53.793
Kırkkonaklar, Çankaya/Ankara
Momentum -2.1
Kırkkonaklar is a residential neighbourhood in Çankaya, Ankara, characterized by a median residential sale price of 53,793 ₺/m² (regional listing data). The area features a mix of apartment-style dwellings and duplexes, with a median listing price of 7,500,000 ₺.
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 saleThe location's thesis.
Kırkkonaklar is a settled residential area for families, evidenced by the dominance of larger unit types (3+1 and 4+1) and a land registry composed primarily of plots and apartment-designated land (TKGM/regional listing data).
- The area is located in a seismic hazard zone (Zone 3) with a peak ground acceleration (PGA) of 0.25g due to the South Branch of the North Anatolian Fault (regional seismic data).
- High national mortgage interest rates (41.87%) may limit credit-based demand, making the market more dependent on cash buyers (TCMB).
- A downward trend in actual sales volume compared to the 5-year average indicates a potential liquidity risk (TKGM).
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 price per square meter shows a clear distinction between housing types: apartments command a higher premium at 56,190 ₺/m², while duplexes are priced lower at 40,833 ₺/m² (regional listing data). Within the apartment segment, smaller units are more expensive per meter, with 1+1 units at 78,333 ₺/m² compared to 4+1 units at 52,368 ₺/m². Regarding value drivers, both 'within a complex' (site içi) and 'with a view' (manzaralı) attributes currently show a negative premium relative to the general median (–3% and –6% respectively), suggesting these features do not currently command a price increase in this specific market (regional listing data). The land registry (TKGM) shows a high concentration of 'Arsa' (land/plot) at 29% (7 parcels) and various apartment-related land types, indicating an urbanized, buildable character rather than an agricultural one.
₺/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.
The neighbourhood's housing stock is dominated by individual apartment buildings rather than large-scale complexes, as only 4% of listings are located within a site/complex (regional listing data). The prevalence of 3+1 and 4+1 configurations suggests a residential profile suited for established families rather than transient rental populations.
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
2026-08-22
53.793
2026-08-29
53.793
2026-09-12
53.793
2026-09-19
53.793
2026-09-26
53.793
2026-10-03
53.793
2026-10-10
53.793
2026-10-16
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
The investment profile is shaped by a high concentration of 3+1 and 4+1 units, which caters to family-oriented demand (regional listing data). While the median price is established, the real transaction volume for housing in 2025 (275 units) shows a 4% decrease compared to the 5-year average (286 units), signaling a cooling in actual liquidity despite asking prices (TKGM). Investors should note that while the price dispersion (p25–p75: 44,318–65,964 ₺/m²) offers potential for selection, the declining transaction trend suggests a need for careful negotiation (TKGM).
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 ~6.208.819 ₺ (regional property index).
starting capital
Bu konut7.500.000 ₺ +%21
ABD doları7.301.816 ₺ +%18
Gram altın6.872.976 ₺ +%11
Bitcoin5.532.919 ₺ −%11
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
This analysis relies on regional listing data, TKGM land registry records, and TCMB macro data. It does not account for future changes in zoning, interest rates, or broader economic shifts.