20.188
Başak, Mamak/Ankara
Momentum · yeterli veri yok
Başak, Mamak/Ankara is a highly walkable urban neighbourhood with a median listing price of 20,188 TL/m², which is notably below the district median of 24,200 TL/m². The area is characterized by a dense concentration of daily amenities and a housing stock dominated by 3+1 apartments.
Talep eğilimi%+95 yıl ort.Son yıl tapu satışı624 adet2025Yürünebilirlik100/100Veri güveniyüksek24 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
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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.
2.399.000
Median price ₺
for sale100
Walkability
211 points of interest · OSMThe location's thesis.
Başak is a practical, family-oriented urban neighbourhood for budget-conscious buyers and investors seeking high walkability and daily amenity access at a discount to the district average. The evidence-based thesis is that the area’s value lies in its '15-minute city' infrastructure (211 points of interest, including 29 pharmacies and 13 supermarkets within walking distance) and its affordable pricing relative to Mamak’s median, rather than premium lifestyle features. The 50/50 split between 'Arsa' and 'Apartman' parcels in the cadastral record suggests a mixed-use or transitional character, but the active market is firmly rooted in existing apartment inventory, catering to those who prioritize location efficiency and cost over new-build premiums.
- High national mortgage interest rates (42.03%) may suppress credit-dependent demand, leading to longer sales cycles or increased bargaining power for buyers.
- The neighbourhood is located in Earthquake Risk Zone 3 with a PGA of 0.25g, which may impact insurance costs and long-term structural resilience considerations for older masonry buildings.
- Limited public transit options (score 4, only 2 bus stops) may reduce appeal for non-car-owning residents or those relying on public transport for employment commutes outside the immediate area.
Housing, land, commercial and building — by type.
20.188
Konut
₺/m² · 24 listings · high confidence23.218
Konut
₺/m² · 8 listings · medium confidence₺/m² by property type.
20.000
Daire
₺/m² · 23 listings23.218
Daire
₺/m² · 8 listingsThe median price of 20,188 TL/m² (regional listing data) sits approximately 16% below the Mamak district median of 24,200 TL/m², indicating a value-oriented entry point. The sub-type spread shows a dominant presence of apartments (n=23 at 20,000 TL/m² and n=8 at 23,218 TL/m²), with no significant villa inventory reported in the primary median calculation, suggesting a high-density residential profile. The recent price movement from 20,381 TL/m² to 20,188 TL/m² (2026-08-17 to 2026-08-24) signals a slight cooling or stabilization in asking prices. While the TKGM data shows 50% of parcels are classified as 'Arsa' (land) and 50% as 'Apartman - Kargir' (apartment/masonry), the active market is driven by existing apartment stock rather than new land sales, implying that current prices reflect established units rather than speculative land value.
₺/m² by property type and layout
Daire27 listings
2+17 listings
19.545₺/m²
3+120 listings
20.573₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
19.19220.43722.760
Dispersion: Low · (p75−p25) / medyan = 0.17
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
32
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+120 listings · 20.573 ₺/m²
%67
2+17 listings · 19.545 ₺/m²
%23
1+13 listings · 25.667 ₺/m²
%10
Surroundings & transit.
Official location · Başak Mahallesi, Mamak, Ankara, İç Anadolu Bölgesi, 06320, Türkiye
100
Walkability
4
Public transit
171 m
Nearest market
178 m
Nearest pharmacy
68
Diğer
İbadethane (26), Shelter (11), Playground (8), Community Centre (5)56
Spor & rekreasyon
Park (46), Spor Sahası (9), Spor Merkezi (1)51
Günlük ihtiyaç
Eczane (29), Süpermarket (13), Banka (4), Akaryakıt (2)21
Eğitim
Okul (20), Yüksekokul (1)7
Yeme-içme
Restoran (5), Kafe (1), Fast Food (1)4
Sağlık
Klinik (2), Hastane (2)Title & parcels.
2
Parcels
2
Blocks
1.075
Avg parcel m²
Land character
- Apartman - Kargir · 1 (%50)
- Arsa · 1 (%50)
20.381
2026-08-17
20.188
2026-08-24
20.188
2026-08-31
Actual transaction demand
624
Housing sales (yearly)
2025 · +%9 vs 5-yr avg218
Land sales (yearly)
2025 · +%50 vs 5-yr avg8.945
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 high-density, cash-flow-oriented investment profile suitable for buyers seeking affordability relative to the district average. The wide price dispersion (p25–p75: 19,192–22,760 TL/m²) suggests that careful selection can identify units priced below the median, offering potential upside for value investors. The dominance of 3+1 layouts (20 units) indicates strong appeal to families, while the high walkability score (100) supports rental demand from those prioritizing daily convenience over car dependency. However, the high national mortgage interest rate (42.03%) likely restricts credit-driven demand, making this market more attractive to cash buyers or those with existing financing advantages.
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 · 125 m² · current price 2.399.000 ₺. Estimated price a year ago ~1.994.730 ₺ (regional property index).
starting capital
Gram altın2.897.259 ₺ +%45
Bu konut2.399.000 ₺ +%20
ABD doları2.336.695 ₺ +%17
Bitcoin1.650.236 ₺ −%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 cadastral records, OSM/Nominatim location data, and TCMB macroeconomic indicators. It does not include real-time transaction data, specific building inspection reports, or future zoning changes. Macro factors such as interest rates and inflation are contextualized but not predictive of individual property performance.