REEN · Location Intelligence · Measured data

İncek, Gölbaşı/Ankara

Momentum +61.6

İncek is a high-value residential neighbourhood in the Gölbaşı district of Ankara, characterized by a median property price of 90,000 ₺/m² (regional listing data). The area operates at a price level significantly above the district median of 81,515 ₺/m² (regional listing data).

Talep eğilimi%+355 yıl ort.Son yıl tapu satışı783 adet2025Yürünebilirlik73/100Veri güveniorta19 ilanDeprem bölgesi3 · PGA 0.25gil bazlı

3D Location · satellite + terrain · UAVT / Valhalla

Explore the area in 3D.

3D · satellite + terrain · 10-min walk area

Drag: pan · right-drag (or compass): rotate/tilt · scroll: zoom · terrain top-right.

Query TKGM block / parcel

Snapshot · measured

90.000

Housing · ₺/m²

19 listings · confidence orta

4.500.000

Median price ₺

for sale

Walkability

148 points of interest · OSM

38.500

Rent ₺/mo

1 listings

01 · Area thesis

The location's thesis.

İncek is primarily a destination for investors and single-occupant professionals, evidenced by the dominance of 1+1 unit stock and the high-density, zoned 'Arsa' land character (regional listing data/TKGM).

High national mortgage interest rates (41.87%) may limit credit-based demand, making the market sensitive to cash-buyer availability (TCMB).
The region is located within earthquake hazard zone 3, near the southern branch of the North Anatolian Fault (regional earthquake profile).

Property types · measured median ₺/m²

Housing, land, commercial and building — by type.

90.000

Konut

₺/m² · 19 listings · medium confidence

Measured price · all property types · regional listing data

₺/m² by property type.

90.000

Daire

₺/m² · 18 listings

The neighbourhood exhibits a strong premium for smaller units, with 1+1 apartments priced at 88,000 ₺/m², while larger 3+1 units average 55,000 ₺/m² (regional listing data). Within the apartment segment, being located inside a residential complex (site içi) provides an 8% premium over the general median, whereas properties with pools show a 25% lower ₺/m² compared to the median (regional listing data). Brand-name projects show significant price dispersion: Sevora leads with a 48% premium (116,667 ₺/m²) over the neighbourhood median, while North West trades at a 27% discount (58,000 ₺/m²) (regional listing data). The land registry (TKGM) shows a dominant land character of 'Arsa' (74%), indicating a highly developed and zoned urban fabric rather than agricultural land.

Housing for sale · listing data

₺/m² by property type and layout

Daire265 listings

1+1187 listings

88.000₺/m²

2+159 listings

69.231₺/m²

3+119 listings

55.000₺/m²

Dubleks14 listings

2+18 listings

57.251₺/m²

3+16 listings

60.172₺/m²

Yalı12 listings

1+112 listings

86.000₺/m²

Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.

Premium · housing for sale · listing data

Price dispersion

67.75178.97491.111

Dispersion: Low · (p75−p25) / medyan = 0.3

Premium drivers · vs overall median

85.088

Site içinde

37 listings · +%8 vs median

75.900

Manzaralı

23 listings · −%4 vs median

59.366

Havuzlu

4 listings · −%25 vs median

How each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.

Premium projects · brand premium · listing data

Branded projects and price premium

Neighbourhood median 78.974 ₺/m²; branded projects trade at a premium/discount vs the median.

116.667

Sevora

4 listings · max 122.222 · +%48 vs median

95.648

İz İncek

6 listings · max 109.000 · +%21 vs median

81.818

Esra Gold

13 listings · max 97.000 · +%4 vs median

69.091

Nestlife

13 listings · max 88.889 · −%13 vs median

58.000

North West

3 listings · max 88.182 · −%27 vs median

Neighbourhood building stock · listing data

Complexes, new-builds and mix in the area

%12

In a complex

91 / 767 listings

New / under construction

15 yeni · 9 proje

767

Housing listings for sale

kamuya açık ilan verisi — mahalle (satılık konut)

Layout mix

1+1246 listings · 87.000 ₺/m²

%67

2+185 listings · 67.647 ₺/m²

%23

3+135 listings · 55.900 ₺/m²

4+13 listings · 70.044 ₺/m²

Building age

0 (yeni/proje)15 listings

%68

1-57 listings

%32

Location · accessibility · UAVT + OSM + Nominatim

Surroundings & transit.

Official location · İncek Mahallesi, Gölbaşı, Ankara, İç Anadolu Bölgesi, Türkiye

Walkability

Public transit

16 m

Nearest market

172 m

Nearest pharmacy

Diğer

Shelter (36), Garden (12), Fountain (4), Events Venue (4)

Spor & rekreasyon

Yüzme Havuzu (35), Spor Sahası (11), Park (3)

Günlük ihtiyaç

Süpermarket (5), Eczane (3), Market (2), Akaryakıt (1)

Yeme-içme

Restoran (10), Fast Food (1)

Ulaşım

Otopark (4)

Eğitim

Okul (2)

The neighbourhood offers high walkability (score: 73) with essential services located within immediate proximity, including markets (16m) and pharmacies (172m) (UAVT/OSM). While the area is highly pedestrian-friendly for daily needs and recreation—with 49 points of interest related to sports and parks—the public transit score is 0, indicating a heavy reliance on private vehicles (UAVT/OSM).

Cadastre · TKGM

Title & parcels.

