98.562
Kızılırmak, Çankaya/Ankara
Momentum · yeterli veri yok
Kızılırmak in Çankaya, Ankara, is a high-value residential neighbourhood characterized by a median price of 98,562 TL/m², significantly above typical district averages. The market is defined by a sharp divergence between standard apartments and premium branded residences, reflecting a polarized inventory of large-family units and luxury developments.
Veri güveniorta22 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
17.500.000
Median price ₺
for saleThe location's thesis.
Kızılırmak is a high-value, mixed-use neighbourhood in Çankaya, catering primarily to affluent families and luxury seekers. The land character is predominantly non-residential or undeveloped, with 27% of parcels classified as 'Arsa' (plot/land) and significant portions zoned for hotels (7%) and high-rise commercial/office complexes (14% combined for 37-story and office blocks). This indicates a neighbourhood in transition or with significant undeveloped potential, where residential value is anchored by large, premium apartments and branded projects rather than dense, low-rise housing. The presence of large plots and commercial zoning suggests future development pressure, but current inventory is dominated by completed large-unit residences.
- High mortgage interest rates (42.03%) severely limit credit-driven demand, making the market reliant on cash buyers and potentially reducing liquidity.
- Seismic risk: Located in Earthquake Zone 3 with a PGA of 0.25g near the South Branch of the North Anatolian Fault, requiring rigorous structural assessment for any investment.
- Market polarization: The extreme price gap between apartments and residences creates valuation ambiguity; misidentifying a standard unit as a premium asset can lead to overpayment.
- Inventory concentration: The dominance of 4+1 units may limit the buyer pool to large families, potentially reducing turnover frequency compared to smaller unit markets.
Housing, land, commercial and building — by type.
98.562
Konut
₺/m² · 22 listings · medium confidence₺/m² by property type.
88.993
Daire
₺/m² · 14 listings183.269
Rezidans
₺/m² · 4 listingsThe median price of 98,562 TL/m² (range 83,701–159,348 TL/m²) indicates a premium positioning within Ankara. The sub-type spread reveals a distinct bifurcation: standard apartments average 88,993 TL/m², while branded residences command a significant premium at 183,269 TL/m². This 105% spread signals that 'average' metrics can be misleading; the neighbourhood hosts both conventional large-unit housing and ultra-luxury projects. The 'Next Level Rezidans' project, priced at a median of 159,434 TL/m² (+62% premium over the neighbourhood median), demonstrates that brand value, construction quality, and specific location attributes drive prices well above the local baseline. The high interest rate environment (42.03% mortgage rate) suggests this market is currently driven by cash buyers or high-net-worth individuals, as credit costs are prohibitive for average buyers.
₺/m² by property type and layout
Daire9 listings
4+19 listings
83.226₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
82.50098.562159.348
Dispersion: High · (p75−p25) / medyan = 0.78
How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Branded projects and price premium
Neighbourhood median 98.562 ₺/m²; branded projects trade at a premium/discount vs the median.
159.434
NEXT LEVEL REZİDANS
3 listings · max 168.269 · +%62 vs medianComplexes, new-builds and mix in the area
%9
In a complex
2 / 22 listings22
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
4+110 listings · 84.177 ₺/m²
%53
2+13 listings · 172.185 ₺/m²
%16
3+13 listings · 99.688 ₺/m²
%16
5+13 listings · 123.833 ₺/m²
%16
Surroundings & transit.
The inventory is heavily skewed towards large living spaces (10 out of 22 listings are 4+1), suggesting a lifestyle oriented towards multi-generational families or high-income households requiring substantial square footage. The presence of branded residences and site-based developments (9% of listings) implies a preference for secure, managed living environments. The mix of residential and commercial/office zoned land (see *bolge_tezi*) suggests a mixed-use or transitional character, where residential value is influenced by proximity to commercial hubs or institutional buildings.
Title & parcels.
15
Parcels
8
Blocks
29.387
Avg parcel m²
Land character
- Arsa · 4 (%27)
- 17.Katlı Betonarme Otel Ve Bunlara Benzer Misafir Evi · 1 (%7)
- 37 Katlı Betonarme A Blok Ve 37 Katlı Betonarme B Blok Ve 6 Katlı Betonarme C Blok Ve 6 Katlı Betonarme D Blok Ve Ofis Ve İşyeri Ve Arsası · 1 (%7)
- A,B,C,D,E,F,G,H,J,K,L,M Blok Ofis Ve İşyeri Ve Arsası · 1 (%7)
- Apartman-Beton · 1 (%7)
- Arsa Ve Betonarme Bakım Onarım Ve Atölye Tesisleri · 1 (%7)
- Betonarme Bina · 1 (%7)
- Kargir Apartman · 1 (%7)
98.562
2026-08-17
98.562
2026-08-23
98.562
2026-08-30
Investment assessment
This neighbourhood offers a dual-profile investment opportunity: stable, high-yield potential in branded luxury residences and volume-driven demand in large-format apartments (4+1). The wide price dispersion (0.78 distribution ratio) suggests upside potential for well-located assets that can command premiums over the median, while standard apartments offer entry points at lower relative valuations. The dominance of 4+1 units indicates a target demographic of large families or high-income households seeking space, rather than young professionals or investors seeking short-term rental yields. Investment efficiency depends on selecting assets that align with the specific luxury or family-living demand, as the market is not homogeneous.
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: 4+1 · 230 m² · current price 17.500.000 ₺. Estimated price a year ago ~14.550.968 ₺ (regional property index).
starting capital
Gram altın21.133.544 ₺ +%45
Bu konut17.500.000 ₺ +%20
ABD doları17.045.502 ₺ +%17
Bitcoin12.085.862 ₺ −%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 relies on regional listing data (satılık konut), cadastral records (TKGM), and macroeconomic indicators (TCMB). It does not include field verification, zoning plan details (KEOS) beyond cadastral land use, or real-time transaction data. Macro factors such as interest rates and seismic zones are included as contextual risk/return drivers but are not predictive of short-term price movements.