100
Ayvalı, Keçiören/Ankara
Momentum · yeterli veri yok
Ayvalı is a highly walkable, transit-rich residential neighbourhood in Keçiören, Ankara, characterized by a median listing price of 27,777 ₺/m². The market is dominated by mid-rise apartment stock, with a clear price premium for branded projects and larger unit configurations.
Talep eğilimi%+85 yıl ort.Son yıl tapu satışı668 adet2025Yürünebilirlik100/100Deprem bölgesi3 · PGA 0.25gil bazlı
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3D · satellite + terrain · 10-min walk area
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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.
33.000
Rent ₺/mo
1 listingsThe location's thesis.
Ayvalı is a mature, high-density residential zone in Keçiören optimized for urban convenience and rental stability. It is best suited for investors and buyers seeking high liquidity and low maintenance risk in a well-serviced, transit-oriented environment, rather than those seeking land development opportunities or luxury brand premiums. The dominance of 2+1 apartments and the high ratio of built structures (concrete apartments) over raw land indicate a settled market where value is derived from location efficiency and unit utility.
- National macroeconomic pressure: High mortgage interest rates (42.03%) significantly increase borrowing costs, potentially limiting the pool of credit-dependent buyers and slowing transaction velocity.
- Seismic context: The region falls within Earthquake Risk Zone 3 with a peak ground acceleration (PGA) of 0.25g, associated with the South Branch of the North Anatolian Fault. While this is a provincial-level risk indicator, it necessitates careful structural assessment of older building stock.
- Price dispersion: The interquartile range (24,698–33,612 ₺/m²) suggests significant variation in property quality and location within the neighbourhood, requiring due diligence to avoid overpaying for lower-tier assets.
₺/m² by property type.
The median listing price for residential properties in Ayvalı is 27,777 ₺/m², with a interquartile range (p25–p75) of 24,698–33,612 ₺/m², indicating moderate dispersion. Within the apartment segment, 2+1 units command a higher average price per square meter (29,115 ₺/m²) compared to 3+1 units (23,891 ₺/m²), suggesting that smaller, efficient layouts are currently priced at a premium relative to larger ones. Branded projects, such as Antares, trade at a median of 27,821 ₺/m², which is effectively at parity (+0% premium) with the neighbourhood median, implying that brand value alone does not currently drive a significant price uplift in this specific micro-market. The high concentration of 2+1 units (14 out of 20 listings) aligns with the higher ₺/m² for that configuration, reflecting demand for compact, high-efficiency housing.
₺/m² by property type and layout
Daire20 listings
2+114 listings
29.115₺/m²
3+16 listings
23.891₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
24.69827.77733.612
Dispersion: Low · (p75−p25) / medyan = 0.32
How 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 27.777 ₺/m²; branded projects trade at a premium/discount vs the median.
27.821
Antares
4 listings · max 46.032 · +%0 vs medianComplexes, new-builds and mix in the area
22
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+114 listings · 29.115 ₺/m²
%70
3+16 listings · 23.891 ₺/m²
%30
Surroundings & transit.
Official location · Kardeşler, Ayvalı Mahallesi, Keçiören, Ankara, İç Anadolu Bölgesi, 06010, Türkiye
100
Walkability
100
Public transit
414 m
Nearest market
48 m
Nearest pharmacy
238
Diğer
İbadethane (39), Shelter (33), Playground (16), Clothes (15)144
Günlük ihtiyaç
Süpermarket (67), Eczane (49), Market (10), PTT (7)114
Spor & rekreasyon
Park (88), Spor Sahası (18), Spor Merkezi (6), Spor Salonu (1)59
Yeme-içme
Kafe (22), Restoran (21), Fırın (9), Fast Food (7)24
Eğitim
Okul (19), Anaokulu (3), Üniversite (2)20
Ulaşım
Otopark (15), Taksi (5)The neighbourhood offers an exceptional urban lifestyle profile, supported by a walkability score of 100 and a transit score of 100. Residents have immediate access to 608 points of interest within walking distance, including dense daily necessities (supermarkets, pharmacies) and significant green/recreational space (88 parks within 1.5 km). The proximity to educational institutions (19 schools, 2 universities) and religious sites (39 mosques) creates a self-contained community environment suitable for families and long-term residents who prioritize convenience over car dependency.
