100
Bahçelievler, Gölbaşı/Ankara
Momentum +17.8
Bahçelievler in Gölbaşı, Ankara, is a highly walkable, transit-oriented neighbourhood characterized by a mix of low-density land and established residential structures. The median listing price stands at 47,300 ₺/m², with a recent 30.7% momentum surge observed between July and August 2026.
Yürünebilirlik100/100Deprem bölgesi3 · PGA 0.25gil bazlı
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3D · satellite + terrain · 10-min walk area
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Query TKGM block / parcel
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.
26.750
Rent ₺/mo
4 listingsThe location's thesis.
Bahçelievler is a high-convenience, transit-accessible neighbourhood for cash-rich buyers and rental investors seeking low-maintenance, amenity-dense living in Ankara’s Gölbaşı district. The thesis is supported by the 100/100 walkability score, the high density of daily service nodes, and the significant price momentum (+30.7%), which indicates strong market confidence despite high borrowing costs. The predominance of 'Arsa' (56%) suggests a transitional character where established residential value coexists with development potential, appealing to those who prefer immediate livability over speculative land holding.
- High national mortgage rates (42.04%) constrain leveraged demand, potentially slowing transaction velocity and limiting price growth to cash-driven segments.
- The cadastral record shows 56% of parcels are classified as 'Arsa' (land), which may indicate a lack of dense, established residential infrastructure compared to fully built-up districts, potentially affecting long-term service density.
- The neighbourhood is located in Seismic Risk Zone 3 with a PGA of 0.25g, requiring due diligence on building codes and structural integrity for any acquisition.
₺/m² by property type.
The median price of 47,300 ₺/m² (p25–p75: 39,643–62,885 ₺/m²) reflects a broad dispersion, indicating significant value variance based on property type and condition. A critical distinction exists between sub-types: 1+1 apartments command a premium of 67,727 ₺/m², while larger 2+1 and 3+1 units are priced lower at 41,553 ₺/m² and 43,200 ₺/m² respectively. This inverse relationship suggests that smaller units in this neighbourhood carry a higher per-square-meter premium, likely due to lower absolute entry costs or specific tenant demand. The recent price momentum of +30.7% (from 20,000 ₺/m² to 26,137 ₺/m² in the tracked period) signals strong market activity, though the high national mortgage rate of 42.04% suggests this growth is currently driven by cash buyers or pre-existing capital rather than leveraged demand. The land character is predominantly 'Arsa' (56%), with only 11% 'Kargir Bina' (masonry building) and 30% various concrete apartment structures, implying that the current housing stock is a mix of older built environments and undeveloped or recently developed plots.
₺/m² by property type and layout
Daire38 listings
1+115 listings
67.727₺/m²
2+18 listings
41.553₺/m²
3+115 listings
43.200₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
39.64347.30062.885
Dispersion: Medium · (p75−p25) / medyan = 0.49
How 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
%8
In a complex
6 / 71 listings1
New / under construction
1 yeni · 0 proje71
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+117 listings · 43.200 ₺/m²
%42
1+115 listings · 67.727 ₺/m²
%38
2+18 listings · 41.553 ₺/m²
%20
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
Official location · Bahçelievler Mahallesi, Gölbaşı, Ankara, İç Anadolu Bölgesi, Türkiye
100
Walkability
100
Public transit
39 m
Nearest market
20 m
Nearest pharmacy
306
Diğer
Shelter (51), Picnic Table (39), Waste Basket (21), Bench (21)123
Günlük ihtiyaç
Eczane (33), ATM (24), Süpermarket (23), Market (23)96
Yeme-içme
Fast Food (33), Kafe (32), Restoran (20), Fırın (10)76
Spor & rekreasyon
Park (43), Spor Sahası (30), Spor Merkezi (1), Yüzme Havuzu (1)69
Ulaşım
Otopark (66), Taksi (3)23
Eğitim
Okul (17), Üniversite (3), Kütüphane (2), Yüksekokul (1)The neighbourhood exhibits a '100/100' walkability and transit score, with 701 points of interest within the vicinity, including 123 daily necessity nodes (pharmacies, ATMs, supermarkets) and 96 dining options within a 1.5 km radius. The proximity of a bus stop (53m) and extensive shelter/picnic infrastructure (306 'Other' nodes) indicates a mature, pedestrian-first lifestyle. This profile appeals to residents who value self-sufficiency and reduced commuting times, positioning the area as a high-convenience urban enclave within Gölbaşı.
