51.254
Öveçler, Çankaya/Ankara
Momentum · yeterli veri yok
Öveçler in Çankaya/Ankara is a highly walkable, amenity-rich neighbourhood characterized by a median price of 51,254 TL/m² for residential properties. The area features a mix of apartment stock and land parcels, with transaction volumes showing a slight upward trend despite high national mortgage rates.
Talep eğilimi%+65 yıl ort.Son yıl tapu satışı572 adet2025Yürünebilirlik100/100Veri güveniyüksek22 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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3D · satellite + terrain · 10-min walk area
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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.
26.667
Land · ₺/m²
1 listings · for sale6.280.000
Median price ₺
for sale100
Walkability
557 points of interest · OSMThe location's thesis.
Öveçel is a prime urban investment zone for buyers prioritizing lifestyle convenience and asset liquidity over speculative land gains. The dominance of apartment stock (13% apartman, 10% betonarme apartman) and high transaction volume (572 units in 2025) support a thesis of steady, income-generating real estate rather than rapid capital appreciation. The significant land share (33% arsa) offers a secondary thesis for development, but the immediate market is defined by its mature, high-demand residential character.
- High national mortgage interest rates (42.03%) constrain credit-driven demand, potentially slowing transaction velocity for cash-poor buyers.
- Seismic risk: The region is classified in Zone 3 with a PGA of 0.25g, requiring due diligence on building age and structural integrity.
- Limited public transit access (score 22) may reduce appeal for non-car-owning tenants or buyers.
Housing, land, commercial and building — by type.
51.254
Konut
₺/m² · 22 listings · high confidence26.667
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
51.455
Daire
₺/m² · 19 listingsThe median residential price of 51,254 TL/m² (range 48,260–56,211 TL/m²) reflects a mature urban market. Within the apartment subtype, 2+1 units command a premium (62,000 TL/m²) compared to 3+1 units (50,485 TL/m²), suggesting higher per-square-meter efficiency for smaller, likely more liquid units. The presence of land (arsa) at 26,667 TL/m² indicates a lower entry point for development-oriented buyers, distinct from the built-up residential stock. The narrow price dispersion (p25–p75: 46,490–60,562 TL/m²) signals a stable, consistent pricing environment rather than a speculative one.
₺/m² by property type and layout
Daire17 listings
2+15 listings
62.000₺/m²
3+112 listings
50.485₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
46.49051.25460.562
Dispersion: Low · (p75−p25) / medyan = 0.27
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
22
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+112 listings · 50.485 ₺/m²
%60
2+15 listings · 62.000 ₺/m²
%25
4+13 listings · 51.455 ₺/m²
%15
Surroundings & transit.
Official location · Öveçler Mahallesi, Çankaya, Ankara, İç Anadolu Bölgesi, Türkiye
100
Walkability
22
Public transit
225 m
Nearest market
253 m
Nearest pharmacy
235
Diğer
Waste Disposal (39), Bench (24), İbadethane (19), Playground (15)141
Günlük ihtiyaç
Eczane (54), Süpermarket (39), Banka (20), ATM (11)80
Spor & rekreasyon
Park (47), Spor Sahası (25), Spor Merkezi (4), Spor Salonu (3)42
Yeme-içme
Restoran (28), Fırın (8), Fast Food (3), Kafe (3)24
Eğitim
Okul (23), Üniversite (1)18
Ulaşım
Otopark (13), Taksi (5)With a walkability score of 100 and 557 nearby points of interest, Öveçel offers an exceptional urban lifestyle centered on daily convenience. Key amenities are within a 5-minute walk, including schools (82m), markets (225m), and pharmacies (253m). The low public transit score (22) indicates a car-dependent or pedestrian-first environment, typical of established, dense urban neighbourhoods where walking is the primary mode of access to local services.
Title & parcels.
86
Parcels
35
Blocks
8.035
Avg parcel m²
Land character
- Arsa · 28 (%33)
- -Apartman--Beton- · 11 (%13)
- Betonarme Apartman · 9 (%10)
- Bağ · 7 (%8)
- Kargir Apartman · 6 (%7)
- Apartman - Beton · 3 (%3)
- 6 Katlı Betonarme Apartman Ve Arsası · 1 (%1)
- 5 Katlı Betonarme Mesken Ve Arsası · 1 (%1)
51.455
2026-08-17
51.254
2026-08-23
51.254
2026-08-30
Actual transaction demand
572
Housing sales (yearly)
2025 · +%6 vs 5-yr avg14
Land sales (yearly)
2025 · +%8 vs 5-yr avg7.337
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
This neighbourhood suits investors seeking stable, high-liquidity assets in a prime urban location, particularly those targeting the 2+1 apartment segment which shows higher per-square-meter value. The high walkability score (100) and dense POI network support strong rental demand from professionals and families, while the TKGM data confirms active transaction volume (+6% trend), indicating market resilience. However, the high national mortgage rate (42.03%) suggests the current buyer pool is heavily cash-driven, which may limit price appreciation speed but supports asset stability. The mix of apartment and land parcels offers diversification between immediate rental yield and long-term development potential.
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 · 120 m² · current price 6.310.000 ₺. Estimated price a year ago ~5.246.663 ₺ (regional property index).
starting capital
Gram altın7.620.152 ₺ +%45
Bu konut6.310.000 ₺ +%20
ABD doları6.146.121 ₺ +%17
Bitcoin4.357.817 ₺ −%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
Analysis based on regional listing data (satılık konut), TKGM transaction records, OSM/Nominatim location data, and TCMB macro indicators. Does not include real-time interest rate fluctuations, zoning changes, or broader economic shifts beyond the provided veri noktası.