Title & parcels.
39
Parcels
37
Blocks
4.851
Avg parcel m²
Land character
- Arsa · 10 (%26)
- Kargir Apartman · 8 (%21)
- 5 Katlı Betonarme Apartman Ve Arsası · 4 (%10)
- 6 Katlı Betonarme Apartman Ve Arsası · 3 (%8)
- Betonarme Apartman · 2 (%5)
- Kargir Apartman · 2 (%5)
- Beton Apartman · 1 (%3)
- Kargir Apartman · 1 (%3)
Recent developments.
Ayvalı Mahallesi 31743 ada 6 parsele ilişkin 1/1000 Ölçekli Uygulama İmar Planı DeğişikliğiAyvalı Mahallesi 31743 ada 6 parsel için hazırlanan 1/1000 ölçekli uygulama imar planı değişikliği onama işlemleri tamamlanarak ilan panosunda 1 ay süreyle askıya çıkarılmıştır.Keçiören Belediyesi · 2025-10-24
Ayvalı, Aşağı Eğlence, Etlik, İncirli ve Esertepe Mahallelerine Ait Kentsel Dönüşüm İmar PlanıAyvalı Mahallesi dahil olan mahallelere ait kentsel dönüşüm imar planı tadilatları, gelen itirazların değerlendirilmesinin ardından 03/03/2021 tarihinden itibaren 1 ay süreyle askıya çıkarılmıştır.Keçiören Belediyesi · 2021-03-03
Actual transaction demand
668
Housing sales (yearly)
2025 · +%8 vs 5-yr avg15
Land sales (yearly)
2025 · −%29 vs 5-yr avg8.724
Total housing sales
Housing sales (yearly) · 2010–2025Deed 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 assessment
Ayvalı presents a static investment profile defined by high accessibility and established urban infrastructure rather than speculative land appreciation. The neighbourhood’s character is shaped by a mix of low-density plots (26% arsa) and mid-rise concrete structures, offering a stable rental base due to its exceptional walkability and transit scores. While the high national mortgage interest rate (42.03%) likely suppresses credit-driven demand, the neighbourhood’s strong liquidity indicators (8% year-over-year sales growth) suggest resilience among cash buyers or those with existing equity. The price parity between branded and average listings indicates that investors should focus on unit efficiency and location within the walkable core rather than expecting brand premiums to drive immediate value gains.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Konut
Sample (anonymised) listing: 3+1 · 120 m² · current price 2.950.000 ₺. Estimated price a year ago ~2.452.877 ₺ (regional property index).
starting capital
Gram altın3.542.427 ₺ +%44
Bu konut2.950.000 ₺ +%20
ABD doları2.873.385 ₺ +%17
Bitcoin2.040.672 ₺ −%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
Etlik, Keçiören/AnkaraErgenekon, Yenimahalle/AnkaraYunus Emre, Yenimahalle/AnkaraGüventepe, Yenimahalle/AnkaraEsertepe, Keçiören/AnkaraÇarşı, Yenimahalle/Ankaraİncirli, Keçiören/AnkaraKarşıyaka, Yenimahalle/AnkaraDemetgül, Yenimahalle/AnkaraDemetlale, Yenimahalle/AnkaraYeşilevler, Yenimahalle/AnkaraYenimahalle, Ankara
This analysis is derived from regional listing data (satılık konut), TKGM transaction records, OSM/Nominatim geospatial data, and TCMB macro indicators. It relies on observed market metrics and does not include forward-looking predictions, zoning changes, or broader economic forecasts beyond the provided interest rate context.