51.213
Kırkkonaklar, Konak/İzmir
Momentum · yeterli veri yok
Kırkkonaklar, located in the Konak district of İzmir, is a residential neighbourhood with a median sales price of 51,213 TL/m², which is virtually aligned with the district-wide median of 51,250 TL/m². The market is characterized by a high volume of listings (n=90) and a strong preference for larger unit types, particularly 3+1 and 4+1 apartments.
Veri güveniyüksek90 ilanDeprem bölgesi2 · PGA 0.38gil bazlı
7.650.000
Median price ₺
for saleThe location's thesis.
Kırkkonaklar is a stable, family-oriented residential zone in İzmir’s Konak district, best suited for buyers prioritizing space (3+1/4+1 layouts) and specific premium features (site access, views) over price arbitrage. The market is efficient at pricing these premium attributes, meaning investors must target specific high-value drivers (e.g., Konak Flora’s brand premium) rather than betting on general neighbourhood appreciation.
- High mortgage interest rates (42.04%) significantly constrain credit-dependent demand, likely slowing transaction velocity and favoring cash buyers (TCMB data).
- The neighbourhood is located in Seismic Hazard Zone 2 with a high peak ground acceleration (PGA) of 0.38g within the Ege graben system, requiring rigorous verification of building codes and structural integrity for any acquisition (regional seismic profile).
- The market is dominated by larger units (3+1/4+1), which may limit liquidity compared to smaller, more affordable entry-level units in other districts.
Housing, land, commercial and building — by type.
51.213
Konut
₺/m² · 90 listings · high confidence₺/m² by property type.
53.740
Daire
₺/m² · 74 listings38.828
Dubleks
₺/m² · 16 listingsThe median price of 51,213 TL/m² indicates that Kırkkonaklar is priced at the district average, offering no significant premium or discount relative to Konak as a whole. The sub-type spread reveals a clear value hierarchy: standard apartments command a premium (53,740 TL/m²) compared to duplexes (38,828 TL/m²), suggesting that vertical density is valued higher than duplex layouts in this specific inventory. Within apartments, smaller units (1+1 at 69,889 TL/m²) trade at a significantly higher per-square-meter rate than larger family units (3+1 at 49,615 TL/m²), indicating that entry-level or investment-grade compact units carry a higher density premium. The rent-vs-sale relation is not explicitly provided in the packet, but the high median listing price (7,650,000 TL) and the prevalence of 3+1/4+1 layouts suggest a market oriented toward long-term family occupancy rather than short-term rental yield optimization.
₺/m² by property type and layout
Daire67 listings
1+19 listings
69.889₺/m²
2+19 listings
66.316₺/m²
3+131 listings
49.615₺/m²
4+118 listings
54.916₺/m²
Dubleks8 listings
3+14 listings
45.897₺/m²
5+14 listings
37.101₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
43.44852.38864.889
Dispersion: Medium · (p75−p25) / medyan = 0.41
Premium drivers · vs overall median
70.455
Manzaralı
11 listings · +%34 vs median67.786
Site içinde
9 listings · +%29 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Branded projects and price premium
Neighbourhood median 52.388 ₺/m²; branded projects trade at a premium/discount vs the median.
60.312
Konak Flora
3 listings · max 70.455 · +%15 vs medianComplexes, new-builds and mix in the area
%10
In a complex
9 / 90 listings2
New / under construction
2 yeni · 0 proje90
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+135 listings · 49.615 ₺/m²
%41
4+121 listings · 54.839 ₺/m²
%25
2+110 listings · 64.976 ₺/m²
%12
1+19 listings · 69.889 ₺/m²
%11
5+17 listings · 38.828 ₺/m²
%8
3.5+13 listings · 37.188 ₺/m²
%4
Building age
0 (yeni/proje)2 listings
%100
Surroundings & transit.
The neighbourhood’s structure, with 10% of listings in gated sites and a dominance of larger units (3+1 and 4+1), implies a lifestyle profile focused on family living and stability. The presence of 'site' (gated community) and 'view' (manzaralı) as key price drivers (+29% and +34% premiums respectively) suggests that residents value privacy, security, and aesthetic quality over high-density urban convenience. The lack of specific walkability or transit data in the packet prevents a detailed assessment of urban connectivity, but the unit mix points away from a young, transient demographic and toward established households.
Recent developments.
Konak Belediyesi Plan Askı PanosuKonak Belediyesi tarafından yürütülen imar planı tadilatı ve web askı ilanları bu platform üzerinden resmi olarak duyurulmaktadır.Konak Belediyesi · 2024-05-22
Tehlikeli Yapı Hakkında DuyuruKonak İlçesi Ferahlı Mahallesi'nde bulunan bir yapı için tehlikeli yapı ilanına ilişkin belediye duyurusu yayımlanmıştır.Konak Belediyesi · 2025-06-18
51.250
2026-08-17
51.213
2026-08-24
Investment assessment
Kırkkonaklar presents a static investment profile for buyers seeking alignment with district averages rather than speculative upside. The wide price dispersion (p25–p75: 43,448–64,889 TL/m²) and the presence of premium branded projects like Konak Flora (+15% premium) indicate that value is driven by specific attributes such as brand reputation, site location, and views rather than general neighbourhood appreciation. The dominance of 3+1 and 4+1 units suggests the market is tailored for families, making it less efficient for high-turnover rental investments compared to areas with higher 1+1/2+1 density. Without explicit price momentum data, the investment case relies on selecting assets with premium drivers (site, view) to mitigate the high cost of capital (42.04% mortgage rate) which currently favors cash buyers.
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 · 130 m² · current price 7.600.000 ₺. Estimated price a year ago ~6.489.956 ₺ (regional property index).
starting capital
Gram altın9.425.887 ₺ +%45
Bu konut7.600.000 ₺ +%17
ABD doları7.602.557 ₺ +%17
Bitcoin5.390.481 ₺ −%17
Taşınmaz: TCMB konut endeksi (İzmir)
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 (cleaned median prices, sub-type distributions, premium drivers), macroeconomic indicators from TCMB (mortgage rates, USD/TRY), and regional seismic hazard data. It does not include real-time macroeconomic shifts, specific zoning changes (KEOS), or internal field data. Buyers should verify structural compliance and current financing terms independently.