33.429
Topçu, Etimesgut/Ankara
Momentum · yeterli veri yok
Topçu is a densely built, highly walkable residential neighbourhood in the Etimesgut district of Ankara, characterized by a median listing price of 33,429 TL/m² for apartments. The area caters primarily to families seeking urban convenience, with a housing stock dominated by multi-unit apartment buildings rather than detached villas.
Talep eğilimi%+35 yıl ort.Son yıl tapu satışı409 adet2025Yürünebilirlik100/100Veri güveniyüksek86 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.
3.850.000
Median price ₺
for sale100
Walkability
652 points of interest · OSMThe location's thesis.
Topçu is best suited for urban families and conservative investors seeking a turnkey, high-amenity apartment in a secure, walkable environment. The data supports a thesis of 'urban convenience over speculative growth': the high ratio of site-residences and the premium paid for gated living confirm that buyers in this segment prioritize security and managed services. The dominance of masonry apartment buildings and the lack of raw land parcels suggest a neighbourhood that is fully built-out, offering stability and liquidity but limited room for value-add development.
- High mortgage interest rates (42.03%) significantly constrain credit-driven demand, likely shifting the market toward cash buyers and increasing negotiation leverage for purchasers.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring careful structural assessment of older masonry buildings.
- Low public transit connectivity (score 17) limits the tenant pool to those with private vehicles or local employment, potentially reducing liquidity compared to transit-rich districts.
Housing, land, commercial and building — by type.
33.429
Konut
₺/m² · 86 listings · high confidence32.833
Konut
₺/m² · 9 listings · medium confidence₺/m² by property type.
33.864
Daire
₺/m² · 77 listings32.833
Daire
₺/m² · 9 listings28.546
Dubleks
₺/m² · 8 listingsThe neighbourhood’s median price of 33,429 TL/m² sits approximately 7% above the Etimesgut district median of 31,212 TL/m², indicating a slight premium for this specific location (regional listing data). The sub-type spread reveals that standard apartments (33,864 TL/m²) command a higher price per square meter than duplexes (28,546 TL/m²), suggesting that vertical density is valued more highly than horizontal spread in this market. Site-residences (apartments within gated communities) exhibit a significant 43% premium (47,492 TL/m²) compared to the general median, while 'view' properties trade at a 12% discount (29,130 TL/m²), implying that managed security and amenities drive value more effectively than scenic views in this urban context. The narrow price dispersion (interquartile range 29,159–38,073 TL/m²) signals a mature, stable market with limited extreme outliers.
₺/m² by property type and layout
Daire81 listings
2+113 listings
37.667₺/m²
3+168 listings
33.409₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
29.15933.18038.073
Dispersion: Low · (p75−p25) / medyan = 0.27
Premium drivers · vs overall median
47.492
Site içinde
11 listings · +%43 vs median29.130
Manzaralı
6 listings · −%12 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
%12
In a complex
11 / 95 listings95
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+170 listings · 33.008 ₺/m²
%77
2+114 listings · 36.561 ₺/m²
%15
5+14 listings · 26.368 ₺/m²
%4
4+13 listings · 23.125 ₺/m²
%3
Surroundings & transit.
Official location · Topçu Mahallesi, MERKEZ, Etimesgut, Ankara, İç Anadolu Bölgesi, 06796, Türkiye
100
Walkability
17
Public transit
249 m
Nearest market
389 m
Nearest pharmacy
305
Diğer
Clothes (31), Hairdresser (20), İbadethane (18), Jewelry (12)99
Günlük ihtiyaç
Eczane (30), ATM (20), Süpermarket (18), Market (15)77
Ulaşım
Otopark (76), Taksi (1)72
Yeme-içme
Fast Food (26), Kafe (23), Fırın (14), Restoran (9)61
Spor & rekreasyon
Park (46), Spor Sahası (11), Spor Salonu (3), Spor Merkezi (1)25
Eğitim
Okul (25)Topçu offers an exceptional urban lifestyle defined by extreme walkability (score 100) and immediate access to daily necessities, with 652 points of interest within walking distance. Residents have schools within 74 meters and markets within 249 meters, creating a self-sufficient micro-environment. However, the low public transit score (17) and reliance on private parking (76 spots nearby) indicate that this neighbourhood is optimized for car owners or those who do not require frequent long-distance commuting via public transport.
Title & parcels.
44
Parcels
13
Blocks
1.234
Avg parcel m²
Land character
- Kargir Apartman · 15 (%34)
- Arsa · 9 (%20)
- Beton Apartman · 3 (%7)
- Kargir Apartman · 2 (%5)
- 5 Katlı Betonarme Apartman Ve Arsası · 2 (%5)
- Betonarme Apartman · 2 (%5)
- 6 Katlı Betonarme Apartman Ve Arsası · 1 (%2)
- 6 Katlı Apartman Beton · 1 (%2)
Recent developments.
Etimesgut Topçu Mahallesi Semt Polikliniğimiz hizmete açılmıştırEtimesgut Topçu Mahallesi'ne ait semt polikliniği resmi olarak hizmete açılmıştır.Sağlık Bakanlığı (Etimesgut ADSM) · 2024-11-12
33.182
2026-08-17
33.429
2026-08-23
33.429
2026-08-30
Actual transaction demand
409
Housing sales (yearly)
2025 · +%3 vs 5-yr avg1
Land sales (yearly)
2025 · −%50 vs 5-yr avg6.230
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 defensive investment profile suited for long-term rental yields or stable capital preservation rather than rapid appreciation. The high concentration of 3+1 units (70 listings) aligns with family demand, while the dominance of 'Kargir Apartman' (masonry apartment) structures suggests an established, low-growth environment. The absence of significant 'arsa' (land) or undeveloped plots in the cadastral data limits speculative upside from zoning changes, making this a play on urban utility and liquidity rather than development potential.
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 · 105 m² · current price 3.850.000 ₺. Estimated price a year ago ~3.201.213 ₺ (regional property index).
starting capital
Gram altın4.649.624 ₺ +%45
Bu konut3.850.000 ₺ +%20
ABD doları3.750.010 ₺ +%17
Bitcoin2.648.357 ₺ −%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), cadastral records (TKGM), OpenStreetMap (OSM) for points of interest, and macroeconomic indicators from TCMB. It does not include external zoning changes, future infrastructure projects, or broader economic forecasts beyond the provided interest rate context.