72.727
Şehit Osman Avcı, Etimesgut/Ankara
Momentum · yeterli veri yok
Şehit Osman Avcı in Etimesgut, Ankara, is a residential neighbourhood where the median listing price for apartments stands at 72,727 TL/m², significantly above the district median of 31,212 TL/m². The market is characterized by a high concentration of apartment units, with a notable premium for branded projects and specific amenities.
Veri güveniyüksek96 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
7.129.500
Median price ₺
for saleThe location's thesis.
Şehit Osman Avcı is a premium residential enclave within Etimesgut, tailored for buyers who prioritize branded project quality, gated community living, and specific amenities like views and pools over district-average pricing. The data supports a thesis that this neighbourhood serves as a high-value alternative within Ankara’s western districts, where buyers are willing to pay a significant premium (more than 2x the district median) for perceived safety, brand reputation, and lifestyle features.
- High credit interest rates (42.03%) may suppress leveraged demand, potentially slowing transaction velocity.
- The neighbourhood is in Earthquake Hazard Zone 3 with a PGA of 0.25g, requiring due diligence on building construction standards and soil conditions.
- The market is heavily skewed towards apartments (n=88 vs n=4 duplexes), which may limit diversification for investors seeking different property types.
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 median price of 72,727 TL/m² for apartments (n=88) is more than double the Etimesgut district median of 31,212 TL/m², indicating a distinct premium segment within the district. The sub-type spread shows duplexes at 49,624 TL/m² (n=4), suggesting that while the area is dominated by apartment living, lower-density options exist at a discount. The rent-vs-sale relation is not explicitly provided in the packet, but the high price level relative to the district median signals a market driven by capital value and specific amenity premiums rather than yield-focused rental demand alone.
₺/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.
80.272
Maybak
6 listings · max 83.243 · +%10 vs median76.923
Demirer
4 listings · max 80.000 · +%5 vs median74.092
Bosphorus
10 listings · max 90.000 · +%1 vs median66.500
Akın 688
3 listings · max 69.048 · −%9 vs median53.704
Eston
3 listings · max 75.455 · −%27 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 neighbourhood’s structure, with 19% of listings in gated sites (18/96), implies a lifestyle oriented towards security and managed amenities. The prevalence of 1+1 units suggests a strong appeal to young professionals or investors, while the significant number of 3+1 and 4+1 units caters to families. The high price premium for 'view' (+12%) and 'pool' (+6%) amenities indicates that lifestyle features are key drivers of value, suggesting a resident profile that prioritizes comfort and specific environmental qualities over basic housing needs.
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
Investment assessment
This neighbourhood represents a premium sub-market within Etimesgut, suitable for investors targeting higher-value assets or those seeking branded project stability. The wide price dispersion (p25–p75: 66,170–80,607 TL/m²) and the presence of branded projects with premiums up to +10% (Maybak) suggest that asset selection is critical; well-located or branded units command significant value over the median. The dominance of 1+1 units (26 listings) alongside 3+1 and 4+1 types indicates a mixed demographic appeal, potentially offering liquidity for smaller units while providing family-oriented inventory. The high credit interest rate (42.03%) currently constrains leveraged demand, making this market primarily cash-driven or reliant on high-equity buyers.
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 ~5.927.649 ₺ (regional property index).
starting capital
Gram altın8.609.202 ₺ +%45
Bu konut7.129.000 ₺ +%20
ABD doları6.943.850 ₺ +%17
Bitcoin4.923.435 ₺ −%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
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 konut), OSM-derived location context, and macroeconomic indicators from TCMB. It does not include real-time zoning changes, individual building inspections, or broader economic forecasts beyond the provided interest rate context.