33.632
Alsancak, Etimesgut/Ankara
Momentum -9.5
Alsancak is a residential neighbourhood in the Etimesgut district of Ankara, characterized by a median residential property price of ₺33,632/m² (regional listing data). The area operates at a price level significantly below the Etimesgut district median of ₺52,392/m² (regional listing data).
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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Query TKGM block / parcel
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
578 points of interest · OSMThe location's thesis.
Alsancak is primarily a functional residential neighbourhood for small families or individuals seeking high walkability and proximity to daily services, evidenced by the dominance of 3+1 and 2+1 apartment configurations and a high density of local amenities (regional listing data/OSM).
- The area is located in a seismic hazard zone (Level 3) with a peak ground acceleration (PGA) of 0.25g, associated with the southern branch of the North Anatolian Fault (regional seismic data).
- High national mortgage interest rates (41.82%) may impact liquidity and favor cash-based transactions (TCMB).
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 median price of ₺33,632/m² is driven primarily by apartments (₺34,227/m²), while duplexes trade at a lower median of ₺29,643/m² (regional listing data). The sub-type distribution shows a heavy concentration of standard apartments (n=112) compared to duplexes (n=11) and very limited site-based living, with only 2% of listings located within a complex (regional listing data). Regarding unit configurations, 2+1 units (₺35,157/m²) command a slight premium over 3+1 units (₺34,092/m²) (regional listing data). Notably, 'view' attributes show a negative premium of -4% relative to the general median (regional listing data).
₺/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
311
Diğer
Hairdresser (26), Clothes (21), İbadethane (19), Glaziery (13)106
Günlük ihtiyaç
Süpermarket (32), Market (31), Eczane (18), ATM (16)71
Yeme-içme
Restoran (25), Fast Food (23), Fırın (13), Kafe (10)59
Spor & rekreasyon
Park (46), Spor Merkezi (6), Spor Sahası (5), Spor Salonu (2)19
Eğitim
Okul (17), Anaokulu (2)7
Sağlık
Diş Hekimi (5), Klinik (2)The neighbourhood features a high walkability score of 88, supported by a dense network of 578 points of interest within a 1.5 km radius (OSM/UAVT). Daily necessities are highly accessible, with supermarkets and markets located within 43-100m, and schools within 285m (OSM/UAVT). The area is service-oriented, containing significant clusters of dining (71 points), retail (47 points), and recreational spaces including 46 parks (OSM/UAVT).
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
33.632
2026-09-21
33.632
2026-09-28
33.632
2026-10-05
33.632
2026-10-12
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
The neighbourhood presents a profile of established, low-density residential stock, with land registry data showing a mix of plots including 3-story reinforced concrete apartments and commercial office land (TKGM). Investment efficiency is concentrated in smaller apartment units (2+1), which command higher price-per-square-meter values than larger 3+1 units. While real transaction volumes for housing reached 530 units in 2025—a 7% increase over the 5-year average (TKGM)—the recent price momentum shows a slight contraction of -0.7% (regional listing data).
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 ~3.145.802 ₺ (regional property index).
starting capital
Bu konut3.800.000 ₺ +%21
ABD doları3.699.587 ₺ +%18
Gram altın3.636.285 ₺ +%16
Bitcoin2.832.900 ₺ −%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 is based on regional listing data, TKGM land registry records, OSM, and UAVT data. It does not account for macro-economic shifts, interest rate fluctuations, or zoning changes not explicitly provided in the dataset.