72.727
Şehit Osman Avcı, Etimesgut/Ankara
Momentum -1.9
Şehit Osman Avcı is a high-priced neighbourhood in Etimesgut, Ankara, with a median residential price of ₺72,727/m². The area operates at a significant price premium compared to the district median of ₺52,392/m² (regional listing data).
Veri güveniyüksek96 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
7.129.500
Median price ₺
for saleThe location's thesis.
This neighbourhood serves as a high-value residential hub for Etimesgut, specifically targeting those seeking branded housing or specific amenities like views and pools, as evidenced by the 12-32% premiums observed in those categories (regional listing data).
- The area is located in an earthquake hazard zone (Level 3) with a Peak Ground Acceleration (PGA) of 0.25g, associated with the southern branch of the North Anatolian Fault (regional earthquake profile).
- High national mortgage interest rates (41.87%) may impact liquidity and favor cash-based transactions (TCMB data).
Housing, land, commercial and building — by type.
72.727
Konut
₺/m² · 96 listings · high confidence₺/m² by property type.
72.727
Daire
₺/m² · 88 listings49.624
Dubleks
₺/m² · 4 listingsThe neighbourhood shows a clear segmentation between apartment types, where 1+0 units command the highest unit prices at ₺95,000/m², followed by 1+1 units at ₺75,455/m², while larger 2+1 units are priced lower at ₺66,618/m² (regional listing data). Duplexes are priced significantly lower at ₺49,624/m² compared to the apartment median. Premium drivers are clearly identifiable: properties with a view command a 12% premium (₺81,795/m²) and those with a pool command a 6% premium (₺77,826/m²) over the general median (regional listing data). Brand-specific data shows Address Göksu as the highest-priced project at ₺96,336/m², representing a 32% premium over the neighbourhood median, whereas Göksu Prestij trades at a 20% discount relative to the median (regional listing data).
₺/m² by property type and layout
Daire87 listings
1+123 listings
75.455₺/m²
1+05 listings
95.000₺/m²
2+114 listings
66.618₺/m²
3+121 listings
73.636₺/m²
3.5+15 listings
77.097₺/m²
4+119 listings
74.559₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
66.17073.19580.607
Dispersion: Low · (p75−p25) / medyan = 0.2
Premium drivers · vs overall median
81.795
Manzaralı
19 listings · +%12 vs median77.826
Havuzlu
5 listings · +%6 vs median73.715
Site içinde
18 listings · +%1 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 73.195 ₺/m²; branded projects trade at a premium/discount vs the median.
96.336
Address Göksu
4 listings · max 103.153 · +%32 vs median76.338
Relax Göksu
6 listings · max 90.833 · +%4 vs median66.500
Akın 688
3 listings · max 69.048 · −%9 vs median58.333
Göksu Prestij
4 listings · max 73.514 · −%20 vs medianComplexes, new-builds and mix in the area
%19
In a complex
18 / 96 listings96
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
1+126 listings · 74.727 ₺/m²
%28
3+122 listings · 73.182 ₺/m²
%24
4+119 listings · 74.559 ₺/m²
%21
2+115 listings · 66.737 ₺/m²
%16
1+05 listings · 95.000 ₺/m²
%5
3.5+15 listings · 77.097 ₺/m²
%5
Surroundings & transit.
The housing stock consists of 19% site-based living (regional listing data), with a prevalence of 1+1, 3+1, and 4+1 unit types, catering to both small-scale investors and families. The presence of branded residential projects indicates a structured urban development profile (regional listing data).
Recent developments.
GENCO ERKAL´IN ADI ETİMESGUT´TA YAŞAYACAKEtimesgut Belediye Başkanı Erdal Beşikcioğlu, Şehit Osman Avcı Mahallesi'nde yapımı devam eden ve Türk Tiyatrosunun usta ismi Genco Erkal'ın adını taşıyacak olan parkı ziyaret etti.Etimesgut Belediyesi · 2024-08-04
72.419
2026-08-17
72.727
2026-08-23
72.727
2026-08-30
72.727
2026-09-07
72.727
2026-09-14
72.727
2026-10-05
72.727
2026-10-12
Investment assessment
The investment profile is characterized by a high-end residential segment where branded projects like Address Göksu command significant premiums over the local average. The stock is dominated by 1+1, 3+1, and 4+1 configurations, suggesting a mix of investor-oriented small units and family-oriented larger units (regional listing data). Given the wide price dispersion between different branded projects and the premium paid for views and amenities, value is concentrated in specific high-spec developments. Any investment outcome remains subject to macroeconomic conditions such as interest rates and regional economic shifts.
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 · 140 m² · current price 7.129.000 ₺. Estimated price a year ago ~5.901.690 ₺ (regional property index).
starting capital
Bu konut7.129.000 ₺ +%21
ABD doları6.940.620 ₺ +%18
Gram altın6.821.861 ₺ +%16
Bitcoin5.314.670 ₺ −%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, OSM, and national macro data (TCMB). It does not account for micro-level factors such as specific zoning changes, individual building inspections, or wider macroeconomic shifts not mentioned in the packet.