Parcels

Blocks

22.303

Avg parcel m²

Land character

Arsa · 14 (%74)
2 Katlı Betonarme Mesken Ve Arsası · 1 (%5)
3 Er Katlı Ave B Bloklardan Oluşan Betonarme Mesken Ve Arsası · 1 (%5)
3 Katlı 8 Adet Betonarme Mesken Ve Arsası · 1 (%5)
3 Katlı Betonarme Mesken Ve Arsası · 1 (%5)
Rekreasyon Alanı · 1 (%5)

Developments · municipality / zoning

Recent developments.

Gölbaşı İlçesi İncek Mahallesi 111479 ada 1 parsel ve çevresi 1/5000 ve 1/1000 ölçekli imar plan değişikliğiİmar ve Bayındırlık Komisyonunun 21.01.2025 tarihli ve 424 sayılı kararı ile İncek Mahallesi 111479 ada 1 parsel ve çevresinde 1/5000 ve 1/1000 ölçekli imar plan değişikliği onaylanmıştır.Ankara Büyükşehir Belediyesi · 2025-01-21

Gölbaşı İlçesi İncek Mahallesi 111479 ada ve çevresi 1/1000 ölçekli uygulama imar planı değişikliğiBelediye Meclisinin 05.11.2024 tarih ve 385 sayılı kararı ile İncek Mahallesi 111479 ada ve çevresine ilişkin 1/1000 ölçekli uygulama imar planı değişikliği kabul edilmiştir.Gölbaşı Belediyesi · 2024-11-05

İlimiz, Gölbaşı İlçesi, İncek Mahallesi 114977 ada 1 parsel imar planı değişikliği3194 sayılı İmar Kanunu'nun 8/b maddesi gereğince İncek Mahallesi 114977 ada 1 parsel imar planı değişikliği 04.10.2018 - 05.11.2018 tarihleri arasında askıya çıkarılmıştır.Çevre ve Şehircilik İl Müdürlüğü · 2018-10-04

Gölbaşı Belediyesi İmar Askı PanosuGölbaşı Belediye Encümeninin 17.02.2026 tarih ve 8/212 sayılı, Ankara Büyükşehir Belediye Encümeninin 07.05.2026 tarih ve 1128/1195 sayılı kararları doğrultusunda imar uygulaması yapılmaktadır.Gölbaşı Belediyesi · 2026-02-17

₺/m² series · Lure listing data

69.500

2026-08-05

69.500

2026-08-09

69.500

2026-08-13

90.000

2026-08-18

90.000

2026-09-10

90.000

2026-09-17

90.000

2026-10-08

90.000

2026-10-13

Deed transactions · demand & liquidity · TKGM

Actual transaction demand

783

Housing sales (yearly)

2025 · +%35 vs 5-yr avg

476

Land sales (yearly)

2025 · +%18 vs 5-yr avg

3.850

Total housing sales

Housing sales (yearly) · 2010–2025

Deed 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 outlook · observed trend

Investment assessment

Investment in İncek is driven by a high concentration of 1+1 units (246 listings) and a significant presence of new or under-construction projects (15 new/zero-age and 9 incomplete projects), suggesting a supply-driven market (regional listing data). The high price dispersion between premium brands like Sevora and more affordable projects like North West indicates opportunities for selective entry depending on target segments (regional listing data). Real transaction volumes (TKGM) show 783 residential sales in 2025, a 35% increase compared to the 5-year average of 582, signaling rising liquidity and demand despite high national mortgage rates (41.87%) (TCMB).

Not a hard forecast; inference from observed trend + macro context. Not investment advice.

Investment comparison · last 12 months · real data

If you'd bought this a year ago

Konut

Sample (anonymised) listing: 1+1 · 52 m² · current price 4.800.000 ₺. Estimated price a year ago ~3.973.644 ₺ (regional property index).

starting capital

Bu konut4.800.000 ₺ +%21

ABD doları4.673.162 ₺ +%18

Gram altın4.593.202 ₺ +%16

Bitcoin3.578.400 ₺ −%10

Taşınmaz: TCMB konut endeksi (Ankara)

Arsa

Sample (anonymised) listing: Arsa · 1.040 m² · current price 23.500.000 ₺. Estimated price a year ago ~19.454.300 ₺ (regional property index).

starting capital

Bu arsa23.500.000 ₺ +%21

ABD doları22.879.024 ₺ +%18

Gram altın22.487.549 ₺ +%16

Bitcoin17.519.251 ₺ −%10

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

REEN NETWORK

Method & sources

This analysis is based on regional listing data, TKGM land registry records, OSM/UAVT location data, and TCMB macro indicators. It does not account for future zoning changes, interest rate fluctuations, or broader economic shifts not explicitly stated in the data packet.

İncek, Gölbaşı/Ankara

Explore the area in 3D.

Housing · ₺/m²

Median price ₺

Walkability

Rent ₺/mo

The location's thesis.

Housing, land, commercial and building — by type.

Konut

₺/m² by property type.

Daire

₺/m² by property type and layout

Price dispersion

Site içinde

Manzaralı

Havuzlu

Branded projects and price premium

Sevora

İz İncek

Esra Gold

Nestlife

North West

Complexes, new-builds and mix in the area

In a complex

New / under construction

Housing listings for sale

Surroundings & transit.

Walkability

Public transit

Nearest market

Nearest pharmacy

Diğer

Spor & rekreasyon

Günlük ihtiyaç

Yeme-içme

Ulaşım

Eğitim

Title & parcels.

Parcels

Blocks

Avg parcel m²

Recent developments.

2026-08-05

2026-08-09

2026-08-13

2026-08-18

2026-09-10

2026-09-17

2026-10-08

2026-10-13

Actual transaction demand

Housing sales (yearly)

Land sales (yearly)

Total housing sales

Investment assessment

If you'd bought this a year ago

Related Regions