23.551
Kafkas, Keçiören/Ankara
Momentum · yeterli veri yok
Kafkas is a residential neighbourhood in Keçiören, Ankara, characterized by a median price of 23,551 TL/m², which is priced below the district median of 25,619 TL/m². The market is dominated by apartment listings, with a stable price level observed over the recent reporting period.
Yürünebilirlik66/100Veri güveniyüksek28 ilanDeprem 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.
840
Land · ₺/m²
1 listings · for sale2.995.000
Median price ₺
for sale66
Walkability
46 points of interest · OSMThe location's thesis.
Kafkas is best suited for families seeking affordable, standard apartment living within a self-contained local ecosystem in Keçiören. The dominance of 3+1 units (24 out of 28 listings) and the proximity to schools and sports facilities indicate a demographic focused on long-term residential stability rather than transient or investment-flip activity. The below-district median price makes it an accessible entry point for first-time family buyers or conservative investors seeking steady rental yields from family-sized units.
- High mortgage interest rates (42.04%) significantly constrain credit-driven demand, likely limiting the buyer pool to cash purchasers or those with substantial liquidity, which can dampen transaction velocity.
- The neighbourhood is located in Seismic Hazard Zone 3 with a Peak Ground Acceleration (PGA) of 0.25g, associated with the South Branch of the North Anatolian Fault, necessitating rigorous structural assessment for any acquisition.
- Limited public transit connectivity (score of 2) may reduce appeal for commuters relying on public transport, potentially narrowing the tenant or buyer base to those with private vehicles.
Housing, land, commercial and building — by type.
23.551
Konut
₺/m² · 28 listings · high confidence840
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
23.551
Daire
₺/m² · 28 listingsThe neighbourhood’s median price of 23,551 TL/m² sits approximately 8% below the Keçiören district median of 25,619 TL/m², suggesting a relative value opportunity within the broader district context. The market is heavily skewed toward apartments (n=28), with a minor presence of land (arsa, n=1) priced at 840 TL/m². Within the apartment segment, 3+1 units command a premium (23,769 TL/m²) over 2+1 units (22,583 TL/m²), indicating that larger family layouts are valued higher per square meter. The tight price dispersion (p25–p75: 21,665–24,058 TL/m²) and low distribution ratio (0.1) signal a consistent, homogeneous pricing environment for standard apartments, with no significant outliers distorting the median.
₺/m² by property type and layout
Daire28 listings
2+14 listings
22.583₺/m²
3+124 listings
23.769₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
21.66523.63524.058
Dispersion: Low · (p75−p25) / medyan = 0.1
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+124 listings · 23.769 ₺/m²
%86
2+14 listings · 22.583 ₺/m²
%14
Surroundings & transit.
Official location · Kafkas Mahallesi, Keçiören, Ankara, İç Anadolu Bölgesi, Türkiye
66
Walkability
2
Public transit
100 m
Nearest pharmacy
17
Spor & rekreasyon
Park (9), Spor Sahası (8)11
Günlük ihtiyaç
Eczane (7), Akaryakıt (3), ATM (1)7
Eğitim
Okul (7)7
Diğer
İbadethane (6), Playground (1)2
Sağlık
Klinik (2)1
Ulaşım
Taksi (1)The neighbourhood offers a lifestyle oriented towards daily convenience and local recreation, supported by a walkability score of 66 and 46 nearby points of interest. Residents have immediate access to essential services, including a school 48 meters away and a pharmacy 100 meters away, while recreational needs are met by 17 sports and leisure facilities within 1.5 km. However, the low public transit score of 2 (with only one bus stop nearby) implies a car-dependent or walking-centric mobility profile, limiting connectivity to broader city centers without private transport.
Recent developments.
Ayvalı Mahallesi 1/1000 Ölçekli Uygulama İmar Planı Değişikliği İlanıKeçiören Belediye Meclisi'nin 05.09.2025 tarihli kararı ile Ayvalı Mahallesi 31743 ada 6 parsel için imar planı değişikliği onamış ve ilan panosunda 1 ay süreyle ilan edilmiştir.Keçiören Belediyesi · 2025-09-05
23.551
2026-08-18
23.551
2026-08-25
Investment assessment
For investors, Kafkas presents a static value proposition anchored by its below-district median pricing and high concentration of 3+1 apartments, which align with family-oriented demand. The absence of significant price dispersion suggests limited immediate upside from arbitrage, but the lower entry point relative to the district average may offer stability. Investment efficiency appears tied to the 3+1 segment, which holds the highest per-square-meter value. Without historical momentum data or specific zoning changes, the outlook remains neutral, relying on the current price differential against the district median as the primary metric for potential relative outperformance.
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 · 130 m² · current price 2.995.000 ₺. Estimated price a year ago ~2.490.294 ₺ (regional property index).
starting capital
Gram altın3.596.464 ₺ +%44
Bu konut2.995.000 ₺ +%20
ABD doları2.917.216 ₺ +%17
Bitcoin2.071.801 ₺ −%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
This analysis relies on regional listing data (satılık konut), OpenStreetMap (OSM) for points of interest, and national macroeconomic indicators from TCMB. It does not include real-time macroeconomic shifts, specific building inspection reports, or detailed zoning (KEOS) changes beyond the provided context. Seismic data is provided at the province/region level and should be verified for specific parcels.