71
Alacaatlı, Çankaya/Ankara
Momentum +0
Alacaatlı in Çankaya, Ankara, is a high-density residential neighbourhood characterized by a median listing price of 97,000 ₺/m², with a broad distribution ranging from 79,925 ₺/m² to 113,544 ₺/m². The market is dominated by large-format apartments (4+1) and duplexes, reflecting a family-oriented housing stock within a highly walkable urban environment.
Talep eğilimi%+365 yıl ort.Son yıl tapu satışı2035 adet2025Yürünebilirlik71/100Deprem 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.
The location's thesis.
Alacaatlı is a mature, high-density residential district in Çankaya, Ankara, designed for families and professionals who value walkability and urban convenience over gated-community isolation. The land character is overwhelmingly 'Arsa' (66%), indicating a built-up, zoned urban fabric rather than rural or agricultural land. The market is driven by large-family housing (4+1 dominance) and is currently influenced by high financing costs, making it a niche market for cash buyers or those with existing equity.
- High mortgage interest rates (42.04%) significantly reduce credit-driven demand, potentially slowing transaction velocity.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring careful assessment of building age and structural integrity.
- Zero public transit connectivity limits accessibility for non-car owners and may constrain broader buyer pools.
₺/m² by property type.
The median price of 97,000 ₺/m² masks significant structural differences between property types. Apartments show a clear premium for smaller units (1+1 at 107,000 ₺/m²) compared to larger ones (4+1 at 87,727 ₺/m²), suggesting higher per-square-meter efficiency for compact units. Duplexes exhibit extreme dispersion (52,927 ₺/m² to 120,833 ₺/m²), indicating that duplex pricing is highly sensitive to specific attributes rather than following a uniform trend. Regarding lifestyle drivers, 'View' commands a +2% premium over the median, while 'Pool' (-8%) and 'Inside Site' (-4%) actually trade at a discount, signaling that buyers in this segment prioritize location and view over amenity-heavy, gated-community living.
₺/m² by property type and layout
Daire402 listings
1+177 listings
107.000₺/m²
1+04 listings
101.794₺/m²
2+175 listings
103.435₺/m²
3+142 listings
94.108₺/m²
3.5+14 listings
93.340₺/m²
4+1129 listings
87.727₺/m²
4,5+14 listings
105.155₺/m²
4.5+125 listings
95.000₺/m²
5+142 listings
89.255₺/m²
Dubleks22 listings
3+15 listings
120.833₺/m²
4+112 listings
75.179₺/m²
5+15 listings
52.927₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
79.92597.000113.544
Dispersion: Low · (p75−p25) / medyan = 0.35
Premium drivers · vs overall median
99.306
Manzaralı
49 listings · +%2 vs median92.857
Site içinde
77 listings · −%4 vs median89.091
Havuzlu
5 listings · −%8 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
110 / 564 listings8
New / under construction
8 yeni · 0 proje564
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
4+1146 listings · 85.442 ₺/m²
%32
2+191 listings · 103.435 ₺/m²
%20
1+187 listings · 108.182 ₺/m²
%19
5+153 listings · 87.234 ₺/m²
%11
3+150 listings · 94.638 ₺/m²
%11
4.5+125 listings · 95.000 ₺/m²
%5
1+05 listings · 98.936 ₺/m²
%1
3.5+15 listings · 93.824 ₺/m²
%1
Building age
0 (yeni/proje)8 listings
%80
1-51 listings
%10
6-101 listings
%10
Surroundings & transit.
Official location · Alacaatlı Mahallesi, Çankaya, Ankara, İç Anadolu Bölgesi, 06810, Türkiye
71
Walkability
0
Public transit
231 m
Nearest pharmacy
155
Diğer
Garden (78), Parking Space (18), Playground (6), Clothes (5)48
Ulaşım
Otopark (48)37
Spor & rekreasyon
Spor Sahası (13), Park (12), Yüzme Havuzu (9), Spor Salonu (3)21
Yeme-içme
Restoran (12), Kafe (6), Fast Food (2), Fırın (1)15
Günlük ihtiyaç
Süpermarket (6), Eczane (5), Akaryakıt (2), PTT (1)5
Eğitim
Okul (5)Alacaatlı is defined by exceptional pedestrian accessibility (Walk Score 71) and a dense concentration of 284 points of interest, including 78 gardens and 48 parking spaces within 1.5 km. The absence of public transit (Bus Score 0) implies a car-dependent or strictly pedestrian lifestyle, supported by the high number of parking facilities. The proximity to essential services (pharmacy 231m, hospital 196m) and leisure (sports fields, pools) supports a self-contained, high-quality urban lifestyle for residents who prioritize immediate access to amenities over public transport connectivity.
Title & parcels.
