51.154
Aliağa, İzmir
Momentum -5.0
Aliağa, İzmir’s Aliağa district presents a residential market with a median price of 51,154 TL/m², anchored by a median listing price of 5,750,000 TL across 63 verified sales listings. The area features a diverse property mix, including significant volumes of land and construction sites, indicating a market that balances existing housing with development potential.
Veri güveniyüksek63 ilanDeprem bölgesi2 · PGA 0.38gil 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.
9.811
Land · ₺/m²
350 listings · for sale5.750.000
Median price ₺
for sale28.750
Rent ₺/mo
11 listingsThe location's thesis.
Aliağa is suitable for investors and buyers seeking exposure to the broader İzmir residential market at the district median price point, with a specific opportunity in the land and construction site sector for those with a longer time horizon. The data supports a thesis of 'development-ready standard housing,' where the high volume of non-residential listings (land/sites) indicates a market in transition or expansion, distinct from mature, fully built-up neighbourhoods.
- High mortgage interest rates (42.04%) significantly increase financing costs, potentially restricting the pool of qualified buyers to cash purchasers and slowing transaction velocity.
- The rental market data is based on a very small sample size (n=11), making yield calculations and rental demand assessments statistically unreliable.
- The neighbourhood is located in Seismic Hazard Zone 2 with a Peak Ground Acceleration (PGA) of 0.38g within the Aegean graben system, requiring rigorous structural assessment of any existing buildings.
- The heavy inventory of land and construction sites may indicate a supply surplus in the development sector, which could pressure land values or increase competition for buyers.
Housing, land, commercial and building — by type.
2.089
Arazi
₺/m² · 436 listings · medium confidence9.811
Arsa
₺/m² · 350 listings · medium confidence51.154
Konut
₺/m² · 63 listings · high confidence26.875
İşyeri
₺/m² · 8 listings · medium confidence1.573
Arsa
₺/m² · 5 listings · medium confidence₺/m² by property type.
The residential median of 51,154 TL/m² aligns exactly with the district-wide median, suggesting this neighbourhood represents the standard pricing tier for Aliağa rather than a premium or discount sub-market. The property spread is heavily weighted toward land and construction sites (arsa/arazi), with 436 land listings and 350 construction site listings compared to only 63 residential units, indicating a market driven by development or investment in raw land rather than immediate occupancy. The rental median of 28,750 TL/month (n=11) is based on a small sample size; therefore, a direct yield calculation is unreliable, and the rent-vs-sale relationship should be interpreted with caution due to the potential mismatch between the high-value land inventory and the limited rental stock.
Surroundings & transit.
The presence of a large volume of land and construction site listings implies a neighbourhood with ongoing development activity or available space for expansion, appealing to investors looking for land banking or development opportunities. The alignment with the district median price suggests a functional, standard residential environment rather than a niche luxury or distressed market. The lifestyle profile is likely oriented towards practical living and investment, supported by the availability of diverse property types from finished homes to raw plots.
Recent developments.
1/1000 Ölçekli Uygulama İmar Planı Değişikliği Askı İlanıAliağa'da 1/1000 ölçekli uygulama imar planı değişikliği 25.02.2026-26.03.2026 tarihleri arasında askıya çıkarılmıştır.Aliağa Belediyesi · 2026-02-25
İmar Uygulaması Ön Askı İlanı - Aliağa BelediyesiAliağa Belediyesi tarafından imar uygulamasına ilişkin ön askı ilanı duyurulmuştur.Aliağa Belediyesi · 2024-05-15
Aliağa İlçesi, Aliağa Mah., Muhtelif Parsellerde Toplu Konut Alanına İlişkin İmar Planı DuyuruAliağa Mahallesi'ndeki muhtelif parsellerde toplu konut alanına ilişkin imar planı Bakanlık Makamınca onaylanmıştır.Çevre, Şehircilik ve İklim Değişikliği Bakanlığı · 2024-06-10
51.827
2026-08-05
51.827
2026-08-09
51.827
2026-08-13
51.154
2026-08-18
Investment assessment
This neighbourhood offers a bifurcated investment profile: one segment targets end-users seeking standard district-average pricing, while the other targets developers or long-term holders interested in the substantial inventory of land and construction sites. The wide price dispersion in the residential segment (36,504–65,561 TL/m²) suggests that careful selection is required to identify value, as prices vary significantly even within the median range. The high cost of credit (42.04% mortgage rate) currently suppresses leveraged demand, making this market primarily accessible to cash buyers or those with existing capital, which may stabilize prices but limit rapid turnover. Investment efficiency depends on whether the buyer targets the liquid residential stock or the illiquid but potentially higher-appreciation land assets.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
Related Regions
This analysis relies on regional listing data (cleaned for outliers), macroeconomic indicators from TCMB (interest rates, exchange rates), and seismic hazard data at the province level. It does not include real-time zoning changes, specific building inspection reports, or broader economic forecasts beyond the provided interest rate context. Users should verify specific property conditions and local zoning regulations independently.