63.765
Yukarıyurtçu, Etimesgut/Ankara
Momentum -8.6
Yukarıyurtçu is a residential neighbourhood in Etimesgut, Ankara, characterized by a median residential price of 63,765 ₺/m² (regional listing data). The neighbourhood's pricing sits above the district median of 52,392 ₺/m², indicating a higher-than-average price level for the area.
Talep eğilimi%+1225 yıl ort.Son yıl tapu satışı311 adet2025Veri güveniyüksek41 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
18.247
Land · ₺/m²
10 listings · for sale3.850.000
Median price ₺
for saleThe location's thesis.
Yukarıyurtçu serves as a transitional zone where increasing residential demand (evidenced by the rise in TKGM sales volume) meets a land stock that is still largely composed of fields and plots (TKGM). The prevalence of 2+1 units and the price premium on 1+1 units suggest a profile suited for investors looking for smaller, high-yield rental units rather than large family estates.
- The area is located in a seismic hazard zone (Level 3) with a peak ground acceleration (PGA) of 0.25g due to the South Branch of the North Anatolian Fault (regional seismic data).
- High national interest rates (41.82%) may limit credit-based demand and liquidity (TCMB).
Housing, land, commercial and building — by type.
63.765
Konut
₺/m² · 41 listings · high confidence18.247
Arsa
₺/m² · 10 listings · medium confidence6.290
Arazi
₺/m² · 1 listings · low confidence₺/m² by property type.
63.797
Daire
₺/m² · 40 listingsThe median residential price is 63,765 ₺/m², with apartment units specifically averaging 63,797 ₺/m² (regional listing data). There is a notable variation in unit types: 1+1 apartments command a premium at 75,500 ₺/m², while 2+1 units are priced lower at 53,676 ₺/m² (regional listing data). Interestingly, residential units located within a site (site içi) show a 14% discount compared to the general median, with a median of 51,014 ₺/m² (regional listing data). The Aura Yaşam project follows this trend, with a median of 52,219 ₺/m², which is 12% below the neighbourhood median (regional listing data). Land values are significantly lower, with plots (arsa) at 18,247 ₺/m² and fields (arazi) at 6,290 ₺/m² (regional listing data).
₺/m² by property type and layout
Daire41 listings
1+112 listings
75.500₺/m²
2+129 listings
53.676₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
49.31659.21169.256
Dispersion: Low · (p75−p25) / medyan = 0.34
Premium drivers · vs overall median
51.014
Site içinde
7 listings · −%14 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 59.211 ₺/m²; branded projects trade at a premium/discount vs the median.
52.219
Aura Yaşam
6 listings · max 56.689 · −%12 vs medianComplexes, new-builds and mix in the area
%14
In a complex
7 / 49 listings1
New / under construction
0 yeni · 1 proje49
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+130 listings · 53.551 ₺/m²
%67
1+112 listings · 75.500 ₺/m²
%27
3+13 listings · 52.404 ₺/m²
%7
Surroundings & transit.
The neighbourhood's land character is a mix of developed and developing plots, with 41% being 'Arsa' (plots) and 31% being 'Tarla' (fields), alongside smaller portions of 'Ham Toprak' (9%), 'Bağ' (3%), 'Bahçe' (2%), and 'Kentsel Servis Alanı' (2%) (TKGM). This distribution indicates a transition from agricultural/field character to more structured urban development.
Title & parcels.
100
Parcels
57
Blocks
27.679
Avg parcel m²
Land character
- Arsa · 41 (%41)
- Tarla · 31 (%31)
- Ham Toprak · 9 (%9)
- T A R L A · 3 (%3)
- Bağ · 3 (%3)
- Bahçe · 2 (%2)
- Kentsel Servis Alanı · 2 (%2)
- 6 Katlı A-1,A-2,A-3,A-4,A-5 Ve 11 Katlı B-1,B-2,B,3,B-4 Ve 16 Katlı C-1 Ve 17 Katlı C-2 Ve 1 Katlı Sosyal Tesis Bloklardan Oluşan Betonarme Apartman Ve Arsası · 1 (%1)
Recent developments.
Yukarıyurtçu Mahallesi Parselleri İçin 1/5.000 Ölçekli Nazım İmar Planı Teklifi DuyurusuAnkara ili, Etimesgut ilçesi, Yukarıyurtçu Mahallesinde yer alan çok sayıda parseli kapsayan alanda hazırlatılan 1/5.000 ölçekli nazım imar planı ve 1/1.000 ölçekli uygulama imar planı teklifi hakkında duyuru yapılmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024
Yukarıyurtçu Mahallesi 191 Ada 26 ve 36 Nolu Parseller İçin Uygulama İmar Planı OnayıYukarıyurtçu Mahallesinde bulunan 191 ada 26 ve 36 nolu parselleri kapsayan alana ilişkin hazırlanan 1/1000 ölçekli uygulama imar planı Bakanlığımızca onaylanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2025
63.765
2026-08-17
63.765
2026-08-23
63.765
2026-08-30
63.765
2026-09-21
63.765
2026-09-28
63.765
2026-10-05
63.765
2026-10-12
Actual transaction demand
311
Housing sales (yearly)
2025 · +%122 vs 5-yr avg133
Land sales (yearly)
2025 · +%49 vs 5-yr avg1.188
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
The investment profile is shaped by a high concentration of land parcels, with 41 parcels classified as 'Arsa' (41%) and 31 as 'Tarla' (31%) (TKGM). The residential stock is dominated by 2+1 units (30 listings), suggesting the area is geared toward small families or rental investors (regional listing data). While residential sales volume in 2025 reached 311 units—a significant increase from the 5-year average of 140—the high national mortgage interest rate of 41.82% suggests the market is currently driven by cash buyers (TCMB, TKGM).
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: 1+1 · 38 m² · current price 3.850.000 ₺. Estimated price a year ago ~3.187.194 ₺ (regional property index).
starting capital
Bu konut3.850.000 ₺ +%21
ABD doları3.748.266 ₺ +%18
Gram altın3.528.128 ₺ +%11
Bitcoin2.840.232 ₺ −%11
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 449 m² · current price 4.900.000 ₺. Estimated price a year ago ~4.056.429 ₺ (regional property index).
starting capital
Bu arsa4.900.000 ₺ +%21
ABD doları4.770.520 ₺ +%18
Gram altın4.490.344 ₺ +%11
Bitcoin3.614.841 ₺ −%11
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
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, TKGM land registry records, and TCMB macro data. It does not account for future changes in zoning, interest rates, or broader economic shifts that may impact property values.