63.765
Yukarıyurtçu, Etimesgut/Ankara
Momentum · yeterli veri yok
Yukarıyurtçu is a residential neighbourhood in the Etimesgut district of Ankara, characterized by a high median price of 63,765 ₺/m² for apartments, which is significantly above the district median of 31,212 ₺/m². The area is dominated by apartment listings with a strong presence of 2+1 units, indicating a family-oriented or investment-focused market segment.
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 is a premium-priced, family-oriented residential zone within Etimesgut, primarily suited for buyers seeking larger apartment layouts (2+1) in a high-value segment of the district. The market is defined by a stark contrast between high apartment prices and lower land values, with a cadastral landscape dominated by arsa (41%) and tarla (31%), indicating a area in transition between urban and rural/agricultural use. The lack of new construction listings and the discount on branded projects suggest that value is derived from existing stock and location rather than new development premiums.
- High credit interest rates (42.03%) significantly reduce the pool of mortgage-dependent buyers, potentially slowing transaction velocity.
- The neighbourhood’s prices are more than double the district median, which may limit buyer demand to a narrow segment of high-income or cash buyers.
- The cadastral record shows a significant portion of land as tarla (31%) and ham toprak (9%), which may pose zoning or development constraints for future expansion.
- The area is in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring careful assessment of building codes and structural integrity for any investment.
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 price of 63,765 ₺/m² for apartments (n=40) is more than double the Etimesgut district median of 31,212 ₺/m², signaling a premium positioning within the district. The market is heavily skewed toward apartments (63,797 ₺/m²), with land (arsa) priced at 18,247 ₺/m² and agricultural land (arazi) at 6,290 ₺/m², highlighting a clear value gap between built-up residential units and raw land. The price dispersion is moderate (p25–p75: 49,316–69,256 ₺/m²), with 'site inside' properties trading at a 14% discount (51,014 ₺/m²) compared to the general median, suggesting that gated community status does not command a premium here, possibly due to the specific location or property age. Brand projects like Aura Yaşam trade at a 12% discount (52,219 ₺/m²) to the neighbourhood median, indicating that brand value alone does not drive a price premium in this specific micro-market.
₺/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 structure, with 14% of listings in sites and a focus on 2+1 apartments, suggests a lifestyle oriented towards family living within managed or semi-managed environments. The large average parcel size (27,679 m²) and the mix of arsa (41%) and tarla (31%) in the cadastral record imply a transitional character, where urban development coexists with agricultural or undeveloped land. This mix suggests potential for future zoning changes or expansion, but currently, the area functions as a established residential zone with significant land reserves.
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
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
This neighbourhood presents a high-entry-cost investment profile, with prices significantly above the district average, which may limit liquidity to cash buyers or those with high creditworthiness. The dominance of 2+1 units (30 listings) suggests a steady demand from families or investors targeting this specific layout. The presence of 100 cadastral parcels with an average size of 27,679 m² indicates large land holdings, but the current market is driven by existing apartment stock rather than new development, as there are zero new/unfinished listings. The high credit interest rate (42.03%) further constrains the buyer pool, making this a market where price negotiation and cash liquidity are critical factors.
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 ~3.201.213 ₺ (regional property index).
starting capital
Gram altın4.649.380 ₺ +%45
Bu konut3.850.000 ₺ +%20
ABD doları3.750.010 ₺ +%17
Bitcoin2.658.890 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 449 m² · current price 4.900.000 ₺. Estimated price a year ago ~4.074.271 ₺ (regional property index).
starting capital
Gram altın5.917.392 ₺ +%45
Bu arsa4.900.000 ₺ +%20
ABD doları4.772.741 ₺ +%17
Bitcoin3.384.041 ₺ −%17
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
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 is based on regional listing data (satılık konut), cadastral records (TKGM), and macroeconomic indicators (TCMB). It relies on median prices, listing counts, and transaction volumes provided in the packet. It does not include external data on zoning changes, future infrastructure projects, or broader economic forecasts beyond the provided interest rate and exchange rate figures.