23.182
Kayaş, Mamak/Ankara
Momentum · yeterli veri yok
Kayaş is a residential neighbourhood in the Mamak district of Ankara, characterized by a median property price of 23,182 TL/m² for apartments. The area presents a mix of established residential stock and significant undeveloped land parcels, with a strong emphasis on daily convenience within walking distance.
Yürünebilirlik73/100Veri güveniyüksek25 ilanDeprem bölgesi3 · PGA 0.25gil bazlı
Explore the area in 3D.
3D · satellite + terrain · 10-min walk area
Drag: pan · right-drag (or compass): rotate/tilt · scroll: zoom · terrain top-right.
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.
10.219
Land · ₺/m²
16 listings · for sale2.450.000
Median price ₺
for sale73
Walkability
114 points of interest · OSM2.650.000
Rent ₺/mo
1 listingsThe location's thesis.
Kayaş is best suited for families seeking a self-contained, walkable residential environment with easy access to schools and daily necessities, or for investors looking for land parcels in a developing district of Mamak. The neighbourhood’s character is defined by its high ratio of undeveloped land (47% combined arsa/tarla) alongside a concentrated stock of 2+1 apartments, suggesting a transition zone where established residential living coexists with potential future expansion. The strong local amenity density supports long-term hold strategies for residential units, while the land inventory offers exposure to district-level growth, contingent on zoning and infrastructure developments.
- High mortgage interest rates (42.04%) reduce credit accessibility, potentially slowing transaction volumes and favouring cash buyers (TCMB).
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring rigorous structural assessment of existing buildings (il-based seismic profile).
- Public transit dependency is high due to a low transit score (19), which may limit tenant pools for investors without private vehicle access.
- Rental data is based on a single sample (n=1), making yield projections statistically unreliable.
Housing, land, commercial and building — by type.
23.182
Konut
₺/m² · 25 listings · high confidence10.219
Arsa
₺/m² · 16 listings · medium confidence22.273
Konut
₺/m² · 3 listings · low confidence49.231
Konut
₺/m² · 1 listings · low confidence9.188
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
23.182
Daire
₺/m² · 25 listingsThe median price for apartments is 23,182 TL/m², with a tight interquartile range (22,273–24,091 TL/m²) indicating consistent pricing for this asset class (regional listing data). The neighbourhood is dominated by apartment listings (n=25), while land (arsa) is priced significantly lower at 10,219 TL/m² (n=16), reflecting the premium for built residential units versus raw land. A rental median of 2,650,000 TL/month is reported for a single sample (n=1); however, due to the small sample size and potential segment mismatch, gross yield calculations should be treated with caution. The price stability is confirmed by a flat median trend (23,182 TL/m²) over the observed week (2026-08-17 to 2026-08-24).
₺/m² by property type and layout
Daire28 listings
2+124 listings
23.182₺/m²
3+14 listings
20.965₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
22.27323.18224.091
Dispersion: Low · (p75−p25) / medyan = 0.08
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
%7
In a complex
2 / 29 listings29
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
2+124 listings · 23.182 ₺/m²
%86
3+14 listings · 20.965 ₺/m²
%14
Surroundings & transit.
Official location · Kayaş, Kayaş Mahallesi, Mamak, Ankara, İç Anadolu Bölgesi, 06270, Türkiye
73
Walkability
19
Public transit
779 m
Nearest market
137 m
Nearest pharmacy
40
Günlük ihtiyaç
ATM (15), Eczane (10), Süpermarket (9), Akaryakıt (3)33
Diğer
İbadethane (18), Shelter (5), Playground (2), Furniture (2)15
Spor & rekreasyon
Park (10), Spor Sahası (4), Spor Merkezi (1)11
Eğitim
Okul (11)7
Ulaşım
Otopark (7)6
Sağlık
Klinik (4), Hastane (2)Kayaş offers a highly walkable lifestyle for daily needs, supported by a walkability score of 73 and 114 nearby points of interest (OSM/UAVT). Residents have access to essential services within short distances, including schools (71 m), pharmacies (137 m), and supermarkets (779 m). However, the low public transit score (19) and limited bus stops (2) indicate a car-dependent environment for broader connectivity. The presence of 10 religious sites and 10 parks within the vicinity suggests a community-oriented, family-friendly atmosphere, while the lack of major commercial or entertainment hubs nearby limits its appeal for non-residential foot traffic.
