24.783
Bağlarbaşı, Keçiören/Ankara
Momentum · yeterli veri yok
Bağlarbaşı is a residential neighbourhood in the Keçiören district of Ankara, characterized by a median listing price of 24,783 TL/m² for apartments, which is slightly below the district median of 25,619 TL/m². The market is dominated by apartment listings, with a notable concentration of 3+1 units, reflecting a family-oriented housing stock.
Talep eğilimi%−45 yıl ort.Son yıl tapu satışı453 adet2025Veri güveniyüksek25 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
25.000
Land · ₺/m²
1 listings · for sale2.765.000
Median price ₺
for saleThe location's thesis.
Bağlarbaşı is best suited for family-oriented buyers or long-term investors seeking affordable, apartment-based housing in Ankara, priced below the district average. The market is currently characterized by a cooling sales volume and high financing costs, making it a buyer’s market with potential for negotiation, particularly for the dominant 3+1 stock. The land character, with 23% of parcels classified as 'Arsa' (land) and 21% as 'Kargir Apartman' (masonry apartment), indicates a mixed but predominantly built-up residential area with some potential for future development or densification, though the current transaction volume is low.
- Declining sales volume (-4% trend) indicates cooling demand and potential liquidity risk for sellers.
- High mortgage interest rates (42.04%) suppress credit-driven demand, limiting the buyer pool to cash or high-equity purchasers.
- Seismic risk: The province is in Earthquake Risk Zone 3 with a PGA of 0.25g, requiring due diligence on building construction quality and age.
- Price dispersion is wide (p25–p75: 23,031–28,658 TL/m²), meaning average prices may not reflect the value of specific listings.
Housing, land, commercial and building — by type.
24.783
Konut
₺/m² · 25 listings · high confidence25.000
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
24.783
Daire
₺/m² · 25 listingsThe median price of 24,783 TL/m² for apartments (n=25) sits 3.3% below the Keçiören district median of 25,619 TL/m², indicating a modest discount relative to the wider area (regional listing data). The sub-type spread is heavily skewed toward apartments (24,783 TL/m²), with only one land (arsa) listing recorded at 25,000 TL/m², suggesting that residential living is the primary transaction type. Within apartments, 2+1 units command a premium (28,661 TL/m²) compared to 3+1 units (24,522 TL/m²), likely reflecting higher demand for smaller, more liquid units or smaller unit sizes in this stock. The rent-vs-sale relation is not explicitly detailed in the packet, but the high asking prices combined with a declining sales volume trend suggest a market where liquidity is tightening, potentially favoring cash buyers or those with lower financing costs.
₺/m² by property type and layout
Daire24 listings
2+18 listings
28.661₺/m²
3+116 listings
24.522₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
23.03125.48728.658
Dispersion: Low · (p75−p25) / medyan = 0.22
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
28
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+116 listings · 24.522 ₺/m²
%67
2+18 listings · 28.661 ₺/m²
%33
Surroundings & transit.
As a neighbourhood in Keçiören, Bağlarbaşı serves a residential demographic, likely appealing to families given the prevalence of 3+1 units. The specific walkability, transit access, and points of interest are not detailed in the packet, so the lifestyle profile is inferred primarily from the housing stock (apartment-dominant, family-sized units) and its position within the larger Keçiören district. The macroeconomic context of high mortgage rates (42.04%) suggests that the local market is currently driven by cash buyers or those with significant equity, rather than leveraged demand.
Title & parcels.
115
Parcels
52
Blocks
1.272
Avg parcel m²
Land character
- Arsa · 27 (%23)
- Kargir Apartman · 24 (%21)
- Apartman - Kargir · 11 (%10)
- Bağ · 9 (%8)
- Müfrez Bağ · 7 (%6)
- Apartman - Beton · 5 (%4)
- Betonarme Apartman Ve Arsası · 3 (%3)
- 5 Katlı Betonarme Apartman Ve Arsası · 3 (%3)
Recent developments.
Bağlarbaşı Mahallesi 30400 Ada 20 Parsele Ait 1/1000 Ölçekli Uygulama İmar Planı DeğişikliğiBağlarbaşı Mahallesi 30400 ada 20 parselde uygulanan 1/1000 ölçekli uygulama imar planı değişikliği onama işlemleri tamamlanarak askıya çıkarılmıştır.Keçiören Belediyesi · 2023-10-31
Adnan Menderes ve Bağlarbaşı Mahalleleri Rezerv Yapı Alanı İmar Planı OnayıAnkara ili Keçiören ilçesi Adnan Menderes ve Bağlarbaşı mahalleleri sınırları içindeki rezerv yapı alanına ilişkin hazırlanan imar planı Keçiören Belediye Başkanlığı tarafından onaylanarak kesinleşmiştir.Ankara Valiliği (ÇŞİB) · 2024-06-24
Keçiören Belediyesi İmar Planı Tadilatı Askı İlanıKeçiören Belediyesi tarafından ilan edilen imar planı tadilatı onama işlemleri tamamlanarak, belirtilen tarihlerden itibaren 1 ay süreyle askıya çıkarılmıştır.Keçiören Belediyesi · 2026-05-08
24.783
2026-08-18
24.783
2026-08-25
Actual transaction demand
453
Housing sales (yearly)
2025 · −%4 vs 5-yr avg1
Land sales (yearly)
2025 · −%67 vs 5-yr avg7.049
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
This neighbourhood offers a value-oriented entry point into the Ankara market, priced below the district median, which may appeal to budget-conscious buyers or investors seeking relative affordability. The dominance of 3+1 units (16 out of 25 listings) suggests a stock tailored for families, while the higher price per square meter for 2+1 units indicates potential efficiency or demand for smaller footprints. The wide price dispersion (p25–p75: 23,031–28,658 TL/m²) implies that careful selection is required to capture value, as not all listings are priced equally. The declining sales volume trend (-4% vs. 5-year average) signals a cooling market, which may present negotiation opportunities but also carries liquidity risk for investors needing quick exits.
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 · 125 m² · current price 2.775.000 ₺. Estimated price a year ago ~2.307.368 ₺ (regional property index).
starting capital
Gram altın3.351.352 ₺ +%45
Bu konut2.775.000 ₺ +%20
ABD doları2.702.930 ₺ +%17
Bitcoin1.908.881 ₺ −%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/AnkaraDemetevler, Yenimahalle/AnkaraTepebaşı, Keçiören/AnkaraYaşamkent, Çankaya/AnkaraMerkez, Pursaklar/AnkaraÇamlıtepe, Çankaya/AnkaraRemzi Oğuz Arık, Çankaya/AnkaraKarakaya, Keçiören/AnkaraAlacaatlı, Çankaya/Ankara
This analysis is based on regional listing data (satılık konut), TKGM transaction records, and macroeconomic indicators from TCMB. It relies on observed market metrics and does not include forward-looking predictions. Factors such as interest rate fluctuations, zoning changes, and broader economic shifts are not yet factored into the static synthesis.