90
Kızılcaşar, Gölbaşı/Ankara
Momentum -37.8
Kızılcaşar in Gölbaşı, Ankara, is a predominantly residential neighbourhood characterized by a high concentration of 1+1 apartments and a median price of 79,167 ₺/m². The area exhibits a unique market dynamic where recent listing data shows a significant price adjustment, with the median ₺/m² dropping from 22,084 to 4,312 over a short period, indicating a market in rapid correction or data normalization.
Yürünebilirlik90/100Deprem 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.
37.000
Rent ₺/mo
17 listingsThe location's thesis.
Kızılcaşar is a high-density, walkable residential enclave designed for young professionals and small families who prioritize daily convenience and managed living (site) over car-dependent commuting. The land character is overwhelmingly urban/residential (81% Arsa/Plot), with minimal agricultural or rural land, supporting a stable, built-up community profile rather than a developing fringe area. The dominance of 1+1 units suggests a target demographic of singles or couples, making it a strategic location for rental yield focused on this demographic.
- High price volatility: The -80.5% momentum in median price per m² indicates significant market instability or data normalization, posing a risk for short-term capital preservation.
- Public transit dependency: With a low transit score (16), residents are heavily reliant on private vehicles, which may limit the tenant pool for non-car owners.
- Seismic context: Located in a region with moderate seismic risk (Zone 3, PGA 0.25g), building age and construction quality are critical factors for long-term value.
- Market correction: The sharp drop in listed prices may reflect a buyer's market with increased negotiation power, potentially impacting resale liquidity.
₺/m² by property type.
The median price of 79,167 ₺/m² is driven by a specific sub-type mix: 1+1 apartments average 81,667 ₺/m², while 2+1 units are priced lower at 70,274 ₺/m². Villa and apartment prices are distinct and should not be averaged, as the sub-type difference is significant. The distribution is relatively tight (p25–p75: 68,819–91,600 ₺/m²), with a dispersion ratio of 0.29. 'Site' (gated community) locations command a premium, with a median of 84,152 ₺/m² (+6% over the general median), suggesting that managed security and shared amenities are the primary value drivers. The recent price history shows a sharp decline (-80.5% momentum), signaling a market that has recently corrected or normalized from previous listing levels.
₺/m² by property type and layout
Daire69 listings
1+161 listings
81.667₺/m²
2+18 listings
70.274₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
68.81979.16791.600
Dispersion: Low · (p75−p25) / medyan = 0.29
Premium drivers · vs overall median
84.152
Site içinde
4 listings · +%6 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 79.167 ₺/m²; branded projects trade at a premium/discount vs the median.
74.627
Orion Towers
5 listings · max 74.627 · −%6 vs medianComplexes, new-builds and mix in the area
%7
In a complex
8 / 114 listings1
New / under construction
1 yeni · 0 proje114
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
1+167 listings · 80.769 ₺/m²
%84
2+18 listings · 70.274 ₺/m²
%10
3+15 listings · 52.083 ₺/m²
%6
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
Official location · Kızılcaşar Mahallesi, Gölbaşı, Ankara, İç Anadolu Bölgesi, Türkiye
90
Walkability
16
Public transit
693 m
Nearest market
693 m
Nearest pharmacy
61
Spor & rekreasyon
Park (34), Spor Sahası (15), Yüzme Havuzu (11), Spor Salonu (1)24
Ulaşım
Otopark (23), Taksi (1)19
Diğer
Artwork (3), İbadethane (2), Playground (2), Veterinary (2)18
Yeme-içme
Kafe (8), Fast Food (6), Restoran (4)15
Günlük ihtiyaç
Eczane (5), Akaryakıt (3), Süpermarket (3), Market (2)9
Eğitim
Okul (5), Üniversite (2), Anaokulu (1), Kütüphane (1)Kızılcaşar offers an exceptionally walkable lifestyle, with a walkability score of 90 and 150 points of interest within the vicinity. Residents have access to essential services within a short radius: a school is 432m away, while markets, pharmacies, and hospitals are all within 800m. The area is heavily oriented towards recreation and daily convenience, with 61 sports/recreation points (including parks and pools) and 18 dining options nearby. However, public transit accessibility is low (score 16), implying that car ownership or walking is necessary for commuting beyond the immediate neighbourhood.
Title & parcels.
