33.632
Alsancak, Etimesgut/Ankara
Momentum · yeterli veri yok
Alsancak in Etimesgut, Ankara, is a highly walkable urban neighbourhood with a residential median price of 33,632 TL/m², which is priced above the district average of 31,212 TL/m². The area is characterized by a dense mix of apartment buildings and vacant land, supported by strong local amenities but limited public transit connectivity.
Talep eğilimi%+75 yıl ort.Son yıl tapu satışı530 adet2025Yürünebilirlik88/100Veri güveniyüksek123 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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3D · satellite + terrain · 10-min walk area
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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.
16.262
Land · ₺/m²
3 listings · for sale3.800.000
Median price ₺
for sale88
Walkability
445 points of interest · OSMThe location's thesis.
Alsancak is an ideal neighbourhood for families and long-term residents who prioritize walkability, local community amenities, and urban convenience over public transit access. The area appeals to buyers seeking a 'live-work-play' environment with immediate access to schools, healthcare, and recreation, justified by its price premium over the wider district. The mix of established apartments and available land parcels suggests a mature but evolving urban fabric.
- High mortgage interest rates (42.03%) may constrain credit-dependent demand, leading to a market weighted towards cash buyers and potentially slower transaction speeds.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring careful assessment of building age and structural integrity for any investment.
- Limited public transport connectivity (score 4) may reduce appeal for commuters without private vehicles.
Housing, land, commercial and building — by type.
33.632
Konut
₺/m² · 123 listings · high confidence16.262
Arsa
₺/m² · 3 listings · low confidence₺/m² by property type.
34.227
Daire
₺/m² · 112 listings29.643
Dubleks
₺/m² · 11 listingsThe residential median of 33,632 TL/m² indicates a premium over the Etimesgut district median of 31,212 TL/m², suggesting higher demand or quality in this specific pocket (regional listing data). The market is dominated by apartments (34,227 TL/m², n=112), which command a higher price per square meter than duplexes (29,643 TL/m², n=11), reflecting the efficiency and density of the primary housing stock. Land (arsa) is listed at 16,262 TL/m² (n=3), significantly lower than residential units, highlighting the value difference between developed and undeveloped plots. The price distribution is relatively tight (p25–p75: 29,643–39,923 TL/m²), with a dispersion ratio of 0.31, indicating a consistent market with few extreme outliers. Notably, 'view' properties show a slight discount (-4% to 32,383 TL/m²) compared to the general median, suggesting that in this dense urban context, specific views do not currently command a premium over standard units.
₺/m² by property type and layout
Daire106 listings
2+144 listings
35.157₺/m²
3+162 listings
34.092₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
29.64333.63239.923
Dispersion: Low · (p75−p25) / medyan = 0.31
Premium drivers · vs overall median
32.383
Manzaralı
6 listings · −%4 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
%2
In a complex
2 / 123 listings123
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+163 listings · 33.730 ₺/m²
%53
2+151 listings · 34.000 ₺/m²
%43
4+15 listings · 35.714 ₺/m²
%4
Surroundings & transit.
Official location · Alsancak Mahallesi, Etimesgut, Ankara, İç Anadolu Bölgesi, Türkiye
88
Walkability
4
Public transit
43 m
Nearest market
100 m
Nearest pharmacy
217
Diğer
İbadethane (19), Hairdresser (17), Clothes (13), Glaziery (9)87
Günlük ihtiyaç
Süpermarket (27), Market (20), Eczane (17), ATM (16)57
Spor & rekreasyon
Park (46), Spor Sahası (5), Spor Merkezi (4), Spor Salonu (2)53
Yeme-içme
Fast Food (18), Restoran (18), Kafe (9), Fırın (8)19
Eğitim
Okul (17), Anaokulu (2)7
Sağlık
Diş Hekimi (5), Klinik (2)Alsancak is defined by its pedestrian-centric lifestyle, with a walkability score of 88 and 445 points of interest within the vicinity. Residents have immediate access to daily necessities, with a supermarket just 43 meters away and a pharmacy 100 meters away. The area is well-served for daily life, featuring 27 supermarkets, 17 pharmacies, and 46 parks within a 1.5 km radius. However, it is not a transit-oriented hub, with a low public transport score of 4 and only two bus stops nearby, implying that residents likely rely on private vehicles or walking for broader connectivity.
Title & parcels.
6
Parcels
6
Blocks
3.705
Avg parcel m²
Land character
- Arsa · 3 (%50)
- 3 Katlı Betonarme Apartman Ve Arsası · 1 (%17)
- 3 Katlı Betonarme Ticari Ofis İşyeri Ve Arsası · 1 (%17)
- On Katlı Betonarme Bina Ve Arsası · 1 (%17)
33.865
2026-08-17
33.632
2026-08-23
33.632
2026-08-30
Actual transaction demand
530
Housing sales (yearly)
2025 · +%7 vs 5-yr avg24
Land sales (yearly)
2025 · −%31 vs 5-yr avg8.787
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
This neighbourhood offers a stable, high-demand profile for investors targeting the rental or end-user market, driven by its exceptional walkability (score 88) and dense local amenities. The price premium over the district median suggests resilience, while the dominance of 3+1 apartments (63 listings) aligns with family-oriented demand. The presence of significant vacant land (50% of cadastral parcels) offers potential for future development or land banking, though current liquidity is moderate. The high mortgage interest rate (42.03%) currently favors cash buyers, potentially slowing transaction velocity despite strong asking prices.
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: 3+1 · 125 m² · current price 3.800.000 ₺. Estimated price a year ago ~3.159.639 ₺ (regional property index).
starting capital
Gram altın4.588.998 ₺ +%45
Bu konut3.800.000 ₺ +%20
ABD doları3.701.309 ₺ +%17
Bitcoin2.624.359 ₺ −%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
This analysis relies on regional listing data (satılık konut), cadastral information (TKGM), OpenStreetMap (OSM) for points of interest, and macroeconomic data from TCMB. It does not include real-time transaction data, specific building inspections, or external zoning changes. Macro factors such as interest rates and inflation are noted for context but are not factored into the price valuation.