52.353
Etimesgut, Ankara
Momentum -2553.1
Etimesgut, Ankara, is a residential district characterized by a median sale price of 52,353 TL/m² for apartments, with a broad price range indicating diverse property segments. The area features a significant volume of land listings (arsa) at a lower price point, suggesting a mix of established housing and development potential.
Veri güveniorta2682 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.
12.000
Land · ₺/m²
487 listings · for sale5.500.000
Median price ₺
for sale36.750
Rent ₺/mo
16 listingsThe location's thesis.
Etimesgut is a mass-market residential hub in Ankara, catering to middle-income households and investors seeking exposure to the broader district median. The data supports a thesis of 'diversified stability': the market offers both liquid apartment inventory and significant land assets, allowing investors to choose between immediate residential exposure and long-term land value. The alignment with the district median price indicates that this neighbourhood is a proxy for the general Etimesgut market, making it a baseline investment rather than a outlier opportunity.
- High national mortgage interest rates (42.03%) significantly constrain credit-driven demand, potentially slowing transaction volumes and favoring cash buyers (TCMB).
- Ankara is located in Seismic Risk Zone 3 with a PGA of 0.25g, indicating moderate-to-high earthquake hazard that impacts insurance costs and construction standards (regional seismic profile).
- Rental yield calculations are unreliable due to the small sample size of rental listings (n=16), creating uncertainty in income-based investment models.
- The wide price dispersion in sales (35k–67k TL/m²) indicates market fragmentation, requiring careful due diligence to avoid overpaying in higher-priced segments.
Housing, land, commercial and building — by type.
52.353
Konut
₺/m² · 2682 listings · medium confidence12.000
Arsa
₺/m² · 487 listings · medium confidence2.625
Arazi
₺/m² · 34 listings · high confidence₺/m² by property type.
The median apartment price of 52,353 TL/m² aligns with the district-wide median, indicating that this specific locality reflects the broader Etimesgut market average rather than commanding a premium or discount (regional listing data). The spread between the median sale price (35,000–67,094 TL/m²) and the lower median land price (12,000 TL/m² for arsa) highlights a distinct separation between built-up residential units and raw land assets. The rental median of 36,750 TL/month is based on a small sample size (n=16), making direct yield calculations speculative; however, the high sale prices relative to rental income suggest a market driven by capital appreciation expectations rather than immediate rental yield, a dynamic further influenced by the national mortgage interest rate of 42.03% (TCMB).
Surroundings & transit.
As part of Etimesgut, a major district in Ankara, the area serves a broad residential demographic. The high volume of land listings (n=487) compared to apartments (n=2,682) in the sample suggests a market with ongoing development or land-banking activity alongside established housing. The lifestyle profile is likely that of a functional, family-oriented urban district, typical of Ankara's large residential zones, rather than a niche luxury or tourist destination. Investment appeal is tied to the district's overall connectivity and scale, rather than unique local amenities not specified in the data.
Recent developments.
İmar Planları | Etimesgut BelediyesiEtimesgut Belediyesi tarafından 2018-2024 yıllarına ait imar planları ve Bağlıca Mahallesi imar durumu bilgileri resmi kaynaklarda yayımlanmıştır.Etimesgut Belediyesi · 2024
Ankara Büyükşehir Belediyesi | AskıAnkara Büyükşehir Belediyesi tarafından onaylanan ve askı süreci yönetilen imar planı kararları (Onay Sayısı: 1062362) resmi olarak duyurulmuştur.Ankara Büyükşehir Belediyesi · 2026-04-08
İmar Durumu - eplan.csb.gov.trÇevre, Şehircilik ve İklim Değişikliği Bakanlığı'nın e-Plan sistemi üzerinden yapılaşma ve yerleşme bilgileri içeren kesinleştirilmiş uygulama imar planları güncellenmiştir.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024
34.286
2026-08-04
34.286
2026-08-07
35.893
2026-08-12
37.500
2026-08-16
52.188
2026-08-21
52.353
2026-08-28
Investment assessment
This neighbourhood represents a stable, mid-tier investment profile within Ankara, suitable for buyers seeking district-average exposure rather than speculative upside. The wide price dispersion in sales (35k–67k TL/m²) suggests that careful selection is required to identify value, as the market is not uniform. The presence of substantial land inventory (n=487) offers a different investment vector for development or long-term holding, distinct from the apartment market. Given the high national mortgage rates, the buyer pool is likely constrained to cash buyers or those with significant equity, which may limit liquidity but also reduce speculative volatility. Without specific price history momentum data for this exact neighbourhood, the investment case rests on the stability of the district median and the diversification between residential and land assets.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
Related Regions
This analysis relies on regional listing data (satılık/kiralık), national macroeconomic indicators from TCMB (interest rates, USD/TRY), and regional seismic hazard data. It does not include micro-level factors such as specific building age, interior condition, or immediate zoning changes (KEOS) for individual parcels. Macro factors like interest rates are contextualized but not predicted to change. The methodology uses median prices from cleaned, outlier-removed datasets to ensure statistical robustness.