Title & parcels.
80
Parcels
23
Blocks
33.585
Avg parcel m²
Land character
- Arsa · 23 (%29)
- Tarla · 14 (%18)
- Bahçe · 8 (%10)
- Kargir Apartman · 5 (%6)
- Ağıl Yeri · 3 (%4)
- Orman · 3 (%4)
- Ahşap Bir Ve Kerpiç Diğer Evi Bulunan Bahçe · 1 (%1)
- A-B-C-D Bloklardan Oluşan Apartman Beton Ve Arsası · 1 (%1)
Recent developments.
Mamak Belediyesi Dijital Hizmetler ve E-İmza UygulamasıMamak Belediyesi, proje kontrol, yapı ve inşaat ruhsat işlemlerini vatandaşların belediyeye gitmeden tamamlayabilmesi için e-imza uygulamasını başlatmıştır.Mamak Belediyesi · 2024-05-22
Mamak Belediyesi Askı İlan TutanaklarıMamak Belediyesi, imar planı değişiklikleri ve askı ilanlarına ilişkin tutanakları resmi web sitesi üzerinden yayınlamaktadır.Mamak Belediyesi · 2024-05-22
Mamak Belediyesi İmar ve Şehircilik MüdürlüğüMamak Belediyesi İmar ve Şehircilik Müdürlüğü, bölgedeki imar planları, ruhsat işlemleri ve şehircilik faaliyetlerine dair resmi bilgilere ev sahipliği yapmaktadır.Mamak Belediyesi · 2024-05-22
23.182
2026-08-17
23.182
2026-08-24
23.182
2026-09-01
Investment assessment
This neighbourhood offers a bifurcated investment profile: stable, liquid exposure to the apartment market (2+1 units dominate) versus long-term land banking opportunities in a district with high undeveloped land ratios. The tight price dispersion in apartments suggests a mature, efficient market for residential sales, while the TKGM data reveals that 29% of parcels are classified as 'arsa' (plottable land) and 18% as 'tarla' (agricultural field), indicating significant future development potential or zoning constraints depending on KEOS. The high mortgage interest rate (42.04%) currently suppresses credit-driven demand, favouring cash buyers or those with existing financing, which may limit short-term liquidity but supports price stability against speculative volatility. Investors should weigh the immediate utility of the apartment stock against the speculative nature of the land parcels, acknowledging that macroeconomic factors like interest rates and zoning changes are not yet fully priced in.
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 · 110 m² · current price 2.450.000 ₺. Estimated price a year ago ~2.037.136 ₺ (regional property index).
starting capital
Gram altın2.958.852 ₺ +%45
Bu konut2.450.000 ₺ +%20
ABD doları2.386.370 ₺ +%17
Bitcoin1.685.318 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara)
Arsa
Sample (anonymised) listing: Arsa · 300 m² · current price 2.450.000 ₺. Estimated price a year ago ~2.037.136 ₺ (regional property index).
starting capital
Gram altın2.958.852 ₺ +%45
Bu arsa2.450.000 ₺ +%20
ABD doları2.386.370 ₺ +%17
Bitcoin1.685.318 ₺ −%17
Taşınmaz: TCMB konut endeksi (Ankara) — arsa için resmi endeks yok, bölge gayrimenkul göstergesi
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/kiralık), OpenStreetMap (OSM) for points of interest and walkability, UAVT for location coordinates, TKGM for cadastral parcel data, and TCMB for macroeconomic indicators. It does not include real-time market sentiment, specific building inspection reports, or future zoning changes (KEOS). Macro factors such as interest rates and inflation are noted for context but are not predictive of individual asset performance.