115.000
Küçükkuyu, Ayvacık/Çanakkale
Momentum +0
Küçükkuyu, Ayvacık/Çanakkale is a residential neighbourhood characterized by a high median price level of 107,143 ₺/m² for existing housing listings. The market is dominated by detached villas, with a significant premium attached to properties near the sea or offering views, while the broader macroeconomic environment features high mortgage rates that likely constrain credit-dependent demand.
Deprem bölgesi2 · PGA 0.35gil bazlı
The location's thesis.
Küçükkuyu is a high-value, low-density coastal neighbourhood primarily suited for affluent buyers or investors seeking detached villa assets with direct sea proximity, where location premiums (specifically coastal access) significantly outperform general view attributes. The market is currently shaped by high national financing costs, making it a cash-heavy or high-equity market rather than a credit-driven one.
- Seismic Risk: The region is classified as Earthquake Zone 2 with a Peak Ground Acceleration (PGA) of 0.35g, associated with the Western extension of the North Anatolian Fault (Regional seismic profile). This indicates a moderate-to-high seismic hazard context for structural planning.
- Liquidity Risk: The high national mortgage interest rate (42.03%) may reduce the pool of credit-dependent buyers, potentially slowing transaction velocity for higher-priced villa assets.
- Price Dispersion: The wide price range (p25–p75: 81,250–156,250 ₺/m²) indicates significant variance in asset quality or location, requiring careful due diligence to avoid overpaying for lower-tier attributes.
₺/m² by property type.
The general median price is 107,143 ₺/m², with a sub-type spread indicating that villas command a premium over standard apartments. Specifically, 3+1 villas average 141,216 ₺/m² and 4+1 villas average 165,138 ₺/m², which are substantially higher than the general median, suggesting that detached housing is the primary value driver in this area. The distribution is moderately dispersed (p25–p75: 81,250–156,250 ₺/m²; dispersion ratio 0.7), indicating varied pricing based on specific attributes. Regarding rent-vs-sale signals, the data focuses on sales listings; however, the high entry price per square meter for villas (141k–165k ₺/m²) compared to the general median suggests that the market is oriented towards high-value asset accumulation rather than high-yield rental turnover, a dynamic further influenced by the national mortgage interest rate of 42.03% (TCMB, 2026-08-14), which likely favors cash buyers or those with existing capital.
₺/m² by property type and layout
Villa15 listings
3+110 listings
141.216₺/m²
4+15 listings
165.138₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
81.250107.143156.250
Dispersion: High · (p75−p25) / medyan = 0.7
Premium drivers · vs overall median
105.882
Manzaralı
5 listings · −%1 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
%6
In a complex
2 / 35 listings35
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+111 listings · 132.432 ₺/m²
%48
4+18 listings · 111.275 ₺/m²
%35
2+14 listings · 79.167 ₺/m²
%17
Surroundings & transit.
The neighbourhood's structure, with 6% of listings in sites and a dominance of 3+1 and 4+1 layouts, suggests a lifestyle oriented towards family living or secondary homes rather than high-density urban commuting. The prevalence of villas and the specific premium for sea proximity imply a leisure or coastal lifestyle profile. The lack of detailed walkability or transit data in the packet prevents a full assessment of urban connectivity, but the housing stock type points to a lower-density, potentially car-dependent environment typical of coastal resort areas.
Recent developments.
PDF Küçükkuyu (Ayvacik-çanakkale) Mihli Mahallesi 347 Ada 4 Parsel Ve ...Küçükkuyu beldesi Mihli Mahallesi 347 ada 4 parsel ve çevresine ait uygulama imar planı açıklama raporu yayımlandı.Küçükkuyu Belediyesi · 2026-06
PDF Küçükkuyu (Ayvacik-çanakkale) Mihli Mahallesi 169 Ada 33, 34, 35 Parsel ...Mihli Mahallesi 169 ada 33, 34, 35 parseller ve çevresinin mevcut 1/5000 nazım ve 1/1000 uygulama imar planları yürürlüktedir.Küçükkuyu Belediyesi · 2026-05
PDF Küçükkuyu (Ayvacik-çanakkale) Mihli 197, 156, 516, 517 Ada Ve Çevresi̇ne ...Mihli Mahallesi 197, 156, 516, 517 ada ve çevresine ait parselasyon planı uygulamasına yönelik itirazlar ve idari davalar sonuçlanmıştır.Küçükkuyu Belediyesi · 2025-11
T.C. Küçükkuyu Belediye Başkanlığı | Ege'nin Başladığı YerKüçükkuyu beldesi sınırları içinde yıkım, söküm ve ruhsat eklerine uygun hale getirme işleri için ihale düzenlendi.Küçükkuyu Belediyesi · 2026-06-04
110.390
2026-08-04
110.390
2026-08-07
110.390
2026-08-11
110.390
2026-08-16
Investment assessment
This neighbourhood presents a niche investment profile suited for buyers seeking detached villa assets with view or proximity premiums, rather than high-density apartment yields. The data shows that 'Sea/Coastal' proximity adds a +7% premium to the median (115,000 ₺/m²), while 'View' properties trade slightly below median (-1% at 105,882 ₺/m²), indicating that direct coastal access is a stronger value driver than general views in this specific inventory. The wide price dispersion (81k–156k ₺/m²) suggests upside potential for well-located assets, but the high national mortgage rates (42.03%) imply that liquidity may be slower, favoring investors with strong liquidity. Without historical price momentum data showing growth, the investment case rests on asset quality (villa type, sea proximity) rather than market appreciation trends.
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: 5+1 · 120 m² · current price 21.000.000 ₺. Estimated price a year ago ~18.159.681 ₺ (regional property index).
starting capital
Gram altın26.226.074 ₺ +%44
ABD doları21.272.872 ₺ +%17
Bu konut21.000.000 ₺ +%16
Bitcoin15.107.952 ₺ −%17
Taşınmaz: TCMB konut endeksi (Balıkesir/Çanakkale)
Arazi / tarla
Sample (anonymised) listing: Arazi / tarla · 626 m² · current price 5.500.000 ₺. Estimated price a year ago ~4.756.107 ₺ (regional property index).
starting capital
Gram altın6.868.734 ₺ +%44
ABD doları5.571.466 ₺ +%17
Bu arazi5.500.000 ₺ +%16
Bitcoin3.956.845 ₺ −%17
Taşınmaz: TCMB konut endeksi (Balıkesir/Çanakkale) — arazi / tarla 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 is derived from regional listing data (satılık konut), OSM-derived location context, and macroeconomic indicators from TCMB (2026-08-14). It relies on observed price medians, sub-type spreads, and seismic zone classifications. It does not include forward-looking predictions, zoning changes (KEOS), or internal field names. Macro factors such as interest rates are included as context for demand constraints, but specific property-level structural or legal due diligence is not covered.