39.373
Esenboğa, Çubuk/Ankara
Momentum +13.8
Esenboğa is a residential neighbourhood in the Çubuk district of Ankara, characterized by a price level that sits above the district median. The market is primarily driven by small-format housing units.
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 serves as a high-liquidity hub for small-format residential investments, evidenced by a significant upward trend in actual sales volume (TKGM) and a market structure dominated by 1+1 apartments.
- The area is located in a seismic hazard zone (Zone 3) influenced by the southern branch of the North Anatolian Fault, with a peak ground acceleration (PGA) of 0.25g (regional seismic data).
- High national mortgage interest rates (41.82%) may limit credit-based demand, making the market sensitive to cash-buyer availability (TCMB).
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 residential price is 39,373 ₺/m² (regional listing data), which is higher than the Çubuk district median of 35,385 ₺/m². The inventory is heavily concentrated in the 1+1 apartment segment (14 out of 16 listings), with 1+1 units specifically priced at 40,513 ₺/m². While the distribution ratio is relatively tight at 0.15, living within a residential complex (site içi) provides a slight premium of 1% (39,792 ₺/m²) compared to the general median. Real transaction data from TKGM shows 274 residential sales in 2025, representing a 62% increase over the 5-year average (169 units), indicating rising liquidity and actual demand despite the recent 5.6% decline in median m² prices between August and October 2026.
₺/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 housing stock is predominantly composed of apartments rather than detached villas, with 25% of listings located within residential complexes (regional listing data). The prevalence of 1+1 units suggests a profile suited for individual investors or single-occupant residents rather than large families.
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
39.373
2026-09-07
39.373
2026-09-14
39.373
2026-10-05
39.373
2026-10-12
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
The neighbourhood presents an investment profile focused on small-unit residential assets, as the 1+1 typology is the dominant stock. The price premium for units within complexes and the increasing transaction volume (TKGM) suggest a liquid market for compact housing. Given that the median price is above the district average, investors should note the price dispersion (p25–p75: 37,009–42,850 ₺/m²) which allows for selection based on specific building amenities. Any future shifts in demand will likely depend on the ability to match the high concentration of 1+1 units with local demographic needs.
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 ~1.904.038 ₺ (regional property index).
starting capital
Bu konut2.300.000 ₺ +%21
ABD doları2.239.224 ₺ +%18
Gram altın2.200.909 ₺ +%16
Bitcoin1.714.650 ₺ −%10
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
This analysis relies on regional listing data, TKGM transaction records, OSM, and national macro data (TCMB). It does not account for localized zoning changes, specific building structural integrity, or broader macroeconomic shifts not mentioned in the data packet.