32.826
Piyade, Etimesgut/Ankara
Momentum · yeterli veri yok
Piyade is a highly walkable residential neighbourhood in Etimesgut, Ankara, characterized by a median price of 32,826 ₺/m², which sits slightly above the district median of 31,212 ₺/m². The market is dominated by apartment listings, with a notable premium for units located within gated sites.
Talep eğilimi%+05 yıl ort.Son yıl tapu satışı465 adet2025Yürünebilirlik100/100Veri güveniyüksek138 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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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.
3.895.000
Median price ₺
for sale100
Walkability
460 points of interest · OSMThe location's thesis.
Piyade is an ideal neighbourhood for families and long-term residents who prioritize daily convenience and pedestrian safety over public transit connectivity. The dominance of 3+1 apartments (92 listings) and the high concentration of schools and parks within walking distance signal a strong appeal to household units. The market is segmented between standard apartments serving the mass market and gated community properties catering to buyers seeking security and premium amenities, with the latter commanding a substantial price premium.
- High mortgage interest rates (42.03%) may constrain buyer demand, particularly for higher-priced 'site' properties, potentially increasing time-on-market for premium assets.
- The neighbourhood is located in Seismic Risk Zone 3 with a PGA of 0.25g, requiring careful assessment of building construction quality and compliance with current earthquake regulations.
- Limited public transit options (score 30) may reduce appeal for non-car-owning demographics or those working in areas poorly served by private transport.
Housing, land, commercial and building — by type.
32.826
Konut
₺/m² · 138 listings · high confidence₺/m² by property type.
33.112
Daire
₺/m² · 132 listings32.543
Dubleks
₺/m² · 6 listingsThe median price of 32,826 ₺/m² indicates a pricing level approximately 5% higher than the broader Etimesgut district average, suggesting a localized premium for this specific neighbourhood. The market is overwhelmingly driven by apartments (n=132), with duplexes playing a minor role (n=6). A critical structural insight is the significant price dispersion based on building type and amenities: while standard apartments average 33,112 ₺/m², units within gated sites command a massive premium of 63,693 ₺/m² (+93% over the general median). This suggests that 'site' status is the primary value driver, far outweighing simple unit type. The rent-vs-sale dynamic is not explicitly detailed in the packet, but the high asking prices relative to the district median imply a seller-favorable environment for premium assets, while the broader market remains anchored to the district average.
₺/m² by property type and layout
Daire125 listings
2+132 listings
32.409₺/m²
3+188 listings
33.013₺/m²
4+15 listings
60.541₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
29.31632.96935.775
Dispersion: Low · (p75−p25) / medyan = 0.2
Premium drivers · vs overall median
63.693
Site içinde
6 listings · +%93 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
%4
In a complex
6 / 138 listings138
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+192 listings · 33.013 ₺/m²
%70
2+132 listings · 32.409 ₺/m²
%24
4+15 listings · 60.541 ₺/m²
%4
4+23 listings · 20.792 ₺/m²
%2
Surroundings & transit.
Official location · Emirler, Piyade Mahallesi, Etimesgut, Ankara, İç Anadolu Bölgesi, 06794, Türkiye
100
Walkability
30
Public transit
341 m
Nearest market
385 m
Nearest pharmacy
237
Diğer
Clothes (21), İbadethane (16), Mobile Phone (15), Hairdresser (14)89
Günlük ihtiyaç
Eczane (28), Market (19), Süpermarket (17), ATM (17)48
Spor & rekreasyon
Park (39), Spor Sahası (5), Spor Merkezi (2), Spor Salonu (2)43
Yeme-içme
Restoran (12), Fast Food (11), Fırın (10), Kafe (10)20
Eğitim
Okul (18), Anaokulu (1), Kütüphane (1)12
Sağlık
Diş Hekimi (6), Klinik (4), Hastane (2)Piyade is defined by exceptional pedestrian accessibility, boasting a walkability score of 100 and 460 points of interest within its immediate vicinity. Residents have daily necessities (markets, pharmacies, schools) within a 5-minute walk, creating a self-sufficient urban lifestyle. However, the low public transit score (30) and lack of nearby bus stops indicate that this neighbourhood is best suited for car owners or those who do not rely on public transportation for commuting. The high density of religious institutions (16) and retail outlets (21 clothing, 15 mobile phone) suggests a vibrant, service-oriented local economy catering to immediate community needs rather than regional commercial hubs.
Title & parcels.
160
Parcels
18
Blocks
615
Avg parcel m²
Land character
- Arsa · 54 (%34)
- Kargir Apartman · 40 (%25)
- Betonarme Apartman · 20 (%12)
- Beton Apartman · 9 (%6)
- Betonarme Apartman Ve Arsası · 5 (%3)
- Kargir Apartman · 4 (%2)
- 5 Katlı Betonarme Apartman Ve Arsası · 4 (%2)
- Beton Apartman · 2 (%1)
Recent developments.
Etimesgut Belediyesi İmar Planları Güncellemeleri (2018-2024)Etimesgut Belediyesi, Bağlıca Mahallesi dahil olmak üzere ilçenin imar planlarına yönelik 2018-2024 yıllarını kapsayan resmi plan dokümanlarını yayınlamıştır.Etimesgut Belediyesi · 2024
Etimesgut Belediyesi Plan ve Raporlar ArşiviBelediye tarafından hazırlanan ve onaylanan tüm plan raporlarına ve teknik dokümanlara erişim imkanı sunan resmi arşiv sayfasıdır.Etimesgut Belediyesi · 2024
E-İmar Sistemi Üzerinden İmar Durumu SorgulamaEtimesgut Belediyesi e-İmar sistemi üzerinden mahalledeki ada ve parsellere ait güncel imar durumu bilgileri resmi olarak sorgulanabilmektedir.Etimesgut Belediyesi · 2024
32.813
2026-08-17
32.826
2026-08-23
32.826
2026-08-30
Actual transaction demand
465
Housing sales (yearly)
2025 · +%0 vs 5-yr avg1
Land sales (yearly)
2025 · −%80 vs 5-yr avg7.355
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 bifurcated investment profile: standard apartments provide exposure to the stable, high-density residential market of Etimesgut, while 'site' properties offer a high-premium, niche asset class with significantly higher entry costs but potentially stronger capital preservation due to scarcity. The wide price dispersion (p25–p75: 29,316–35,775 ₺/m²) indicates that value creation depends heavily on selecting assets with specific amenities (gated community status) rather than generic location benefits. With transaction volumes stable (465 units in 2025, matching the 5-year average), liquidity appears consistent, though the high mortgage interest rate (42.03%) suggests that cash buyers or those with existing financing will have the strongest negotiating power. The investment thesis relies on identifying undervalued 'site' assets or well-located standard apartments that can capture the district's baseline demand.
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 · 115 m² · current price 3.895.000 ₺. Estimated price a year ago ~3.238.630 ₺ (regional property index).
starting capital
Gram altın4.703.723 ₺ +%45
Bu konut3.895.000 ₺ +%20
ABD doları3.793.842 ₺ +%17
Bitcoin2.689.968 ₺ −%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), TKGM transaction records, OSM/Nominatim geospatial data, and macroeconomic indicators from TCMB. It does not include forward-looking predictions based on interest rate changes, zoning reforms, or broader economic shifts, which remain external variables.