Title & parcels.
18
Parcels
17
Blocks
5.618
Avg parcel m²
Land character
- Arsa · 10 (%56)
- Kargir Bina · 2 (%11)
- 6 Katlı Betonarme Apartman Ve Arsası · 1 (%6)
- Apartman - Beton · 1 (%6)
- 5 Katlı Betonarme Mesken Ve Arsası · 1 (%6)
- Beton Apartman · 1 (%6)
- Betonerme Apartman · 1 (%6)
- 4 Katlı Betonarme Bina Ve Arsası · 1 (%6)
Recent developments.
İmar ve Şehircilik MüdürlüğüGölbaşı'nın kentsel gelişimini sağlaması amacıyla sosyal ve kültürel donatı alanlarıyla bütünleşen düzenli bir kent oluşturulması için imar planları yürütülmektedir.Gölbaşı Belediyesi İmar ve Şehircilik Müdürlüğü · 2024-05-20
İmar Askı PanosuÇevre ve Şehircilik Bakanlığı onaylı imar planı değişiklikleri ve askı ilanları Gölbaşı Belediyesi üzerinden resmi olarak duyurulmaktadır.Gölbaşı Belediyesi · 2024-05-20
Kentsel Dönüşüm ve Ars SatışıGölbaşı Belediyesi Kentsel Dönüşüm Başkanlığı tarafından ilçede 4 adet arsa açık artırmaya sunulmuştur.Gölbaşı Belediyesi · 2025-05-07
20.000
2026-07-20
20.000
2026-07-23
20.000
2026-07-26
20.000
2026-07-29
20.000
2026-08-01
26.137
2026-08-05
26.137
2026-08-09
26.137
2026-08-14
Investment assessment
Bahçelievler presents a static investment profile defined by extreme walkability and a high concentration of daily amenities, making it suitable for investors targeting rental yields from young professionals or small families who prioritize convenience over car dependency. The wide price dispersion (p25–p75 range of ~23,000 ₺/m²) offers upside potential for buyers who can identify undervalued assets within the lower quartile, particularly in the 2+1 and 3+1 segments which are priced below the 1+1 premium. The dominance of 'Arsa' (56%) in the cadastral record suggests ongoing development pressure or future supply, which could impact long-term land value appreciation but may also introduce competition for existing residential units. The high national interest rate environment currently favors cash transactions, limiting the pool of leveraged buyers and potentially stabilizing prices at current levels until macroeconomic conditions shift.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Arsa
Sample (anonymised) listing: Arsa · 1.500 m² · current price 13.500.000 ₺. Estimated price a year ago ~11.225.033 ₺ (regional property index).
starting capital
Gram altın16.303.020 ₺ +%45
Bu arsa13.500.000 ₺ +%20
ABD doları13.149.387 ₺ +%17
Bitcoin9.323.379 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 3+1 · 110 m² · current price 4.500.000 ₺. Estimated price a year ago ~3.741.678 ₺ (regional property index).
starting capital
Gram altın5.434.340 ₺ +%45
Bu konut4.500.000 ₺ +%20
ABD doları4.383.129 ₺ +%17
Bitcoin3.107.793 ₺ −%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), OSM/Nominatim for points of interest and walkability, TKGM cadastral records for land character, and TCMB macro data. It does not include external zoning changes, future infrastructure projects, or broader economic forecasts beyond the provided interest rate context.