28.103
Tepebaşı, Keçiören/Ankara
Momentum · yeterli veri yok
Tepebaşı in Keçiören, Ankara, is a residential neighbourhood where the median listing price for apartments stands at 28,103 TL/m², positioning it approximately 10% above the district-wide median of 25,619 TL/m². The market is characterized by a high concentration of 3+1 units, reflecting a family-oriented housing stock with strong transactional liquidity.
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 a family-centric, high-liquidity sub-market within Keçiören, ideal for end-users seeking 3+1 apartments in a district with above-average pricing and strong transactional activity. The neighbourhood is defined by its mix of established masonry and concrete apartment blocks, with a cadastral profile that includes significant vacant land (arsa) and residential buildings, suggesting a stable but evolving urban fabric. It is best suited for buyers who prioritize transactional ease and family-sized layouts over speculative land development.
- High national mortgage interest rates (42.04%) constrain credit-driven demand, potentially slowing price growth or increasing negotiation leverage for cash buyers.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring due diligence on building age and structural integrity, particularly for older masonry structures.
- The premium over the district median (10%) leaves less room for price appreciation compared to lower-priced sub-markets if market sentiment shifts.
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 median price of 28,103 TL/m² indicates a premium over the Keçiören district average (25,619 TL/m²), suggesting that Tepebaşı is perceived as a higher-value sub-market within the district. The inventory is almost exclusively composed of apartments (n=22), with no villa listings reported in the median data, meaning the 'villa vs. apartment' spread is not applicable here. The narrow price dispersion (interquartile range 27,431–29,911 TL/m²) signals a standardized, mature market with consistent pricing. While asking prices are elevated, real transaction data shows a 3% year-over-year increase in sales volume (318 units in 2025 vs. 5-year average of 309), indicating that the higher asking prices are supported by actual buyer demand rather than being speculative.
₺/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 housing stock is dominated by 3+1 apartments (13 units) and 2+1 units (11 units), indicating a layout designed for families rather than single investors or students. The presence of a vocational high school and social services academy within the cadastral data suggests a community-focused environment with established public infrastructure. The mix of masonry and concrete apartment buildings points to a mature, built-up area rather than a new development zone, implying limited immediate supply shock but steady long-term demand for family housing.
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
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
This neighbourhood offers a stable, liquidity-driven investment profile suitable for buyers seeking family-sized units (3+1) in a high-demand district. The premium over the district median suggests resilience, but the high national mortgage interest rate (42.04%) implies that future demand will likely remain cash-heavy or sensitive to rate fluctuations. The wide variety of land types (from apartments to vacant lots) suggests potential for redevelopment, but the current market is dominated by existing apartment stock. Investors should focus on the efficiency of 3+1 layouts, which constitute the majority of the stock, while noting that the high financing costs currently limit leveraged entry.
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 ~2.402.988 ₺ (regional property index).
starting capital
Gram altın3.490.054 ₺ +%45
Bu konut2.890.000 ₺ +%20
ABD doları2.814.943 ₺ +%17
Bitcoin1.995.894 ₺ −%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
Güzelkent, Etimesgut/AnkaraSusuz, Yenimahalle/AnkaraOsmangazi, Keçiören/AnkaraHisar, Keçiören/AnkaraBağlarbaşı, Keçiören/AnkaraDemetevler, Yenimahalle/AnkaraYaşamkent, Çankaya/AnkaraMerkez, Pursaklar/AnkaraÇamlıtepe, Çankaya/AnkaraRemzi Oğuz Arık, Çankaya/AnkaraKarakaya, Keçiören/AnkaraAlacaatlı, Çankaya/Ankara
This analysis relies on regional listing data (satılık konut), TKGM real transaction records, cadastral land-use distribution, and macroeconomic indicators from TCMB. It does not include external zoning changes, interest rate forecasts, or micro-level site inspections. The seismic data is province-level context and not specific to individual parcels.