68.878
Göksu, Etimesgut/Ankara
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Göksu in Etimesgut, Ankara, is a high-density residential neighbourhood characterized by a premium price level, with a median listing price of 68,878 TL/m² for apartments—significantly above the Etimesgut district median of 31,212 TL/m². The area is defined by large-format units (predominantly 4+1) and a high concentration of site-managed complexes, catering to a family-oriented demographic.
Yürünebilirlik100/100Veri güveniyüksek249 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.
11.950.000
Median price ₺
for sale100
Walkability
807 points of interest · OSMThe location's thesis.
Göksu is a premium, family-centric residential enclave for middle-to-upper-income households seeking large-format (4+1) housing within secure, site-managed complexes. The neighbourhood’s value proposition is built on its exceptional walkability, dense recreational infrastructure, and the prestige of branded developments, rather than affordability or speculative growth. It appeals to buyers who prioritize lifestyle convenience and unit size over lower entry costs, making it a stable, long-term hold market rather than a high-turnover investment zone.
- High mortgage interest rates (42.03%) significantly increase borrowing costs, potentially limiting the pool of credit-dependent buyers and slowing transaction velocity.
- The dominance of large units (4+1) may limit the tenant pool for rental investors, as smaller households or singles may find the space and cost inefficient.
- Regional seismic risk (Zone 3, PGA 0.25g) requires careful due diligence on building age and construction quality, although this is a district-level factor.
- High supply of large units in site complexes could lead to internal competition, particularly for non-branded projects trading below the median.
Housing, land, commercial and building — by type.
68.878
Konut
₺/m² · 249 listings · high confidence₺/m² by property type.
68.611
Daire
₺/m² · 247 listingsThe median price of 68,878 TL/m² indicates a strong premium over the district average, driven by the prevalence of larger units and site-managed living. The sub-type spread is heavily skewed toward apartments (n=247), with prices varying by layout: 2+1 units command the highest per-square-meter rate (89,220 TL/m²), while 4+1 units are priced lower (65,000 TL/m²), suggesting that smaller, efficient layouts in this large-unit neighbourhood carry a higher density premium. Brand projects like Kaşmir Mavi Orkide (median 90,487 TL/m²) trade at a +30% premium to the neighbourhood median, reflecting brand value and specific amenities, whereas non-branded or older stock like Galaxy Göksu trades at a -16% discount. The rent-vs-sale dynamic is not explicitly detailed in the packet, but the high entry price and large unit sizes suggest a market focused on long-term family occupancy rather than high-yield short-term rental investment.
₺/m² by property type and layout
Daire244 listings
2+114 listings
89.220₺/m²
3+142 listings
81.853₺/m²
4+1170 listings
65.000₺/m²
4.5+111 listings
72.674₺/m²
5+17 listings
77.125₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
61.20269.43981.444
Dispersion: Low · (p75−p25) / medyan = 0.29
Premium drivers · vs overall median
77.125
Manzaralı
43 listings · +%11 vs median74.121
Site içinde
46 listings · +%7 vs median64.447
Havuzlu
8 listings · −%7 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Branded projects and price premium
Neighbourhood median 69.439 ₺/m²; branded projects trade at a premium/discount vs the median.
90.487
Kaşmir Mavi Orkide
6 listings · max 104.082 · +%30 vs median87.970
OYAK GÖKSUPARK
30 listings · max 103.750 · +%27 vs median86.158
Kaşmir Göl Evleri
5 listings · max 94.286 · +%24 vs median85.826
GÖKSUPARK
38 listings · max 103.750 · +%24 vs median74.419
Arissa Göksu
5 listings · max 87.209 · +%7 vs median61.056
ANKALİFE
23 listings · max 75.000 · −%12 vs median58.333
GALAXY GÖKSU
5 listings · max 61.111 · −%16 vs medianComplexes, new-builds and mix in the area
%18
In a complex
46 / 249 listings249
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
4+1170 listings · 65.000 ₺/m²
%69
3+143 listings · 81.752 ₺/m²
%18
2+114 listings · 89.220 ₺/m²
%6
4.5+111 listings · 72.674 ₺/m²
%4
5+17 listings · 77.125 ₺/m²
%3
Surroundings & transit.
Official location · Göksu, Göksu Mahallesi, Etimesgut, Ankara, İç Anadolu Bölgesi, 06820, Türkiye
100
Walkability
70
Public transit
169 m
Nearest market
244 m
Nearest pharmacy
403
Diğer
Shelter (105), Waste Disposal (51), Playground (27), Bench (23)118
Spor & rekreasyon
Spor Sahası (63), Park (46), Yüzme Havuzu (5), Spor Salonu (2)91
Yeme-içme
Fast Food (40), Kafe (28), Restoran (18), Fırın (5)89
Ulaşım
Otopark (87), Taksi (2)78
Günlük ihtiyaç
Süpermarket (31), Eczane (19), ATM (17), Banka (4)20
Eğitim
Okul (16), Anaokulu (3), Kütüphane (1)Göksu presents a highly self-sufficient lifestyle profile, with a perfect walkability score (100) and 807 points of interest within walking distance. Residents have immediate access to daily necessities (supermarkets, pharmacies, ATMs) and significant recreational infrastructure (sports fields, parks, pools), reducing reliance on private vehicles. The high concentration of shelters and waste disposal sites (403 'Other' POIs) suggests a functional, service-heavy urban fabric. The transit score of 70 indicates good bus connectivity, supporting commuters who work outside the immediate neighbourhood. This environment is ideal for families prioritizing convenience, safety, and on-site amenities over proximity to the city centre.
Recent developments.
Etimesgut İlçesi Göksu Mahallesi Plan Notu İlavasına İlişkin 1/1000 Ölçekli Uygulama İmar Planı DeğişikliğiEtimesgut Belediyesi tarafından Göksu Mahallesi için 1/1000 ölçekli uygulama imar planı değişikliği yapılmıştır.Etimesgut Belediyesi · 2023-01-19
68.421
2026-08-17
68.878
2026-08-23
68.878
2026-08-30
Investment assessment
This neighbourhood offers a niche investment profile for buyers seeking large-family housing in a high-walkability, amenity-rich environment, rather than speculative capital appreciation. The wide price dispersion (from 58,333 TL/m² to 104,082 TL/m²) and the dominance of 4+1 units indicate that value lies in selecting specific layouts or brands within the site-managed complex ecosystem. The high walkability score (100) and dense POI network support long-term rental demand from families, but the high mortgage interest rates (42.03%) currently constrain credit-driven demand, making this market primarily cash-sensitive. Investment efficiency depends on identifying undervalued units within the premium site complexes or larger layouts that offer better per-square-meter value compared to smaller units.
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 · 132 m² · current price 11.950.000 ₺. Estimated price a year ago ~9.936.232 ₺ (regional property index).
starting capital
Gram altın14.431.949 ₺ +%45
Bu konut11.950.000 ₺ +%20
ABD doları11.639.643 ₺ +%17
Bitcoin8.220.225 ₺ −%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), OpenStreetMap (OSM) for points of interest and walkability, and macroeconomic data from TCMB. It does not include external zoning changes, future infrastructure projects, or broader economic forecasts beyond the provided interest rate context. All price figures are derived from cleaned, outlier-adjusted median data from the provided packet.