32.500
Tulumtaş, Gölbaşı/Ankara
Momentum · yeterli veri yok
Tulumtaş in Gölbaşı, Ankara, presents a distinct market segment characterized by a median price of 32,500 TL/m², which is significantly below the district median of 74,375 TL/m². The area is defined by a high concentration of land parcels (arsa) and a specific mix of apartments and villas, offering entry-level pricing relative to the broader Gölbaşı market.
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
20 listingsThe location's thesis.
Tulumtaş is a value-driven segment of Gölbaşı, primarily suited for buyers seeking affordable land or family-sized apartments (3+1) at a price point significantly below the district average. The market is characterized by a dual nature: a high-volume land market and a smaller, distinct residential market for apartments and villas. Investors should focus on the land segment for development potential or the apartment segment for family housing, while being cautious of the price distortion caused by the low-cost villa data point.
- The extremely low villa price (920 TL/m²) is a statistical outlier that may distort average perceptions; it requires verification as it is drastically lower than the apartment median (32,019 TL/m²).
- The high national mortgage interest rate (42.03%) suppresses credit-driven demand, likely limiting the buyer pool to cash purchasers or those with significant equity, which can slow transaction velocity.
- Ankara is in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring rigorous structural and soil due diligence for any construction or renovation projects.
- The mix of land and residential listings in the broader 'other real estate' category can mislead yield calculations if not segregated.
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 of 32,500 TL/m² is approximately 56% lower than the Gölbaşı district median of 74,375 TL/m², indicating that Tulumtaş serves a different price tier or property type mix than the district average. The market is heavily influenced by land (arsa) listings, which account for 60 examples at 8,500 TL/m², pulling the broader 'other real estate' category down. Within residential units, apartments dominate the volume (n=15) at 32,019 TL/m², while villas are fewer (n=7) but priced at 920 TL/m², suggesting a potential data anomaly or a specific low-cost villa segment that diverges sharply from the apartment norm. The rental median of 36,000 TL/month (n=20) against a sales median of 5,000,000 TL implies a gross yield calculation that must be treated with caution due to the mixed asset types (land vs. built units) in the broader listing pool. The price dispersion (p25–p75: 28,962–39,736 TL/m²) shows moderate variation within the residential segment.
₺/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 neighbourhood’s structure, with 30% of listings in sites (n=7/23), suggests a preference for gated or managed living environments for the residential segment. The prevalence of 3+1 apartments indicates a family-oriented demographic profile. The significant presence of land (arsa) listings implies that the area may have zones suitable for development or that the market is transitioning from land sales to built inventory. The lower price point relative to the district median may reflect a location that is less central or has different accessibility profiles compared to premium Gölbaşı areas, though specific walkability metrics are not provided in the packet.
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
Investment assessment
Tulumtaş offers a value-oriented entry point into the Gölbaşı market, priced well below the district median, which may appeal to budget-conscious buyers or those seeking land development opportunities. The dominance of 3+1 layouts (9 examples) suggests the built stock is tailored for families rather than short-term rental investors targeting smaller units. The high proportion of land listings (n=60) compared to residential units indicates that investment potential may lie more in land banking or future development than in immediate rental income from existing apartments. The static synthesis suggests a niche market where due diligence on property type (land vs. built) is critical, as mixing these categories distorts yield calculations.
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 ~5.404.645 ₺ (regional property index).
starting capital
Gram altın7.849.602 ₺ +%45
Bu arsa6.500.000 ₺ +%20
ABD doları6.331.186 ₺ +%17
Bitcoin4.489.034 ₺ −%17
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 ~3.284.361 ₺ (regional property index).
starting capital
Gram altın4.770.143 ₺ +%45
Bu konut3.950.000 ₺ +%20
ABD doları3.847.413 ₺ +%17
Bitcoin2.727.952 ₺ −%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
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 relies on regional listing data (satılık/kiralık), OSM-derived neighbourhood classification, and macroeconomic data from TCMB. It does not include field-verified structural inspections, specific zoning (KEOS) details for individual parcels, or real-time macroeconomic shifts beyond the provided veri noktası. The seismic data is province-level (Ankara) and not parcel-specific.