32
Parcels
27
Blocks
19.373
Avg parcel m²
Land character
- Arsa · 26 (%81)
- Arsa · 2 (%6)
- 3 Katlı Betonarme Mesken Ve Arsası · 1 (%3)
- 8 Adet 3 Katlı Betonarme Mesken Ve Arsası · 1 (%3)
- A-B Blok(1 Adet 36 Katlı Betonarme Aprt.-Ortak Alan)C Blok(1 Adet 37 Katlı Betonarme Aprt.-Ortak Alan)D Blok(1 Adet 36 Katlı Betonarme Aprt.-Ortak Alan)E Blok(1 Adet 39 Katlı Betonarme Aprt.-Ortak Alan)G Blok(1 Adet 7 Katlı Betonarme Okul,Üniversite,Araştırma Yapıları Ve Arsası)F Blok (1 Adet 2 Katlı Betonarme Ofis Ve İş Yeri)Yapıları Ve Arsası · 1 (%3)
- Mera · 1 (%3)
Recent developments.
Gölbaşı İlçesi, Kızılcaşar Mahallesi, İmar Planı Plan Notu Değişikliği122870 ada 2 parsele ilişkin 1/1000 ölçekli Uygulama İmar Planı Plan Notu Değişikliği teklifi hazırlanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-05-20
NAZIM İMAR PLANI DEĞİŞİKLİĞİ - Gölbaşı - Kızılcaşar MevkiiKızılcaşar Mevkii sınırlarında Nazım İmar Planı değişikliği duyurulmuştur.Ankara Valiliği / CSB · 2023-11-15
ANKARA GÖLBAŞI KIZILCAŞAR İMAR PLANIGölbaşı Belediyesi sınırları içindeki Kızılcaşar'daki taşınmazlara ilişkin imar planı ve kısıtlamaları Hazine ve Maliye Bakanlığı tarafından belgelenmiştir.Hazine ve Maliye Bakanlığı · 2020-09-01
Ankara ili, Gölbaşı İlçesi, Kızılcaşar Mahallesi 123098 ada 5 parselde hazırlanan 1/5000 ölçekli Nazım İmar Planı Değişikliği123098 ada 5 parselde 1/5000 ölçekli Nazım İmar Planı ve 1/1000 ölçekli Uygulama İmar Planı değişiklikleri tek dosyada düzenlenmiştir.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-04-10
22.084
2026-07-20
22.084
2026-07-23
22.084
2026-07-26
22.084
2026-07-29
22.084
2026-08-01
4.312
2026-08-05
4.312
2026-08-09
4.312
2026-08-14
Investment assessment
This neighbourhood presents a high-efficiency entry point for investors targeting the rental market for young professionals or singles, given the dominance of 1+1 units (67 out of 114 listings). The tight price dispersion and the premium for 'site' living suggest that well-managed complexes retain value better than standalone units. However, the extreme price volatility (-80.5% momentum) indicates a market in flux, requiring careful due diligence on listing authenticity and recent transaction data. The investment case relies on the stability of the Gölbaşı district's demand rather than neighbourhood-specific appreciation, as the current data reflects a significant downward adjustment in listed values.
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 · 372 m² · current price 16.500.000 ₺. Estimated price a year ago ~13.719.484 ₺ (regional property index).
starting capital
Gram altın19.813.575 ₺ +%44
Bu arsa16.500.000 ₺ +%20
ABD doları16.071.473 ₺ +%17
Bitcoin11.413.929 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 1+1 · 55 m² · current price 4.600.000 ₺. Estimated price a year ago ~3.824.826 ₺ (regional property index).
starting capital
Gram altın5.523.785 ₺ +%44
Bu konut4.600.000 ₺ +%20
ABD doları4.480.532 ₺ +%17
Bitcoin3.182.065 ₺ −%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
Ahlatlıbel, Çankaya/AnkaraTaşpınar, Gölbaşı/AnkaraBeytepe, Çankaya/Ankaraİncek, Gölbaşı/AnkaraHacılar, Gölbaşı/AnkaraAlacaatlı, Çankaya/AnkaraProf. Dr. Ahmet Taner Kışlalı, Çankaya/AnkaraKarşıyaka, Gölbaşı/AnkaraMutlukent, Çankaya/AnkaraÇayyolu, Çankaya/AnkaraDodurga, Çankaya/AnkaraÜmit, Çankaya/Ankara
This analysis is based on regional listing data (satılık konut), OSM points of interest, UAVT cadastral records, and macroeconomic indicators from TCMB. It relies on observed data points such as median prices, dispersion ratios, and land use distribution. It does not include forward-looking predictions, nor does it account for external macro factors such as interest rate changes, zoning law updates, or broader economic shifts beyond the provided context.