23.173
Köşk, Keçiören/Ankara
Momentum · yeterli veri yok
Köşk is a densely built residential neighbourhood in Keçiören, Ankara, characterized by a high concentration of apartment units and strong daily amenity access. The median listing price stands at 23,173 TL/m², positioning it slightly below the district median of 25,619 TL/m².
Talep eğilimi%−25 yıl ort.Son yıl tapu satışı155 adet2025Yürünebilirlik100/100Veri güveniyüksek27 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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3D · satellite + terrain · 10-min walk area
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Query TKGM block / parcel
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.
2.650.000
Median price ₺
for sale100
Walkability
324 points of interest · OSMThe location's thesis.
Köşk is a mature, high-density residential zone in Keçiören, optimized for families and renters who prioritize immediate access to healthcare, education, and daily shopping over car-centric convenience. The land character is predominantly built-up (74% of parcels are existing apartment buildings or mixed-use), with only 26% classified as vacant land (arsa), indicating limited greenfield development potential and a focus on existing stock utilization (TKGM). The prevalence of 3+1 and 3.5+1 units suggests the area is tailored for multi-generational or family households rather than single investors or young singles.
- Liquidity Risk: Actual residential sales volume has declined by 2% year-over-year (155 units vs. 5-year average of 158), suggesting cooling underlying demand despite stable listing prices (TKGM).
- Financing Cost: High mortgage interest rates (42.04%) significantly increase the cost of leverage, potentially limiting the buyer pool to cash purchasers or those with high income stability (TCMB).
- Seismic Context: The region is classified as a Zone 3 earthquake area with a Peak Ground Acceleration (PGA) of 0.25g, requiring rigorous assessment of building structural integrity and compliance with current seismic codes (Il bazlı deprem profili).
- Transit Dependency: Moderate public transit scores (49) may limit appeal for commuters without private vehicles, potentially constraining the tenant pool to local workers.
Housing, land, commercial and building — by type.
23.173
Konut
₺/m² · 27 listings · high confidence26.948
Konut
₺/m² · 1 listings · low confidence₺/m² by property type.
23.173
Daire
₺/m² · 27 listingsThe median price of 23,173 TL/m² is approximately 9.6% below the Keçiören district median (25,619 TL/m²), suggesting a value-oriented entry point within the district (regional listing data). The market is dominated by apartments (n=27), with no villa listings reported in the sample, indicating a high-density, vertical living profile. Within apartments, smaller units (2+1) command a premium (28,467 TL/m²) compared to larger family units (3+1 at 24,589 TL/m² and 3.5+1 at 23,164 TL/m²), reflecting a price-per-square-meter discount for larger floor plans (raw listing data). The narrow distribution (p25–p75: 22,644–27,027 TL/m²) and low dispersion ratio (0.18) indicate a homogenous pricing environment with limited premium variance (regional listing data).
₺/m² by property type and layout
Daire27 listings
2+16 listings
28.467₺/m²
3+114 listings
24.589₺/m²
3.5+17 listings
23.164₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
22.64423.82627.027
Dispersion: Low · (p75−p25) / medyan = 0.18
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+114 listings · 24.589 ₺/m²
%52
3.5+17 listings · 23.164 ₺/m²
%26
2+16 listings · 28.467 ₺/m²
%22
Surroundings & transit.
Official location · Köşk Mahallesi, Keçiören, Ankara, İç Anadolu Bölgesi, Türkiye
100
Walkability
49
Public transit
132 m
Nearest market
77 m
Nearest pharmacy
147
Günlük ihtiyaç
Eczane (61), Süpermarket (40), ATM (22), Banka (13)58
Diğer
İbadethane (31), Optician (5), Mall (3), Carpet (2)55
Spor & rekreasyon
Park (45), Spor Sahası (9), Yüzme Havuzu (1)30
Eğitim
Okul (29), Üniversite (1)14
Ulaşım
Otopark (9), Taksi (5)12
Sağlık
Klinik (8), Hastane (3), Diş Hekimi (1)Köşk exhibits exceptional walkability (score 100/100), with 324 points of interest within walking distance, including a supermarket 132 meters away and a hospital 106 meters away (UAVT/OSM). This creates a lifestyle profile centered on daily convenience and self-sufficiency, reducing reliance on private vehicles. However, public transit accessibility is moderate (score 49), with only one bus stop nearby, implying that residents likely depend on walking for local needs and private transport for longer commutes. The high density of daily necessities (pharmacies, ATMs, clinics) supports a convenient, urban residential experience.
Title & parcels.
160
Parcels
14
Blocks
721
Avg parcel m²
Land character
- Arsa · 42 (%26)
- Kargir Apartman · 37 (%23)
- Apartman - Kargir · 27 (%17)
- 6 Katlı Betonarme Apartman Ve Arsası · 6 (%4)
- Apartman - Beton · 6 (%4)
- 5 Katlı Betonarme Apartman Ve Arsası · 6 (%4)
- Beton Apartman · 3 (%2)
- Kargir Apartman · 3 (%2)
Recent developments.
Yazılı İmar Planı Tadilatı Onama İlanıKeçiören Belediyesi tarafından, imar ada ve parsel numaralı yazılı imar planı tadilatına ait onama işlemleri tamamlanarak ilan panosunda duyurulmuştur.Keçiören Belediyesi · 2026-05-08
23.173
2026-08-18
23.173
2026-08-25
Actual transaction demand
155
Housing sales (yearly)
2025 · −%2 vs 5-yr avg1
Land sales (yearly)
2025 · +%0 vs 5-yr avg2.324
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 static investment profile suited for cash buyers or those seeking high-yield rental yields in a high-density area, given the high mortgage rates (42.04%) which suppress credit-driven demand (TCMB). The price discount relative to the district median provides a margin of safety, while the dominance of 3+1 units aligns with family rental demand. However, the lack of price momentum (flat median over the observed week) and high financing costs suggest a stable, low-growth environment rather than an appreciation play. Investors should focus on the efficiency of larger units (3+1/3.5+1) which offer lower per-square-meter costs, potentially improving rental yield metrics.
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: 2+1 · 90 m² · current price 2.650.000 ₺. Estimated price a year ago ~2.203.432 ₺ (regional property index).
starting capital
Gram altın3.182.180 ₺ +%44
Bu konut2.650.000 ₺ +%20
ABD doları2.581.176 ₺ +%17
Bitcoin1.833.146 ₺ −%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), TKGM transaction records, OSM/UAVT geospatial data, and TCMB macro indicators. It does not include real-time macroeconomic shifts, specific zoning changes (KEOS) beyond general land use, or individual property inspections. Prices are based on median listing values, not final transaction prices.