan = 0.55
Premium drivers · vs overall median
44.792
Site içinde
5 listings · +%0 vs median40.000
Manzaralı
9 listings · −%11 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
%15
In a complex
5 / 33 listings3
New / under construction
3 yeni · 0 proje33
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+111 listings · 57.143 ₺/m²
%41
4+17 listings · 47.739 ₺/m²
%26
1+15 listings · 19.398 ₺/m²
%19
3+14 listings · 37.643 ₺/m²
%15
Building age
0 (yeni/proje)3 listings
%100
Surroundings & transit.
Official location · Kayabaşı, Kayabaşı Mahallesi, Çamlıdere, Ankara, İç Anadolu Bölgesi, 06740, Türkiye
26
Walkability
0
Public transit
376 m
Nearest pharmacy
3
Diğer
İbadethane (3)3
Günlük ihtiyaç
Eczane (2), Akaryakıt (1)1
Spor & rekreasyon
Park (1)1
Eğitim
Okul (1)The neighbourhood presents a car-dependent lifestyle with a very low walkability score (26) and zero public transit accessibility (score 0). Daily necessities are accessible within a 1.5 km radius, including pharmacies, fuel stations, and a park, but the lack of dense urban amenities implies that residents rely on private vehicles for most activities. The presence of 8 points of interest, primarily religious sites and basic services, supports a quiet, residential character rather than an urban commercial hub. The proximity to schools (491 m) and pharmacies (376 m) provides essential convenience, but the overall environment is defined by its rural-adjacent, low-density nature.
Title & parcels.
74
Parcels
31
Blocks
769.068
Avg parcel m²
Land character
- Tarla · 43 (%58)
- Arsa · 11 (%15)
- Ham Toprak · 5 (%7)
- 49 Adet Yığma Dubleks Konut Ve Arsası · 1 (%1)
- Alıçdağı Devlet Ormanı · 1 (%1)
- Betonarme Ev Ve Arsası · 1 (%1)
- Çamlık Meşelik Ve Ham Toprak · 1 (%1)
- Ağaçlık · 1 (%1)
Recent developments.
Meclis Kararları | Çamlıdere BelediyesiÇamlıdere Belediyesi meclisi, ilçeye bağlı Kayabaşı Mahallesi'nde bulunan taşınmazlar üzerinde kafe ve restoran işletmeciliğine ilişkin kararlar almıştır.Çamlıdere Belediyesi · 2024-05-22
Çamlıdere Belediye Başkanlığı - Belediye HizmetleriBelediye, ilçenin düzgün görünüm ve modern yapılaşmasının sağlanması amacıyla özellikle Kayabaşı Mahallesi'nde düzenleme ve yapılaşma hizmetleri yürütmektedir.Çamlıdere Belediyesi · 2024-05-22
44.792
2026-08-17
44.792
2026-08-22
44.792
2026-08-29
Actual transaction demand
42
Housing sales (yearly)
2025 · +%75 vs 5-yr avg91
Land sales (yearly)
2025 · −%41 vs 5-yr avg321
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 land-rich, low-density living rather than high-turnover rental yields. The wide price dispersion (p25–p75: 33,000–57,500 ₺/m²) and the significant price gap between villas and apartments suggest upside potential for well-positioned assets, particularly those within site infrastructure which currently commands the median price. The dominance of 2+1 layouts (11 listings) indicates a target demographic of smaller families or investors targeting this specific unit type. However, the high mortgage interest rate (42.03%) and low transaction volume relative to listing activity suggest that returns will likely depend on long-term capital appreciation driven by land scarcity (TKGM data) rather than immediate rental income or rapid flipping. The static synthesis indicates a stable but slow-moving market where asset selection (site vs. non-site, villa vs. apartment) is the primary driver of value.
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: 2.5+1 · 150 m² · current price 7.250.000 ₺. Estimated price a year ago ~6.028.258 ₺ (regional property index).
starting capital
Gram altın8.755.325 ₺ +%45
Bu konut7.250.000 ₺ +%20
ABD doları7.061.708 ₺ +%17
Bitcoin5.007.000 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 436 m² · current price 2.500.000 ₺. Estimated price a year ago ~2.078.710 ₺ (regional property index).
starting capital
Gram altın3.019.078 ₺ +%45
Bu arsa2.500.000 ₺ +%20
ABD doları2.435.072 ₺ +%17
Bitcoin1.726.552 ₺ −%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
This analysis relies on regional listing data (satılık konut), TKGM transaction records, cadastral parcel data, and OSM/UAVT location metrics. It does not include macroeconomic forecasts, zoning changes, or interest rate projections beyond the provided veri noktası. Buyers should verify property-specific details (zoning, title status) independently.