121.111
Yukarı Öveçler, Çankaya/Ankara
Momentum · yeterli veri yok
Yukarı Öveçler in Çankaya/Ankara is a high-value residential neighbourhood characterized by a median price of 121,111 ₺/m² for apartments, with a broad price range reflecting diverse property types and amenities. The market is dominated by apartment listings, with significant price premiums associated with gated community living and branded developments.
Veri güveniorta28 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
7.600.000
Median price ₺
for saleThe location's thesis.
Yukarı Öveçs is primarily suited for affluent families and security-conscious investors seeking stable, high-quality residential assets in Ankara’s premium district. The data supports a thesis that value is derived not just from location, but from the 'site inside' status and brand affiliation, which command significant premiums over standard apartments. The market is currently shaped by high financing costs, making it a niche for cash buyers or those with existing capital, while the mature stock and lack of new supply suggest price stability rather than rapid appreciation.
- High mortgage interest rates (42.03%) significantly increase borrowing costs, potentially limiting the pool of credit-dependent buyers and slowing transaction velocity.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, indicating a moderate-to-high earthquake risk that may influence insurance costs and buyer perception, particularly for older structures.
- Wide price dispersion (p25–p75: 51,862–145,000 ₺/m²) suggests a lack of price uniformity, requiring careful due diligence to avoid overpaying for properties with lower perceived value or amenities.
Housing, land, commercial and building — by type.
121.111
Konut
₺/m² · 28 listings · medium confidence₺/m² by property type.
121.111
Daire
₺/m² · 25 listingsThe median price of 121,111 ₺/m² for apartments (n=25) indicates a premium positioning within the district. A notable sub-type spread exists: smaller units (1+1 at 146,667 ₺/m² and 2+1 at 140,064 ₺/m²) command higher per-square-meter prices than larger units (3+1 at 51,200 ₺/m² and 4+1 at 69,000 ₺/m²), suggesting that efficiency and lower absolute entry costs drive value in this segment. The general median of 105,556 ₺/m² (p25–p75: 51,862–145,000) shows wide dispersion, while 'site inside' properties achieve a 22% premium (128,504 ₺/m²), signaling that security and shared amenities are key value drivers. Branded projects like Bonita Botanik trade at a 37% premium (144,444 ₺/m²), reflecting brand equity and potentially superior build quality or location advantages within the neighbourhood.
₺/m² by property type and layout
Daire25 listings
1+17 listings
146.667₺/m²
2+16 listings
140.064₺/m²
3+17 listings
51.200₺/m²
4+15 listings
69.000₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
51.862105.556145.000
Dispersion: High · (p75−p25) / medyan = 0.88
Premium drivers · vs overall median
128.504
Site içinde
4 listings · +%22 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 105.556 ₺/m²; branded projects trade at a premium/discount vs the median.
144.444
Bonita Botanik
11 listings · max 171.111 · +%37 vs medianComplexes, new-builds and mix in the area
%14
In a complex
4 / 28 listings1
New / under construction
1 yeni · 0 proje28
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+18 listings · 50.752 ₺/m²
%30
1+17 listings · 146.667 ₺/m²
%26
2+17 listings · 142.308 ₺/m²
%26
4+15 listings · 69.000 ₺/m²
%19
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
Yukarı Öveçler presents a lifestyle profile centered on secure, amenity-rich living, as evidenced by the 22% price premium for 'site inside' properties. The dominance of apartment listings (25 out of 28) and the prevalence of 3+1 layouts suggest a community geared towards families and long-term residents rather than transient or student populations. The high median price and premium for branded projects indicate a market that values quality of life, security, and established infrastructure, aligning with the affluent character of Çankaya.
121.111
2026-08-17
121.111
2026-08-23
121.111
2026-08-30
Investment assessment
This neighbourhood offers a structured investment profile where value is heavily influenced by property type and amenity access. Apartments in gated communities ('site inside') and branded developments show clear price premiums, indicating strong demand for security and managed environments. The high prevalence of 3+1 units (8 listings) suggests a family-oriented market, while the higher per-m² prices for 1+1 and 2+1 units may appeal to investors seeking higher yield efficiency or lower absolute purchase prices. The absence of new/project-stage listings implies a mature stock with limited immediate supply-driven price pressure, though the high mortgage interest rate (42.03%) likely constrains credit-dependent demand, favoring cash buyers.
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: 1+1 · 45 m² · current price 7.700.000 ₺. Estimated price a year ago ~6.402.426 ₺ (regional property index).
starting capital
Gram altın9.246.335 ₺ +%44
Bu konut7.700.000 ₺ +%20
ABD doları7.500.021 ₺ +%17
Bitcoin5.326.500 ₺ −%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 (satılık konut), OSM-derived location context, and macroeconomic indicators from TCMB. It relies on median prices, sub-type distributions, and premium drivers from the provided packet. It does not include real-time zoning changes, specific building inspection reports, or broader economic forecasts beyond the provided interest rate context.