87.314
Koru, Çankaya/Ankara
Momentum -80.8
Koru in Çankaya, Ankara, is a high-density residential neighbourhood characterized by a premium price level, with a median listing price of 8,731,4 TL/m² for apartments and 90,854 TL/m² for villas. The area is defined by its high walkability and significant concentration of gated community developments, catering primarily to families seeking integrated lifestyle amenities.
Yürünebilirlik76/100Veri güveniyüksek42 ilanDeprem 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.
227
Land · ₺/m²
1 listings · for sale11.250.000
Median price ₺
for sale76
Walkability
213 points of interest · OSM57.000
Rent ₺/mo
10 listingsThe location's thesis.
Koru is a premium, family-oriented residential enclave in Çankaya, Ankara, designed for households prioritizing safety, integrated amenities, and walkable daily convenience over public transit connectivity. Its value proposition is anchored in the high density of gated community living (33% of stock) and the abundance of local recreational and educational facilities, making it particularly suitable for families with children who require immediate access to parks, schools, and healthcare. The market is segmented by unit type and location within sites, with smaller units showing higher per-square-meter valuations, suggesting a strong demand for manageable, high-efficiency family homes within secure environments.
- High mortgage interest rates (42.04%) significantly constrain credit-driven demand, likely limiting the buyer pool to cash purchasers or those with substantial equity, which can reduce transaction velocity.
- The recent sharp price decline (-51.5% momentum) indicates significant market volatility or a correction from previous peaks, introducing uncertainty regarding the current valuation floor and potential for further adjustments.
- Limited public transit connectivity (score 39) may restrict the neighbourhood's appeal to non-car-owning households or those working in areas poorly served by the local bus network.
- Regional seismic risk (Zone 3, PGA 0.25g) is a macro-level factor that may influence insurance costs and long-term structural requirements, though specific building data is not provided.
Housing, land, commercial and building — by type.
87.314
Konut
₺/m² · 42 listings · high confidence67.273
Konut
₺/m² · 1 listings · low confidence227
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
89.286
Daire
₺/m² · 27 listings90.854
Villa
₺/m² · 5 listingsThe median price of 87,314 TL/m² for apartments (n=27) and 90,854 TL/m² for villas (n=5) indicates a premium market segment within Çankaya. A notable internal dispersion exists: 2+1 units command a higher per-square-meter price (118,605 TL/m²) compared to 3+1 units (81,748 TL/m²), suggesting that smaller, potentially more liquid units or those with specific layout efficiencies are priced at a premium relative to larger family units. The rental median of 57,000 TL/month (n=10) provides a baseline for yield calculation, though the significant price drop in the recent history (-51.5%) necessitates caution in interpreting current rental yields against historical asset values. The presence of a single land listing (arsa) at 227 TL/m² (n=1) is an outlier and does not reflect the residential stock value.
₺/m² by property type and layout
Daire21 listings
2+15 listings
118.605₺/m²
3+116 listings
81.748₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
72.82285.417106.177
Dispersion: Low · (p75−p25) / medyan = 0.39
Premium drivers · vs overall median
79.545
Site içinde
13 listings · −%7 vs median72.199
Manzaralı
4 listings · −%15 vs medianHow 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 85.417 ₺/m²; branded projects trade at a premium/discount vs the median.
105.926
Mesa Koru
9 listings · max 180.000 · +%24 vs medianComplexes, new-builds and mix in the area
%33
In a complex
14 / 43 listings43
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+122 listings · 81.748 ₺/m²
%67
2+16 listings · 101.207 ₺/m²
%18
4+15 listings · 90.854 ₺/m²
%15
Surroundings & transit.
