58.583
Ayyıldız, Etimesgut/Ankara
Momentum · yeterli veri yok
Ayyıldız in Etimesgut, Ankara, is a residential neighbourhood characterized by a high median price of 58,583 ₺/m², which is significantly above the district median of 31,212 ₺/m². The market is dominated by apartment listings, with a strong preference for larger 3+1 and 4+1 layouts, indicating a family-oriented or premium segment within the district.
Veri güveniyüksek60 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
14.207
Land · ₺/m²
10 listings · for sale10.119.500
Median price ₺
for saleThe location's thesis.
Ayyıldız is a premium, family-oriented residential enclave within Etimesgut, catering to buyers who prioritize larger apartment layouts (3+1/4+1) and managed living environments (site complexes) over the district’s average housing stock. Its value proposition is built on space and security, commanding a near-doubling of the district median price, making it less suitable for entry-level investors and more appropriate for end-users or long-term holds targeting affluent demographics.
- High national mortgage interest rates (42.03%) significantly increase borrowing costs, potentially limiting the pool of qualified buyers and slowing transaction velocity (TCMB data).
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, indicating moderate-to-high earthquake risk at the provincial level, which may affect insurance costs and buyer perception (provincial seismic profile).
- The high price premium relative to the district median (58,583 vs 31,212 ₺/m²) creates a narrower buyer pool, increasing sensitivity to economic shocks or interest rate fluctuations.
Housing, land, commercial and building — by type.
58.583
Konut
₺/m² · 60 listings · high confidence14.207
Arsa
₺/m² · 10 listings · medium confidence₺/m² by property type.
59.697
Daire
₺/m² · 57 listingsThe neighbourhood’s median price of 58,583 ₺/m² is nearly double the Etimesgut district median of 31,212 ₺/m², signaling a premium positioning (regional listing data). The market is heavily skewed toward apartments (59,697 ₺/m², n=57), with villas or land (14,207 ₺/m², n=10) representing a minor share. Within apartments, 4+1 units command a higher median (63,631 ₺/m²) than 3+1 units (55,562 ₺/m²), reflecting a premium for larger floor plans (raw listing data). The rent-vs-sale dynamic is not explicitly detailed in the packet, but the high absolute price levels and prevalence of larger units suggest a market driven by owner-occupiers seeking space rather than pure yield investors.
₺/m² by property type and layout
Daire53 listings
3+133 listings
55.562₺/m²
4+120 listings
63.631₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
52.42258.27866.137
Dispersion: Low · (p75−p25) / medyan = 0.24
Premium drivers · vs overall median
59.744
Site içinde
15 listings · +%3 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
15 / 60 listings1
New / under construction
1 yeni · 0 proje60
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+134 listings · 55.420 ₺/m²
%63
4+120 listings · 63.631 ₺/m²
%37
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
The neighbourhood’s profile is defined by its high price relative to the district and its concentration of larger apartment units (3+1/4+1), suggesting a demographic of established families or higher-income residents. The fact that 25% of listings are within 'site' complexes implies a preference for managed, secure environments. While specific walkability scores or transit lines are not provided in the packet, the premium pricing and unit mix indicate a lifestyle focused on space and privacy rather than dense urban transit dependency. The presence of land listings (14,207 ₺/m²) suggests some peripheral or mixed-use character, but the core market is built-up residential.
Recent developments.
2026 Kurban Alanında Kurbanlık Satışı Yapmak İsteyenlere DuyuruEtimesgut Belediyesi, Ayyıldız Mahallesi'ndeki kurban alanında 2026 yılı için kurbanlık satış başvurularının 20 Nisan 2026 Pazartesi günü saat 09.00'da Zabıta Müdürlüğüne yapılacağını duyurdu.Etimesgut Belediyesi · 2026-04-20
58.278
2026-08-17
58.583
2026-08-23
58.583
2026-08-30
Investment assessment
Ayyıldız represents a premium sub-market within Etimesgut, suitable for investors targeting families or upgraders willing to pay a significant premium over the district average for larger, site-managed units. The wide price dispersion (p25–p75: 52,422–66,137 ₺/m²) and the 3% premium for units within 'site' complexes suggest that location within the neighbourhood and building amenities drive value more than the neighbourhood label alone. With 25% of listings in gated sites and a dominance of 3+1/4+1 layouts, the inventory caters to specific lifestyle demands rather than high-turnover rental yields. The high national mortgage rate (42.03%) likely constrains credit-dependent demand, making this market more resilient to cash buyers but slower to react to rate cuts.
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 · 206 m² · current price 9.990.000 ₺. Estimated price a year ago ~8.306.524 ₺ (regional property index).
starting capital
Gram altın12.064.235 ₺ +%45
Bu konut9.990.000 ₺ +%20
ABD doları9.730.546 ₺ +%17
Bitcoin6.899.301 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 440 m² · current price 7.870.000 ₺. Estimated price a year ago ~6.543.778 ₺ (regional property index).
starting capital
Gram altın9.504.057 ₺ +%45
Bu arsa7.870.000 ₺ +%20
ABD doları7.665.606 ₺ +%17
Bitcoin5.435.185 ₺ −%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
Güzelkent, Etimesgut/AnkaraSusuz, Yenimahalle/AnkaraOsmangazi, Keçiören/AnkaraHisar, Keçiören/AnkaraBağlarbaşı, Keçiören/AnkaraDemetevler, Yenimahalle/AnkaraTepebaşı, Keçiören/AnkaraYaşamkent, Çankaya/AnkaraMerkez, Pursaklar/AnkaraÇamlıtepe, Çankaya/AnkaraRemzi Oğuz Arık, Çankaya/AnkaraKarakaya, Keçiören/Ankara
This analysis relies on regional listing data (satılık, outlier-cleaned median), raw listing data for unit-type pricing, provincial seismic hazard data, and national macroeconomic indicators from TCMB. It does not include field-verified property conditions, specific zoning details (KEOS/TAKS/KAKS), or real-time transaction data. Macro factors such as interest rates and inflation are included as context but are not factored into the price valuation model.