44.712
Esenboğa Merkez, Çubuk/Ankara
Momentum · yeterli veri yok
Esenboğa Merkez in Çubuk, Ankara, is a centrally located neighbourhood with a residential median price of 44,712 TL/m², which is notably higher than the district median of 35,385 TL/m². The market is dominated by apartment listings, with a strong presence of branded projects commanding significant premiums over the local average.
Yürünebilirlik1/100Veri güveniyüksek231 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.
9.980
Land · ₺/m²
33 listings · for sale2.400.000
Median price ₺
for sale1
Walkability
5 points of interest · OSM1.900.000
Rent ₺/mo
3 listingsThe location's thesis.
Esenboğa Merkez is best suited for investors and buyers seeking branded, secure living environments within a central Ankara location, prioritizing asset quality and site amenities over affordability. The neighbourhood appeals to those who value the prestige and structural integrity of established projects (like Esenlife and Prime) and are willing to pay a premium for site-residence features, rather than those seeking budget-friendly housing options found elsewhere in Çubuk.
- High mortgage interest rates (42.03%) significantly constrain credit-driven demand, potentially slowing transaction velocity and favoring cash buyers.
- Limited rental market data (n=3) makes yield calculation uncertain, posing a risk for investors relying on rental income projections.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring rigorous verification of building codes and retrofitting status for any purchase.
- Low walkability (score 1) and zero public transit access (score 0) limit lifestyle appeal for non-car owners and may restrict the tenant pool to those with private transportation.
Housing, land, commercial and building — by type.
44.712
Konut
₺/m² · 231 listings · high confidence9.980
Arsa
₺/m² · 33 listings · high confidence₺/m² by property type.
44.800
Daire
₺/m² · 227 listingsThe residential median of 44,712 TL/m² signals a premium positioning relative to the broader Çubuk district (35,385 TL/m²), driven by the concentration of branded developments and site-residences. The market is heavily skewed toward apartments (227 of 231 samples), with 1+1 units priced at 44,800 TL/m² and 2+1 units at 42,857 TL/m², indicating that smaller units carry a slight per-square-meter premium. While rental data is limited (n=3) with a median of 1,900,000 TL/month, the high sale prices suggest a market where capital value preservation is prioritized over immediate yield, likely due to high mortgage interest rates (42.03%) dampening credit-driven demand.
₺/m² by property type and layout
Daire220 listings
1+1175 listings
44.800₺/m²
2+145 listings
42.857₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
39.11544.09149.000
Dispersion: Low · (p75−p25) / medyan = 0.22
Premium drivers · vs overall median
45.576
Havuzlu
4 listings · +%3 vs median43.773
Site içinde
28 listings · −%1 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 44.091 ₺/m²; branded projects trade at a premium/discount vs the median.
50.962
Esenlife Bulvar
3 listings · max 57.692 · +%16 vs median49.909
Esenlife
10 listings · max 57.692 · +%13 vs median47.800
Prime
5 listings · max 57.500 · +%8 vs median47.000
Platın Panora
4 listings · max 53.000 · +%7 vs median45.734
Harmony Prime
4 listings · max 57.500 · +%4 vs medianComplexes, new-builds and mix in the area
%12
In a complex
28 / 231 listings14
New / under construction
13 yeni · 1 proje231
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
1+1179 listings · 44.545 ₺/m²
%79
2+145 listings · 42.857 ₺/m²
%20
2+03 listings · 40.769 ₺/m²
%1
Building age
0 (yeni/proje)13 listings
%100
Surroundings & transit.
Official location · MERKEZ, Çubuk, Ankara, İç Anadolu Bölgesi, 06760, Türkiye
1
Walkability
0
Public transit
5
Ulaşım
Otopark (5)Recent developments.
Esenboğa Mahallesi 1/1000 Ölçekli Revizyon İmar Planı OnayıÇubuk Belediyesi Encümeni tarafından Esenboğa Mahallesi tapulamasına ait parselleri kapsayan 92108 etap numaralı parselasyon planı onaylanmıştır.Çubuk Belediyesi · 2025-03-12
Esenboğa Mahallesi 1/1000 Uygulama İmar Planı 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 Mahallesi 1/1000 Uygulama İmar Planı Askı İlanı (UİP: 061051960)Esenboğa Mahallesi'ne ait farklı bir uygulama imar planı (UİP: 061051960) için belediye tarafından askı ilanı duyurulmuştur.Çubuk Belediyesi · 2025-01-01
45.000
2026-08-17
44.756
2026-08-23
44.712
2026-08-30
Investment assessment
This neighbourhood offers a segmented investment profile: core value lies in branded projects (e.g., Esenlife Bulvar at +16% premium) which offer stability and higher resale potential, while standard apartments provide entry-level exposure. The wide price dispersion (p25–p75: 39,115–49,000 TL/m²) suggests that careful selection is required to capture upside, particularly in site-residences which command a +3% premium for amenities like pools. The high concentration of 1+1 units (179 listings) indicates strong appeal to investors or small households, but the current macro environment (high interest rates) favors cash buyers or those with existing equity, making liquidity a key consideration.
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 · 55 m² · current price 2.400.000 ₺. Estimated price a year ago ~1.995.561 ₺ (regional property index).
starting capital
Gram altın2.898.315 ₺ +%45
Bu konut2.400.000 ₺ +%20
ABD doları2.337.669 ₺ +%17
Bitcoin1.657.490 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 750 m² · current price 6.150.000 ₺. Estimated price a year ago ~5.113.626 ₺ (regional property index).
starting capital
Gram altın7.426.931 ₺ +%45
Bu arsa6.150.000 ₺ +%20
ABD doları5.990.276 ₺ +%17
Bitcoin4.247.317 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
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 (satılık/kiralık), OSM/Nominatim for location context, and TCMB for macro indicators. It does not include real-time zoning changes, specific building inspection reports, or broader economic forecasts beyond the provided interest rate context.