28.103
Tepebaşı, Keçiören/Ankara
Momentum +0
Tepebaşı is a residential neighbourhood in Keçiören, Ankara, characterized by a median property price of ₺28,103/m². The neighbourhood is priced above the Keçiören district average of ₺25,728/m² (regional listing data).
Talep eğilimi%+35 yıl ort.Son yıl tapu satışı318 adet2025Veri güveniyüksek22 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
2.840.000
Median price ₺
for saleThe location's thesis.
Tepebaşı is primarily a residential neighbourhood for families, supported by a stock dominated by 2+1 and 3+1 apartment configurations and a price level that sits above the district median (regional listing data).
- The area is located within a seismic hazard zone (Zone 3) with a peak ground acceleration (PGA) of 0.25g due to the South Branch of the North Anatolian Fault (regional seismic data).
- High national mortgage interest rates (41.87%) may limit credit-based demand and liquidity (TCMB).
Housing, land, commercial and building — by type.
28.103
Konut
₺/m² · 22 listings · high confidence₺/m² by property type.
28.103
Daire
₺/m² · 22 listingsThe real estate stock is exclusively composed of apartments (n=22), with 2+1 units priced at ₺29,944/m² and 3+1 units at ₺27,900/m² (regional listing data). The land registry (TKGM) shows a diverse structural profile: 23% Kargir Apartment, 13% Kargir House, 3% Beton Apartment, and 17% Land (Arsa). While the median asking price is ₺28,400,000, the actual transaction volume (TKGM) shows 318 residential sales in 2025, representing a 3% increase over the 5-year average. This indicates that while asking prices remain stable, real transaction liquidity is slightly improving compared to historical averages.
₺/m² by property type and layout
Daire24 listings
2+111 listings
29.944₺/m²
3+113 listings
27.900₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
27.43128.30429.911
Dispersion: Low · (p75−p25) / medyan = 0.09
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
24
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+113 listings · 27.900 ₺/m²
%54
2+111 listings · 29.944 ₺/m²
%46
Surroundings & transit.
The neighbourhood's character is defined by its residential density, with a land registry distribution showing a mix of Kargir and Beton apartment structures (TKGM). The presence of educational infrastructure, such as the Çevre Sağlığı Meslek Lisesi and Social Services Academy buildings, indicates a functional urban environment.
Title & parcels.
30
Parcels
10
Blocks
1.701
Avg parcel m²
Land character
- Kargir Apartman · 7 (%23)
- Arsa · 5 (%17)
- Kargir Apartman · 4 (%13)
- Kargir Ev · 2 (%7)
- Beton Apartman · 1 (%3)
- Beton Apratman · 1 (%3)
- Çevre Sağlığı Meslek Lisesi Ve Sosyal Hizmetler Akademisi Binaları · 1 (%3)
- Dokuz Daireli Kargir Apartman · 1 (%3)
Recent developments.
İmar Plan Değişikliği (Şenlik, Yakacık, Güçlükaya ve Tepebaşı)Tepebaşı Mahallesi dahilinde yer alan parsellere ait imar planı tadilatına ait onama işlemleri tamamlanarak ilan panosunda 1 ay süreyle asılmıştır.Keçiören Belediyesi · 2020-10-15
Duyurular | Keçiören Belediyesiİlgili imar planı tadilatına ait onama işlemlerinin tamamlandığına ve ilan panosunda belirlenen süre boyunca asılacağına dair resmi duyuru yapılmıştır.Keçiören Belediyesi · 2026-04-14
28.103
2026-08-18
28.103
2026-08-25
28.103
2026-09-09
28.103
2026-10-06
28.103
2026-10-12
Actual transaction demand
318
Housing sales (yearly)
2025 · +%3 vs 5-yr avg5
Land sales (yearly)
2025 · +%67 vs 5-yr avg4.783
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 neighbourhood presents a profile suited for family-oriented residential investment, as evidenced by the dominance of 3+1 (13 units) and 2+1 (11 units) apartment types. The presence of 17% land (Arsa) and various apartment-type parcels suggests an established urban fabric with some capacity for redevelopment. Given the current national mortgage interest rates of 41.87% (TCMB), the market is likely driven by cash buyers, which may influence negotiation margins between asking prices and actual transaction values.
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 · 100 m² · current price 2.890.000 ₺. Estimated price a year ago ~2.392.465 ₺ (regional property index).
starting capital
Bu konut2.890.000 ₺ +%21
ABD doları2.813.633 ₺ +%18
Gram altın2.765.490 ₺ +%16
Bitcoin2.154.495 ₺ −%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 is based on regional listing data, TKGM land registry records, and TCMB macro data. It does not account for future zoning changes, interest rate fluctuations, or broader economic shifts not explicitly stated in the data packet provided.