Official location · Çayyolu, Koru Mahallesi, Ankara, Çankaya, Ankara, İç Anadolu Bölgesi, 06810, Türkiye
76
Walkability
39
Public transit
493 m
Nearest market
79 m
Nearest pharmacy
85
Diğer
Playground (15), Garden Centre (12), İbadethane (7), Kiosk (5)40
Spor & rekreasyon
Park (18), Spor Sahası (16), Yüzme Havuzu (4), Spor Merkezi (2)31
Yeme-içme
Kafe (16), Restoran (9), Fast Food (5), Bar (1)30
Günlük ihtiyaç
Eczane (12), Süpermarket (8), PTT (3), Pazar (3)20
Ulaşım
Otopark (18), Taksi (2)7
Eğitim
Okul (6), Anaokulu (1)The neighbourhood offers a highly walkable lifestyle (score 76) with 213 points of interest, including extensive recreational facilities (40 sports/recreation points, 18 parks) and daily necessities (30 points, including 12 pharmacies and 8 supermarkets) within immediate proximity. This infrastructure supports a self-sufficient, family-centric lifestyle, reducing reliance on private vehicles for daily needs. However, public transit accessibility is limited (score 39, nearest bus stop 12 units away), reinforcing the car-dependent nature of the broader Çayyolu area despite the local walkability. The presence of 85 'other' points of interest, including 15 playgrounds and 12 garden centres, further underscores the family-oriented, suburban character of the neighbourhood.
Recent developments.
Çankaya Belediyesi - Askıdaki İmar Planı SorgulamaÇankaya Belediyesi sınırları içindeki Koru mahallesi için askıya alınmış imar planları resmi olarak sorgulanabilmektedir.Çankaya Belediyesi · 2024-05-20
Askıdaki Planlar - Çankaya BelediyesiÇankaya Belediyesi resmi web sitesi üzerinden Koru mahallesi dahilinde güncel askıdaki imar planları ve projeleri takip edilebilmektedir.Çankaya Belediyesi · 2024-05-20
İMAR VE ŞEHİRCİLİK MÜDÜRLÜĞÜ - Çankaya BelediyesiKoru mahallesi imar durumu, plan notları ve yapılaşma koşulları hakkında Çankaya Belediyesi İmar ve Şehircilik Müdürlüğü resmi bilgi vermektedir.Çankaya Belediyesi · 2024-05-20
180.000
2026-07-23
180.000
2026-07-26
180.000
2026-07-29
180.000
2026-08-01
180.000
2026-08-05
180.000
2026-08-09
180.000
2026-08-13
87.314
2026-08-18
Investment assessment
Koru represents a niche investment profile focused on high-yield rental demand from families, driven by its strong walkability score (76) and dense local amenities (213 points of interest within walking distance). The market is dominated by gated communities (33% of listings), where 'site içi' (inside site) status typically carries a price premium, although current data shows 'site içi' units at 79,545 TL/m² (-7% vs general median) and 'manzaralı' (view) units at 72,199 TL/m² (-15% vs general median), indicating that location within the site or view quality may currently be discounted or that these specific samples are outliers. The high concentration of 3+1 units (22 listings) signals a target demographic of established families rather than young professionals or students. Investment efficiency appears highest in well-located 2+1 units which show the highest per-square-meter valuation (118,605 TL/m²), offering potential for higher capital appreciation per unit if liquidity is prioritized over size. The recent sharp price correction (-51.5% momentum) suggests a market in adjustment, creating potential entry opportunities for cash buyers, but requires careful due diligence on the sustainability of the current price levels relative to the high mortgage rates (42.04%).
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 · 130 m² · current price 10.500.000 ₺. Estimated price a year ago ~8.730.581 ₺ (regional property index).
starting capital
Gram altın12.680.127 ₺ +%45
Bu konut10.500.000 ₺ +%20
ABD doları10.227.301 ₺ +%17
Bitcoin7.251.517 ₺ −%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
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This analysis is based on regional listing data (satılık/kiralık), OSM points of interest, and macroeconomic indicators from TCMB. It relies on median and percentile statistics from cleaned listing samples. It does not include specific building inspection reports, individual property zoning details, or real-time market transaction data. Macro factors such as interest rates and inflation are included for context but are not factored into the specific property valuation models. The analysis is static and does not predict future price movements.