70
Parcels
64
Blocks
25.746
Avg parcel m²
Land character
- Arsa · 46 (%66)
- 25 Katlı Betonarme Ofis-İşyeri Ve Arsası · 1 (%1)
- 3 Adet 3 Katlı Betonarme Mesken Ve Arsası · 1 (%1)
- 34 Adet Betonarme Dublex Konut Ve Arsası · 1 (%1)
- 34 Ve 35 Katlı Betonarme A1,A3,A7, A2,A4,A5,A6, Blok Mesken Ve Arsası · 1 (%1)
- 39 Adet Betonarme Dubleks Konut Ve Arsası · 1 (%1)
- 33 Katlı A Blok Ve 31 Katlı B Bloktan Oluşan Betonarme Mesken Ve Arsası · 1 (%1)
- 16 Bloktan Oluşan Dubleks Konut · 1 (%1)
Recent developments.
Çankaya ilçesi, Alacaatlı Mahallesi, 410 ada 2 parsel ve tescil harici alana ilişkin imar planı değişikliğiAnkara ili, Çankaya ilçesi, Alacaatlı Mahallesi'nde 410 ada 2 parsel ve tescil harici alan için hazırlanan 1/25.000 ve 1/5000 ölçekli nazım imar planı değişiklikleri duyuruldu.Çevre ve Şehircilik Bakanlığı · 2024-05-21
Uygulamalı İmar Planı Değişikliği (Ankara İli, Çankaya İlçesi, Alacaatlı Mahallesi)Alacaatlı Mahallesi 44484 Ada 1 parsel için hazırlanan 1/25000, 1/5000 ve 1/1000 ölçekli Uygulama İmar Planı değişikliği teklifi onaylanmak üzere sunuldu.Çevre ve Şehircilik Bakanlığı · 2024-03-15
Alacaatlı Mahallesi sınırları içerisinde 1/1000 ölçekli uygulama imar planıAlacaatlı Mahallesi'nde bulunan 64131 ada 1 parsel ve Çay Yolu 1 mahallesi 5 ada 1 parseli kapsayan alanda hazırlanan 1/1000 ölçekli uygulama imar planı 3194 sayılı İmar Kanunu'nun 19. maddesi gereğince ilan edildi.Çevre ve Şehircilik Bakanlığı · 2025-01-13
Uygulamalı İmar Planı Değişikliği (Ankara İli Alacaatlı Mahallesi)Alacaatlı Mahallesi, 64131 ada 1 parsele ilişkin hazırlanan 1/5000 ölçekli Nazım İmar Planı ve 1/1000 ölçekli Uygulama İmar Planı teklifi için görüş ve önerileri alınmaktadır.Çevre ve Şehircilik Bakanlığı · 2023-11-20
92.000
2026-07-20
92.000
2026-07-23
92.000
2026-07-26
92.000
2026-07-29
92.000
2026-08-01
92.000
2026-08-04
92.000
2026-08-09
92.000
2026-08-13
Actual transaction demand
2.035
Housing sales (yearly)
2025 · +%36 vs 5-yr avg326
Land sales (yearly)
2025 · +%23 vs 5-yr avg18.954
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 static investment profile suited for buyers seeking high walkability and established urban infrastructure rather than speculative land appreciation. The wide price dispersion in duplexes (spanning from ~53k to ~121k ₺/m²) suggests upside potential for well-positioned units, while the dominance of 4+1 layouts indicates strong demand from families. However, the high mortgage interest rate (42.04%) currently constrains credit-driven demand, making this market primarily cash-sensitive. The investment logic relies on selecting units with 'View' premiums and avoiding overpaying for 'Pool' or 'Site' features which currently trade at a discount.
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: 3+1 · 165 m² · current price 15.500.000 ₺. Estimated price a year ago ~12.888.000 ₺ (regional property index).
starting capital
Gram altın18.719.265 ₺ +%45
Bu konut15.500.000 ₺ +%20
ABD doları15.097.444 ₺ +%17
Bitcoin10.662.217 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 2.500 m² · current price 35.000.000 ₺. Estimated price a year ago ~29.101.936 ₺ (regional property index).
starting capital
Gram altın42.269.308 ₺ +%45
Bu arsa35.000.000 ₺ +%20
ABD doları34.091.004 ₺ +%17
Bitcoin24.075.974 ₺ −%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
Prof. Dr. Ahmet Taner Kışlalı, Çankaya/AnkaraKonutkent, Çankaya/AnkaraYaşamkent, Çankaya/AnkaraDodurga, Çankaya/AnkaraFatih Sultan, Etimesgut/AnkaraKoru, Çankaya/AnkaraÇayyolu, Çankaya/Ankaraİncek, Gölbaşı/AnkaraÜmit, Çankaya/AnkaraMutlukent, Çankaya/AnkaraKızılcaşar, Gölbaşı/AnkaraBeytepe, Çankaya/Ankara
This analysis relies on regional listing data (satılık konut), TKGM transaction volumes, OSM/Nominatim location data, and TCMB macro indicators. It does not include external zoning changes, interest rate forecasts, or micro-level structural engineering reports.