74.939
Bağlıca, Etimesgut/Ankara
Momentum · yeterli veri yok
Bağlıca, Etimesgut/Ankara is a high-density residential neighbourhood characterized by a significant price premium, with a median listing price of 74,939 TL/m²—more than double the district median of 31,212 TL/m². The area is dominated by large-format apartments and site-residences, catering to a specific segment of the market that values scale and managed living environments.
Talep eğilimi%+85 yıl ort.Son yıl tapu satışı1143 adet2025Veri güveniyüksek198 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
30.000
Land · ₺/m²
25 listings · for sale13.450.000
Median price ₺
for saleThe location's thesis.
Bağlıca is a premium, high-density residential enclave for affluent families seeking large-format (4+1) living within managed 'site' environments. The area is defined by its significant price premium over the district average, driven by the scarcity of large apartments and the perceived value of site-managed security and space. It is not a mass-market investment zone but a specialized market for buyers prioritizing unit size and managed community features over district-level affordability.
- High mortgage rates (42.03%) significantly constrain credit-driven demand, potentially limiting the buyer pool to cash purchasers and increasing time-on-market for overpriced listings.
- The high median price (74,939 TL/m²) creates a liquidity risk if market sentiment shifts, as fewer buyers can afford the entry point compared to the district average.
- The cadastral data shows a mix of land and high-rise structures; the presence of 'Yol Ve Yeşil' (Road and Green) parcels (8%) and undeveloped land (38% arsa) suggests potential future zoning changes or infrastructure impacts that could affect existing property values.
- The region is in Earthquake Risk Zone 3 with a PGA of 0.25g, requiring rigorous due diligence on building construction quality and seismic compliance for any investment.
Housing, land, commercial and building — by type.
74.939
Konut
₺/m² · 198 listings · high confidence30.000
Arsa
₺/m² · 25 listings · high confidence₺/m² by property type.
74.878
Daire
₺/m² · 189 listings51.035
Dubleks
₺/m² · 6 listingsThe median price of 74,939 TL/m² indicates a premium positioning relative to the Etimesgut district average (31,212 TL/m²). The sub-type spread reveals that standard apartments (74,878 TL/m²) command the highest value, while duplexes (51,035 TL/m²) trade at a substantial discount, suggesting that vertical density is priced higher than horizontal multi-level layouts in this specific inventory. The distribution ratio of 0.26 and the interquartile range (66,015–85,608 TL/m²) indicate moderate dispersion, where 'site' location adds a slight premium (+0% vs. general median) while 'view' attributes currently show a slight discount (-5%), implying that managed access is valued more consistently than scenic views in this inventory. The high asking prices contrast with a transaction volume of 1,143 units in 2025 (+8% trend), suggesting that while demand is growing, the high entry price may limit liquidity to cash-rich buyers or those with specific high-end requirements.
₺/m² by property type and layout
Daire179 listings
1+110 listings
92.865₺/m²
2+118 listings
93.406₺/m²
3+128 listings
68.929₺/m²
4+1123 listings
75.000₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
66.01574.93985.608
Dispersion: Low · (p75−p25) / medyan = 0.26
Premium drivers · vs overall median
75.240
Site içinde
37 listings · +%0 vs median71.300
Manzaralı
16 listings · −%5 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
%19
In a complex
37 / 198 listings3
New / under construction
2 yeni · 1 proje198
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
4+1125 listings · 75.000 ₺/m²
%67
3+128 listings · 68.929 ₺/m²
%15
2+118 listings · 93.406 ₺/m²
%10
1+111 listings · 93.750 ₺/m²
%6
5+14 listings · 39.636 ₺/m²
%2
Building age
0 (yeni/proje)2 listings
%100
Surroundings & transit.
