28.383
Kuşcağız, Keçiören/Ankara
Momentum · yeterli veri yok
Kuşcağız is a highly walkable, transit-rich neighbourhood in the Keçiören district of Ankara, characterized by a dense stock of masonry and concrete apartment buildings. Current listing data indicates a median price of 28,383 TL/m², which sits above the district-wide median of 25,619 TL/m², reflecting its strong accessibility and established infrastructure.
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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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
503 points of interest · OSMThe location's thesis.
Kuşcağız is an ideal neighbourhood for urban professionals and small families who prioritize daily convenience, public transit access, and established community infrastructure over new-build amenities or land speculation. The area’s value proposition lies in its high-density, mixed-use character, where the prevalence of masonry and concrete apartments (75% of parcels) and a 10-minute walk to essential services creates a self-contained urban ecosystem. Investors should target 2+1 apartments to align with the dominant inventory type and buyer preference, while acknowledging that the market is currently buyer-favorable due to cooling transaction volumes.
- Transaction volume has declined by 3% compared to the 5-year average, indicating reduced market liquidity and potential difficulty in selling quickly.
- High national mortgage interest rates (~42%) constrain credit-driven demand, making the market more reliant on cash buyers.
- The neighbourhood is located in Seismic Risk Zone 3 with a PGA of 0.25g, requiring due diligence on building structural integrity and compliance with current earthquake regulations.
- The dominance of older masonry construction (24% of parcels) may present higher maintenance costs or lower resilience compared to modern concrete structures.
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’s median price of 28,383 TL/m² commands a premium over the Keçiören district average of 25,619 TL/m², signaling higher demand for its specific location attributes. The inventory is overwhelmingly dominated by apartments (n=42), with 2+1 units (27,688 TL/m²) priced slightly higher than 3+1 units (25,442 TL/m²), suggesting a market preference for smaller, efficient layouts. While listing prices remain elevated, real transaction data shows a -3% year-over-year decline in sales volume (530 units in 2025 vs. 5-year average of 545), indicating that despite high asking prices, actual market liquidity is cooling and buyers likely have increased bargaining power.
₺/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
175
Diğer
Outdoor Seating (75), İbadethane (36), Playground (11), Hardware (3)159
Günlük ihtiyaç
Eczane (66), Süpermarket (44), Banka (20), Market (13)102
Spor & rekreasyon
Park (77), Spor Sahası (22), Spor Salonu (2), Spor Merkezi (1)31
Eğitim
Okul (28), Anaokulu (1), Kütüphane (1), Üniversite (1)15
Yeme-içme
Fırın (6), Restoran (3), Kafe (3), Fast Food (3)11
Sağlık
Klinik (8), Hastane (3)Kuşcağız is defined by extreme urban convenience, with a walkability score of 100 and 503 points of interest within the immediate vicinity. Residents have access to daily necessities within a 1.5 km radius, including 66 pharmacies, 44 supermarkets, and 77 parks, alongside robust public transport access (bus stop 40m away). This infrastructure supports a lifestyle centered on urban efficiency and accessibility, appealing to commuters and those who prioritize proximity to services over private vehicle dependency.
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
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
This neighbourhood offers a stable, income-oriented investment profile driven by its exceptional walkability (score 100) and transit connectivity (score 95), which sustain demand for rental properties. The high concentration of masonry and concrete apartments (75% of cadastral records) suggests a mature, low-growth environment where value is derived from location utility rather than land appreciation. The slight price premium over the district median and the dominance of 2+1 units make it suitable for investors targeting young professionals or small families seeking convenience. However, the cooling transaction volume and high national mortgage rates (~42%) suggest that capital appreciation may be limited in the near term, favoring cash buyers or those prioritizing rental yield over speculative growth.
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 ~2.452.046 ₺ (regional property index).
starting capital
Gram altın3.541.226 ₺ +%44
Bu konut2.949.000 ₺ +%20
ABD doları2.872.411 ₺ +%17
Bitcoin2.039.980 ₺ −%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), cadastral records (TKGM), and open-source mapping data (OSM/Nominatim). It does not include macroeconomic forecasts, zoning changes, or interest rate projections beyond the provided veri noktası. Property values are subject to market fluctuations and regulatory changes.