57.917
Aşağı Öveçler, Çankaya/Ankara
Momentum · yeterli veri yok
Aşağı Öveçler in Çankaya/Ankara is a residential neighbourhood characterized by a high price level, with a median listing price of 5,7917 TL/m² for apartments. The market is dominated by 3+1 layouts, reflecting a family-oriented housing stock with minimal presence of gated communities.
Veri güveniyüksek41 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
7.750.000
Median price ₺
for saleThe location's thesis.
Aşağı Öveçler is a mature, family-centric residential area in Çankaya, Ankara, suited for investors and buyers prioritizing larger living spaces (3+1) in a non-site-based environment. The high price point and specific unit mix indicate a target demographic of established families who value space over the amenities of large gated communities, with investment viability heavily dependent on navigating high credit costs.
- High mortgage interest rates (42.03%) significantly reduce the pool of credit-dependent buyers, potentially slowing transaction velocity and limiting price upside in the short term.
- The neighbourhood is located in Earthquake Risk Zone 3 with a PGA of 0.25g, indicating moderate seismic hazard that may impact insurance costs and long-term structural maintenance requirements.
- The market is skewed towards larger units (3+1), which may limit liquidity compared to smaller, more affordable entry-level units if economic conditions tighten further.
Housing, land, commercial and building — by type.
57.917
Konut
₺/m² · 41 listings · high confidence₺/m² by property type.
59.583
Daire
₺/m² · 36 listings36.207
Dubleks
₺/m² · 5 listingsThe median price of 57,917 TL/m² (range 47,586–65,909 TL/m²) indicates a premium positioning within the district, supported by a high-confidence dataset of 41 listings. The sub-type spread reveals a significant price gap: apartments average 59,583 TL/m², while duplexes are priced lower at 36,207 TL/m², suggesting that the standard apartment format commands the highest value per square meter. Within apartments, 3+1 units (60,808 TL/m²) are priced higher than 2+1 units (51,263 TL/m²), confirming that larger family layouts are the primary value drivers. The rent-vs-sale relation is not explicitly detailed in the packet, but the high absolute price levels and high mortgage interest rates (42.03%) suggest a market heavily reliant on cash buyers or those with significant equity, as credit costs are a major macroeconomic friction point.
₺/m² by property type and layout
Daire32 listings
2+18 listings
51.263₺/m²
3+124 listings
60.808₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
44.38557.40765.909
Dispersion: Low · (p75−p25) / medyan = 0.37
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
%2
In a complex
1 / 41 listings41
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+125 listings · 62.000 ₺/m²
%76
2+18 listings · 51.263 ₺/m²
%24
Surroundings & transit.
The housing stock composition, with 25 units being 3+1 and only 8 being 2+1, signals a lifestyle profile oriented towards families rather than young professionals or investors seeking short-term rentals. The low percentage of site-based listings (2%) suggests a neighbourhood built on independent structures or smaller complexes, which may appeal to buyers seeking privacy or specific architectural styles over the amenities of large gated communities. The macroeconomic context of high interest rates implies that the local lifestyle is sustained by established residents with existing assets rather than new entrants relying on financing.
57.662
2026-08-17
57.917
2026-08-23
57.917
2026-08-30
Investment assessment
This neighbourhood offers a stable, high-barrier entry point for investors targeting the family rental or resale market, given the dominance of 3+1 units (25 out of 33 sampled units). The wide price dispersion (p25–p75: 44,385–65,909 TL/m²) suggests that careful selection is required to capture value, as the market is not uniform. The absence of site-based listings (only 2% of listings) implies a stock of independent or low-density buildings rather than large-scale project developments, which may limit immediate supply shocks but also restricts economies of scale for large investors. The high mortgage interest rate (42.03%) currently suppresses credit-driven demand, meaning investment returns are likely tied to long-term capital preservation and cash-flow stability rather than rapid appreciation driven by leverage.
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: 5+1 · 190 m² · current price 7.750.000 ₺. Estimated price a year ago ~6.444.000 ₺ (regional property index).
starting capital
Gram altın9.359.141 ₺ +%45
Bu konut7.750.000 ₺ +%20
ABD doları7.548.722 ₺ +%17
Bitcoin5.352.310 ₺ −%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 (satılık konut), OSM-derived neighbourhood boundaries, and macroeconomic indicators from TCMB. It does not include real-time field verification, specific building-level zoning details (KEOS), or individual property condition assessments. Macro factors such as interest rates and inflation are included as context but are not factored into the specific price predictions. The data is considered high-confidence based on the sample size and cleaning methods described.