The neighbourhood’s profile is defined by large-scale residential blocks and site-managed communities, implying a lifestyle oriented towards privacy, security, and spacious living rather than urban walkability or commercial density. The prevalence of 'site' listings (19% of inventory) and the cadastral data showing a mix of high-rise concrete apartments and land parcels suggest a planned, somewhat isolated residential environment. The lack of detailed Points-of-Interest data in the packet prevents a full walkability assessment, but the architectural stock (14-18 story buildings) indicates a vertical, car-dependent or shuttle-dependent lifestyle typical of large suburban enclaves.
Title & parcels.
26
Parcels
21
Blocks
32.816
Avg parcel m²
Land character
- Arsa · 10 (%38)
- Yol Ve Yeşil · 2 (%8)
- 14 Katlı Betonarme Apartman Ve Arsası. · 1 (%4)
- 15 Katlı A Blok ,13 Katlı B Blok, 2'Şer Katlı C Ve D Bloklardan Oluşan Betonarme Apartman Ve Arsası · 1 (%4)
- 16 Katlı Betonarme Bina Ve Arsası · 1 (%4)
- 17 Katlı A,B Bloklardan Oluşan Betonarme Apartman Ve Arsası · 1 (%4)
- 18 Katlı Betonarme Mesken Ve Arsası · 1 (%4)
- 19 Katlı A Blok Betonarme Apartman Ve Arsası · 1 (%4)
Recent developments.
Etimesgut Belediyesi E-İmarEtimesgut Belediyesi, Bağlıca Mahallesi dahil ilçenin imar durumu ve plan bilgilerine erişim sağlayan e-İmar sistemini yayınlamıştır.Etimesgut Belediyesi · 2024
Ankara Etimesgut'ta taşınmaz icradan satılıktırİlan.gov.tr üzerinden yayımlanan resmi ilanda, Bağlıca Mahallesi'ndeki taşınmazın 1/1000 ölçekli uygulama imar planı uyarınca konut alanı olduğu belirtilmiştir.İlan.gov.tr (Adalet Bakanlığı) · 2024
Etimesgut Bağlıca'ya modern spor kompleksi geliyorAnkara Büyükşehir Belediyesi, Bağlıca Mahallesi'ne kazandırdığı modern spor kompleksinin cephe ve çatı kaplama imalatlarını sürdürmekte olup projenin yüzde 65'i tamamlanmıştır.Ankara Büyükşehir Belediyesi · 2024
75.000
2026-08-17
74.939
2026-08-23
74.939
2026-08-30
Actual transaction demand
1.143
Housing sales (yearly)
2025 · +%8 vs 5-yr avg239
Land sales (yearly)
2025 · −%5 vs 5-yr avg12.854
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 represents a niche investment profile focused on high-value, large-format assets rather than volume-driven rental yields. The dominance of 4+1 layouts (125 listings) and site-residences suggests a target demographic of established families or high-net-worth individuals seeking space and security. The wide price dispersion (p25–p75) offers upside potential for investors who can identify undervalued assets within the 'site' or 'apartment' categories, particularly those not benefiting from the 'view' premium. However, the high median price and the macroeconomic context of 42.03% mortgage rates create a barrier to entry, making this market primarily driven by cash transactions or specialized financing, which may slow turnover speed compared to mid-tier districts.
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: 4+1 · 200 m² · current price 13.450.000 ₺. Estimated price a year ago ~11.183.458 ₺ (regional property index).
starting capital
Gram altın16.242.638 ₺ +%45
Bu konut13.450.000 ₺ +%20
ABD doları13.100.686 ₺ +%17
Bitcoin9.288.848 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 372 m² · current price 14.150.000 ₺. Estimated price a year ago ~11.765.497 ₺ (regional property index).
starting capital
Gram altın17.087.980 ₺ +%45
Bu arsa14.150.000 ₺ +%20
ABD doları13.782.506 ₺ +%17
Bitcoin9.772.283 ₺ −%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), TKGM transaction records, cadastral (tapu) data, and macroeconomic indicators from TCMB. It does not include external field verification, zoning plan changes (KEOS) beyond what is stated, or real-time market sentiment shifts. Macro factors such as interest rates and inflation are included as context but are not predictive of future price movements.