39.373
Esenboğa, Çubuk/Ankara
Momentum · yeterli veri yok
Esenboğa is a residential neighbourhood in Çubuk, Ankara, characterized by a median listing price of 39,373 ₺/m² for apartments, which sits above the district median of 35,385 ₺/m². The market is currently experiencing a short-term price correction, with the median dropping from 41,692 ₺/m² to 39,373 ₺/m² over the reported week.
Talep eğilimi%+625 yıl ort.Son yıl tapu satışı274 adet2025Veri güveniorta16 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
2.250.000
Median price ₺
for saleThe location's thesis.
Esenboğa is best suited for investors and cash buyers looking for high-yield potential in compact (1+1) units within a managed (site) environment, leveraging the district's above-average pricing to target a specific segment of the Ankara market that values security and low-maintenance living. The thesis relies on the disparity between the high asking prices and the potential for negotiation in a cooling market, supported by the recent price decline and high mortgage costs limiting broader buyer pools.
- High mortgage interest rates (42.03%) significantly reduce the pool of credit-dependent buyers, potentially leading to longer days on market and increased bargaining power for cash buyers.
- Recent price volatility (median drop of ~5.5% in one week) indicates market uncertainty and potential for further short-term corrections.
- The region is in Earthquake Risk Zone 3 with a Peak Ground Acceleration (PGA) of 0.25g, which may impact insurance costs and long-term structural resilience perceptions.
- Liquidity risk exists if the gap between high asking prices and actual transaction volumes widens, as seen in the TKGM data showing 274 sales in 2025 against a 5-year average of 169, but this must be weighed against the current price drop.
Housing, land, commercial and building — by type.
39.373
Konut
₺/m² · 16 listings · medium confidence1.843
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
39.373
Daire
₺/m² · 16 listingsThe median price of 39,373 ₺/m² indicates a premium over the Çubuk district average (35,385 ₺/m²), suggesting that Esenboğa commands a higher valuation within the district. The market is dominated by apartments (n=16), with a specific focus on 1+1 units priced at 40,513 ₺/m². The presence of site-residences (n=4) commands a slight premium (+1% to 39,792 ₺/m²) compared to the general median, indicating that managed living environments offer marginal value retention. The recent price drop from 41,692 ₺/m² to 39,373 ₺/m² signals active market adjustment rather than static pricing.
₺/m² by property type and layout
Daire14 listings
1+114 listings
40.513₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
37.00939.37342.850
Dispersion: Low · (p75−p25) / medyan = 0.15
Premium drivers · vs overall median
39.792
Site içinde
4 listings · +%1 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
%25
In a complex
4 / 16 listings16
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
1+114 listings · 40.513 ₺/m²
%100
Surroundings & transit.
The neighbourhood’s structure, with 25% of listings in sites, implies a lifestyle oriented towards managed security and community amenities rather than standalone urban living. The dominance of 1+1 apartments suggests a demographic of young professionals, students, or investors rather than large families, aligning with the proximity to Esenboğa Airport (implied by the name, though not explicitly stated in the packet, the name is the only geographic anchor). The price premium over the district average suggests that location factors, likely related to accessibility or the site infrastructure, drive value more than the broader Çubuk average.
Recent developments.
Esenboğa Mahallesi 1/1000 Ölçekli Revizyon İmar PlanıÇubuk Belediyesi Encümeni tarafından Esenboğa Mahallesi sınırları içindeki parselleri kapsayan 92108 etap numaralı parselasyon planı onaylanmıştır.Çubuk Belediyesi · 2025-03-12
Esenboğa Mah. 540/1-2-3-6-8 (UİP: 061043437) Askı İlanıOnaylanan 1/1000 ölçekli uygulama imar planına ait ilan, 09.08.2024 tarihinden itibaren bir ay süreyle belediye ilan panosunda askıya çıkarılmıştır.Çubuk Belediyesi · 2024-08-09
Esenboğa Mah. 764 Parsel UİP Askı İlanı (UİP: 061051960)Esenboğa Mahallesi'ne ait 764 numaralı parselle ilgili uygulama imar planı askı ilanları kapsamında duyurulmuştur.Çubuk Belediyesi · 2024-08-09
41.692
2026-08-17
39.373
2026-08-23
39.373
2026-08-30
Actual transaction demand
274
Housing sales (yearly)
2025 · +%62 vs 5-yr avg128
Land sales (yearly)
2025 · −%5 vs 5-yr avg1.281
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
Esenboğa presents a niche investment profile for buyers seeking managed living (site) environments or compact units (1+1) within a district that is priced above its median. The high concentration of 1+1 units suggests a layout efficient for investors targeting rental yields or first-time buyers, while the site-based premium offers a specific value-add proposition. However, the current macro environment, with mortgage interest rates at 42.03%, likely restricts demand to cash buyers or those with significant equity, potentially slowing transaction velocity despite the high asking prices. The wide dispersion in prices (p25–p75: 37,009–42,850 ₺/m²) allows for strategic negotiation, particularly in a market showing recent downward momentum.
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 · 50 m² · current price 2.300.000 ₺. Estimated price a year ago ~1.912.413 ₺ (regional property index).
starting capital
Gram altın2.777.697 ₺ +%45
Bu konut2.300.000 ₺ +%20
ABD doları2.240.266 ₺ +%17
Bitcoin1.582.135 ₺ −%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
Güzelkent, Etimesgut/AnkaraSusuz, Yenimahalle/AnkaraOsmangazi, Keçiören/AnkaraHisar, Keçiören/AnkaraBağlarbaşı, Keçiören/AnkaraDemetevler, Yenimahalle/AnkaraTepebaşı, Keçiören/AnkaraYaşamkent, Çankaya/AnkaraMerkez, Pursaklar/AnkaraÇamlıtepe, Çankaya/AnkaraRemzi Oğuz Arık, Çankaya/AnkaraKarakaya, Keçiören/Ankara
This analysis is based on regional listing data (satılık konut), TKGM transaction records, and macroeconomic indicators from TCMB. It relies on median prices, listing distributions, and historical price points provided in the packet. It does not include external zoning changes, specific building inspections, or future interest rate forecasts.