28.383
Kuşcağız, Keçiören/Ankara
Momentum +45.1
Kuşcağız is a residential neighbourhood in Keçiören, Ankara, characterized by a median property price of ₺28,383/m². The area is priced above the Keçiören district median of ₺25,728/m² (regional listing data).
Talep eğilimi%−35 yıl ort.Son yıl tapu satışı530 adet2025Yürünebilirlik100/100Veri güvenidüşük4 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.
3.049.500
Median price ₺
for sale100
Walkability
517 points of interest · OSMThe location's thesis.
Kuşcağız is a high-density, service-rich residential neighbourhood suited for small families or individuals seeking high walkability and immediate access to urban infrastructure (UAVT, OSM).
- A decline in real transaction volume compared to the 5-year average suggests a potential liquidity risk or a gap between asking prices and market reality (TKGM).
- The region is located in earthquake hazard zone 3, influenced by the South Branch of the North Anatolian Fault, with a peak ground acceleration (PGA) of 0.25g (Regional seismic data).
- High national mortgage interest rates (41.87%) may limit credit-based demand (TCMB).
Housing, land, commercial and building — by type.
28.383
Konut
₺/m² · 4 listings · low confidence₺/m² by property type.
28.383
Daire
₺/m² · 4 listingsThe neighbourhood exhibits a median price of ₺28,383/m², with a concentration in apartment-type dwellings (n=42). Within this segment, 2+1 units are priced at ₺27,688/m² and 3+1 units at ₺25,442/m², indicating that smaller configurations command a higher price per square metre. The land registry (TKGM) shows a diverse structural stock, with 'Kargir Apartment' (24%) and various reinforced concrete apartment types (totaling approximately 34% across different floor counts) being the dominant land qualities. While listing prices show a slight upward momentum of 2.1% in recent periods, actual residential sales volume in 2025 reached 530 units, representing a 3% decrease compared to the 5-year average (TKGM), suggesting a cooling in real transaction demand despite asking prices.
₺/m² by property type and layout
Daire42 listings
2+134 listings
27.688₺/m²
3+18 listings
25.442₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
25.05027.28328.424
Dispersion: Low · (p75−p25) / medyan = 0.12
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
43
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+134 listings · 27.688 ₺/m²
%81
3+18 listings · 25.442 ₺/m²
%19
Surroundings & transit.
Official location · Kuşcağız Mahallesi, MERKEZ, Keçiören, Ankara, İç Anadolu Bölgesi, Türkiye
100
Walkability
95
Public transit
28 m
Nearest market
289 m
Nearest pharmacy
186
Diğer
Outdoor Seating (81), İbadethane (36), Playground (15), Pastry (3)160
Günlük ihtiyaç
Eczane (66), Süpermarket (45), Banka (20), Market (13)105
Spor & rekreasyon
Park (78), Spor Sahası (24), Spor Salonu (2), Spor Merkezi (1)30
Eğitim
Okul (28), Anaokulu (1), Üniversite (1)15
Yeme-içme
Fırın (6), Fast Food (3), Kafe (3), Restoran (3)11
Sağlık
Klinik (8), Hastane (3)The neighbourhood offers exceptional accessibility and urban integration, featuring a walkability score of 100 and a public transit score of 95 (UAVT, OSM). Daily necessities are highly accessible, with markets located within 28m and pharmacies within 289m. The area is well-served by amenities, including 78 parks, 28 schools, and 3 hospitals within a 1.5km radius (OSM), supporting a lifestyle centered on convenience and local service proximity.
Title & parcels.
137
Parcels
19
Blocks
1.122
Avg parcel m²
Land character
- Kargir Apartman · 33 (%24)
- Arsa · 17 (%12)
- 5 Katlı Betonarme Apartman Ve Arsası · 13 (%9)
- Kargir Apartman · 11 (%8)
- 6 Katlı Betonarme Apartman Ve Arsası · 8 (%6)
- Betonarme Apartman Ve Arsası · 7 (%5)
- 7 Katlı Betonarme Apartman Ve Arsası · 6 (%4)
- Müfrez Bağ Yeri · 6 (%4)
Recent developments.
İmar Plan Değişikliği (Pınarbaşı Kuşcağız )Pınarbaşı Mahallesi Kuşcağız mevkiine ait imar planı tadilatına ait onama işlemleri tamamlanarak ilan panosunda duyurulmuştur.Keçiören Belediyesi · 20.04.2021
İmar Planı Tadilatı Onama İlanıBelirli ada ve parsel numaralarına ait yazılı imar planı tadilatına ait onama işlemleri tamamlanarak ilan panosunda 1 ay süreyle duyurulmuştur.Keçiören Belediyesi · 08.05.2026
27.809
2026-08-17
28.383
2026-08-24
28.383
2026-08-31
28.383
2026-09-07
28.383
2026-09-14
28.383
2026-10-05
28.383
2026-10-12
Actual transaction demand
530
Housing sales (yearly)
2025 · −%3 vs 5-yr avg1
Land sales (yearly)
2025 · −%80 vs 5-yr avg8.716
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
The investment profile is defined by a high-density residential structure, primarily composed of 2+1 units (34 listings) and 3+1 units (8 listings) (regional listing data). The high walkability score (100) and proximity to essential services like supermarkets (45) and pharmacies (66) suggest a stable demand for small-to-medium family housing. Given that the median price is higher than the district average, the area represents a more established residential zone rather than a high-growth speculative zone. Investors should note the divergence between asking prices and the declining transaction volume (TKGM), which implies a potential for negotiation in a cash-heavy market environment.
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 · 105 m² · current price 2.949.000 ₺. Estimated price a year ago ~2.441.308 ₺ (regional property index).
starting capital
Bu konut2.949.000 ₺ +%21
ABD doları2.871.074 ₺ +%18
Gram altın2.821.948 ₺ +%16
Bitcoin2.198.480 ₺ −%10
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, TKGM land registry records, OSM/UAVT location data, and TCMB macro indicators. It does not account for future changes in zoning, interest rates, or broader macroeconomic shifts not explicitly stated in the data packet.