23.538
Tandoğan, Sincan/Ankara
Momentum · yeterli veri yok
Tandoğan is a highly walkable, transit-poor neighbourhood in Sincan, Ankara, characterized by a dense stock of masonry apartment buildings and a median price of 23,538 TL/m², which sits slightly below the district average of 23,719 TL/m². The market is dominated by 2+1 and 3+1 units, with a notable premium for properties located within gated sites.
Yürünebilirlik100/100Veri güveniyüksek42 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.
20.052
Land · ₺/m²
3 listings · for sale2.562.000
Median price ₺
for sale100
Walkability
331 points of interest · OSMThe location's thesis.
Tandoğan is a mature, high-density residential neighbourhood in Sincan, Ankara, primarily suited for local families and cash-buying investors seeking affordable, walkable apartments with easy access to daily amenities. The area’s character is defined by its masonry apartment stock and high pedestrian accessibility, making it ideal for residents who prioritize convenience and community infrastructure over public transit connectivity or new-build luxury. The slight price discount to the district median and the premium for 2+1 units indicate a market focused on practicality and efficiency rather than speculative growth.
- High mortgage interest rates (42.04%) significantly constrain credit-driven demand, likely limiting the buyer pool to cash purchasers and potentially slowing transaction velocity.
- Poor public transit connectivity (score 21) limits the neighbourhood's appeal to non-car owners and may suppress price appreciation compared to better-connected areas.
- The region is in Seismic Hazard Zone 3 with a PGA of 0.25g, requiring due diligence on building structural integrity, especially given the prevalence of older masonry construction.
- Short-term price volatility is evident, with the median dropping from 24,499 TL/m² to 23,538 TL/m² in one week, indicating a sensitive or illiquid market.
Housing, land, commercial and building — by type.
23.538
Konut
₺/m² · 42 listings · high confidence23.490
Konut
₺/m² · 5 listings · medium confidence20.052
Arsa
₺/m² · 3 listings · low confidence11.197
Arsa
₺/m² · 1 listings · low confidence₺/m² by property type.
23.538
Daire
₺/m² · 42 listings23.490
Daire
₺/m² · 5 listingsThe median price of 23,538 TL/m² (range 20,782–26,481 TL/m²) indicates a market priced modestly below the Sincan district median of 23,719 TL/m², suggesting value relative to the wider area. The inventory is overwhelmingly composed of apartments (n=42–47), with land/arsa listings being negligible (n=4), confirming a built-up, high-density character. Within apartments, 2+1 units command a significant premium (26,832 TL/m²) compared to 3+1 units (22,417 TL/m²), likely reflecting higher demand for smaller, lower-maintenance units among cash buyers or investors. The presence of 'site' (gated community) properties adds a 3% premium (24,697 TL/m²) over the general median, indicating that security and managed amenities are valued drivers in this specific micro-market. Recent data shows a slight dip in the median from 24,499 TL/m² to 23,538 TL/m² over the last week, reflecting short-term volatility or seasonal adjustment.
₺/m² by property type and layout
Daire44 listings
2+121 listings
26.832₺/m²
3+123 listings
22.417₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
21.57724.08727.161
Dispersion: Low · (p75−p25) / medyan = 0.23
Premium drivers · vs overall median
24.697
Site içinde
4 listings · +%3 vs medianHow 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
%9
In a complex
4 / 47 listings47
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+123 listings · 22.417 ₺/m²
%49
2+121 listings · 26.832 ₺/m²
%45
1+13 listings · 29.500 ₺/m²
%6
Building age
6-101 listings
%100
Surroundings & transit.
Official location · Tandoğan Mahallesi, Sincan, Ankara, İç Anadolu Bölgesi, Türkiye
100
Walkability
21
Public transit
121 m
Nearest market
45 m
Nearest pharmacy
89
Günlük ihtiyaç
Eczane (41), Süpermarket (13), Banka (12), ATM (12)85
Spor & rekreasyon
Park (69), Spor Sahası (15), Spor Salonu (1)80
Diğer
İbadethane (18), Playground (10), Furniture (9), Optician (7)20
Ulaşım
Otopark (15), Taksi (5)20
Yeme-içme
Restoran (10), Kafe (8), Fast Food (1), Fırın (1)19
Eğitim
Okul (16), Kütüphane (2), Üniversite (1)Tandoğan offers an exceptional lifestyle for pedestrians, with a walkability score of 100 and 331 points of interest within walking distance, including daily necessities like markets (121m), pharmacies (45m), and schools (238m). However, it is poorly served by public transit (score 21, only 3 bus stops), making it less suitable for commuters relying on buses and more appropriate for car owners or those working locally. The high density of parks (69) and sports facilities (15) within 1.5km supports a family-oriented, active lifestyle, while the scarcity of restaurants and cafes (20 total) suggests a primarily residential, functional community rather than a nightlife or dining hub.
Title & parcels.
21
Parcels
13
Blocks
2.018
Avg parcel m²
Land character
- Kargir Apartman · 7 (%33)
- Arsa · 6 (%29)
- Kargir Apartman · 3 (%14)
- -Apartman--Kargir- · 1 (%5)
- 6 Katlı Betonarme Apartman Ve Arsası · 1 (%5)
- Mesken · 1 (%5)
- 6 Katlı Betonarme Mesken Ve Arsası · 1 (%5)
- A,B,D,H,G,L,N,O,M Bloklardan Oluşan Betonarme Apartman Ve Arsası · 1 (%5)
24.499
2026-08-17
23.538
2026-08-24
Investment assessment
This neighbourhood offers a static investment profile suited for cash buyers or those seeking rental yield from smaller units (2+1), given the high mortgage rates (42.04%) which suppress credit-driven demand. The wide price dispersion (p25–p75: 21,577–27,161 TL/m²) suggests that careful selection can identify undervalued assets, particularly those outside sites that may be priced closer to the lower bound. The dominance of masonry construction and older stock implies limited new supply pressure, but also potential maintenance costs. Investment efficiency lies in targeting 2+1 units for their higher per-square-meter value and liquidity, while avoiding overpayment for site premiums unless the rental yield justifies the entry cost. The lack of significant new project data suggests a stable, mature market rather than a growth-oriented development zone.
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 · 95 m² · current price 2.549.000 ₺. Estimated price a year ago ~2.119.452 ₺ (regional property index).
starting capital
Gram altın3.078.413 ₺ +%45
Bu konut2.549.000 ₺ +%20
ABD doları2.482.799 ₺ +%17
Bitcoin1.753.419 ₺ −%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), OSM/Nominatim for points of interest and walkability, TKGM for cadastral data, and TCMB for macroeconomic indicators. It does not include real-time macro factors such as interest rate changes, zoning updates, or broader economic shifts, which may impact future valuations. All figures are derived from the provided packet and are subject to market fluctuations.