53.793
Kırkkonaklar, Çankaya/Ankara
Momentum · yeterli veri yok
Kırkkonaklar in Çankaya, Ankara, is a residential neighbourhood characterized by a median price of 53,793 TL/m² for apartments, with listings averaging 7.5 million TL. The area features a mix of standard apartments and duplexes, with a distinct price spread between unit types and a relatively low proportion of gated community properties.
Talep eğilimi%−45 yıl ort.Son yıl tapu satışı275 adet2025Veri güveniyüksek97 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
47.000
Land · ₺/m²
6 listings · for sale7.500.000
Median price ₺
for sale39.000
Rent ₺/mo
1 listingsThe location's thesis.
Kırkkonaklar is suitable for investors and buyers seeking established, family-oriented housing in central Ankara, particularly those who can navigate a high-interest-rate market with cash or who are looking for value in duplex units. The neighbourhood's character is defined by its concrete apartment stock and a significant land component, offering potential for long-term value appreciation through redevelopment or modernization, rather than immediate high-yield rental returns. The cooling sales trend suggests a buyer's market with negotiation potential, favoring those who can wait for price adjustments or favorable financing conditions.
- High mortgage interest rates (42.03%) significantly increase financing costs, likely reducing the pool of qualified buyers and slowing transaction velocity.
- Declining sales volume (-4% trend) indicates cooling demand, which may lead to longer holding periods and increased negotiation pressure on sellers.
- Seismic risk is present, with the region classified in Zone 3 and a PGA of 0.25g, requiring careful assessment of building structural integrity and compliance with current earthquake regulations.
- Limited rental market data (n=1) makes accurate yield analysis difficult, posing a risk for investors relying on rental income projections.
Housing, land, commercial and building — by type.
53.793
Konut
₺/m² · 97 listings · high confidence47.000
Arsa
₺/m² · 6 listings · medium confidence₺/m² by property type.
56.190
Daire
₺/m² · 71 listings40.833
Dubleks
₺/m² · 25 listingsThe median price for apartments stands at 56,190 TL/m², while duplexes are priced lower at 40,833 TL/m², indicating that larger or multi-level units in this specific inventory offer a lower per-square-meter cost than standard apartments. The overall market median is 53,793 TL/m², with a reasonable range of 43,445–65,100 TL/m². Land (arsa) is listed at a median of 47,000 TL/m². The rental median is 39,000 TL/month based on a single sample, making gross yield calculations speculative due to the small sample size and potential segment mismatch between rental and sale listings. The price dispersion (p25–p75: 44,318–65,964 TL/m²) suggests a varied market where specific attributes drive value, though 'site' (gated community) status and 'view' currently show slight discounts (-3% and -6% respectively) against the general median, which may reflect sample size limitations or specific local preferences.
₺/m² by property type and layout
Daire66 listings
1+111 listings
78.333₺/m²
2+114 listings
68.783₺/m²
3+128 listings
54.269₺/m²
4+113 listings
52.368₺/m²
Dubleks21 listings
3+17 listings
52.297₺/m²
4+15 listings
40.833₺/m²
5+19 listings
34.062₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
44.31855.40065.964
Dispersion: Low · (p75−p25) / medyan = 0.39
Premium drivers · vs overall median
53.949
Site içinde
4 listings · −%3 vs median52.273
Manzaralı
7 listings · −%6 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
%4
In a complex
4 / 97 listings4
New / under construction
4 yeni · 0 proje97
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+135 listings · 54.138 ₺/m²
%37
4+118 listings · 51.812 ₺/m²
%19
2+115 listings · 72.273 ₺/m²
%16
1+112 listings · 80.928 ₺/m²
%13
5+111 listings · 34.062 ₺/m²
%12
6+14 listings · 57.632 ₺/m²
%4
Building age
0 (yeni/proje)4 listings
%100
Surroundings & transit.
As a neighbourhood in Çankaya, Ankara, Kırkkonaklar is situated in a central, established district. The housing stock is predominantly concrete apartment buildings, with a significant portion of land designated as 'arsa' (29%) or mixed-use residential plots, suggesting a dense, built-up environment with potential for redevelopment. The low percentage of 'site' (gated community) listings (4%) implies that most properties are likely standalone or small-block buildings rather than large, amenity-rich complexes. The dominant unit types (3+1 and 4+1) cater to families or larger households, indicating a lifestyle oriented towards space and stability rather than transient or luxury living.
Title & parcels.
24
Parcels
22
Blocks
2.342
Avg parcel m²
Land character
- Arsa · 7 (%29)
- Apartman - Beton · 4 (%17)
- Beton Apartman · 2 (%8)
- -Apartman--Beton- · 2 (%8)
- 5 Katlı Betonarme Mesken Ve Arsası · 1 (%4)
- 6 Katlı Betonarme Mesken Ve Arsası · 1 (%4)
- Apartman Beton · 1 (%4)
- Kargir Apartman · 1 (%4)
Recent developments.
Kırkkonaklar Mahallesi 26374 Ada 5 Parseli İmar Planı Askı İlanıÇankaya Belediyesi tarafından Kırkkonaklar Mahallesi 26374 ada 5 parseline ait imar planı değişikliği askı sürecine alınmıştır.Çankaya Belediyesi · 2026-06-25
53.793
2026-08-17
53.793
2026-08-22
53.793
2026-08-29
Actual transaction demand
275
Housing sales (yearly)
2025 · −%4 vs 5-yr avg41
Land sales (yearly)
2025 · +%11 vs 5-yr avg4.325
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
Investment in Kırkkonaklar is defined by a high-interest-rate environment (42.03% mortgage rate), which likely suppresses credit-driven demand and favors cash buyers, potentially slowing transaction velocity. The neighbourhood offers a mix of asset classes, with apartments commanding a premium per square meter over duplexes, suggesting efficiency in standard unit layouts. The presence of land parcels (29% of cadastral records) and new construction listings (4 zero-unit listings) indicates potential for development or modernization, but the declining sales volume (-4% trend) signals cooling liquidity. Investors should focus on the price differential between apartments and duplexes and monitor the impact of high financing costs on transaction volumes.
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: 6+1 · 270 m² · current price 7.500.000 ₺. Estimated price a year ago ~6.236.129 ₺ (regional property index).
starting capital
Gram altın9.057.233 ₺ +%45
Bu konut7.500.000 ₺ +%20
ABD doları7.305.215 ₺ +%17
Bitcoin5.179.655 ₺ −%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
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This analysis is based on regional listing data, TKGM transaction records, cadastral information, and macroeconomic indicators from TCMB. It relies on observed market metrics and does not include forward-looking predictions. Factors such as future interest rate changes, zoning modifications, and broader economic shifts are not yet incorporated into this static assessment.