32.500
Tulumtaş, Gölbaşı/Ankara
Momentum +0
Tulumtaş is a residential neighbourhood in Gölbaşı, Ankara, characterized by a price level significantly below the district median. Based on regional listing data, the neighbourhood operates at a lower price entry point compared to the broader Gölbaşı area.
Veri güveniyüksek23 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
8.500
Land · ₺/m²
60 listings · for sale5.000.000
Median price ₺
for sale36.000
Rent ₺/mo
23 listingsThe location's thesis.
Tulumtaş serves as a more affordable residential alternative within the Gölbaşı district, primarily catering to families through its dominant 3+1 unit supply and site-based housing options.
- The area is located in a seismic hazard zone (Zone 3) with a peak ground acceleration (PGA) of 0.25g due to the southern branch of the North Anatolian Fault (regional data).
- High national housing loan interest rates (41.87%) may limit credit-based demand and slow market liquidity (TCMB).
Housing, land, commercial and building — by type.
8.500
Arsa
₺/m² · 60 listings · medium confidence32.500
Konut
₺/m² · 23 listings · high confidence₺/m² by property type.
32.019
Daire
₺/m² · 15 listings920
Villa
₺/m² · 7 listingsThe median residential price is 32,500 ₺/m², which is substantially lower than the Gölbaşı district median of 74,627 ₺/m² (regional listing data). There is a significant divergence in sub-type values: apartments are priced at a median of 32,019 ₺/m², while villas are recorded at 920 ₺/m² (regional listing data). The 3+1 configuration is the dominant unit type among listings, suggesting a focus on family-sized housing. With a median monthly rent of 36,000 ₺, the rental market exists alongside these sales figures, though the segment composition between rental and sale types may vary.
₺/m² by property type and layout
Daire9 listings
3+19 listings
31.538₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
28.96232.69939.736
Dispersion: Low · (p75−p25) / medyan = 0.33
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
%30
In a complex
7 / 23 listings23
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+19 listings · 31.538 ₺/m²
%75
1+13 listings · 100.000 ₺/m²
%25
Surroundings & transit.
The housing stock is characterized by a mix of site-based living (30% of listings) and individual units, with 3+1 apartments being the primary offering. This composition suggests a profile suited for families or long-term residents rather than small-scale studio investors, as 1+1 units represent a minority of the available stock (3 units).
Recent developments.
196 Gölbaşı - Taşpınar - İncek - Tulumtaş Hattı Güzergah DeğişikliğiEGO tarafından Tulumtaş mahallesini de kapsayan 196 numaralı otobüs hattının 27 Nisan 2026 tarihinden itibaren yeni güzergahı üzerinden hizmet vereceği duyurulmuştur.EGO · 2026-04-27
32.500
2026-08-17
32.500
2026-08-24
32.500
2026-08-31
32.500
2026-09-07
32.500
2026-09-14
32.500
2026-10-05
32.500
2026-10-12
Investment assessment
The neighbourhood presents a significant price gap relative to the district average, which may indicate an entry-level opportunity within Gölbaşı. Investment efficiency is shaped by the housing stock, where 30% of listings are located within sites (7 out of 23), and the 3+1 unit type is the most prevalent. Given the current price stability (0.0% momentum based on regional listing data), the investment profile is static. Any future shifts in demand would be subject to macro-economic factors such as the current 41.87% housing loan interest rate (TCMB).
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 · 657 m² · current price 6.500.000 ₺. Estimated price a year ago ~5.380.977 ₺ (regional property index).
starting capital
Bu arsa6.500.000 ₺ +%21
ABD doları6.328.241 ₺ +%18
Gram altın5.956.579 ₺ +%11
Bitcoin4.795.197 ₺ −%11
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
Konut
Sample (anonymised) listing: 3+1 · 120 m² · current price 3.950.000 ₺. Estimated price a year ago ~3.269.978 ₺ (regional property index).
starting capital
Bu konut3.950.000 ₺ +%21
ABD doları3.845.623 ₺ +%18
Gram altın3.619.767 ₺ +%11
Bitcoin2.914.004 ₺ −%11
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, TCMB macro data, and seismic hazard profiles. It does not account for localized zoning changes, specific parcel-level soil conditions, or broader economic shifts not mentioned in the data packet.