16.813
Menderes, İzmir
Momentum · yeterli veri yok
Menderes is a district in İzmir where residential properties show a median price of 16,813 TL/m², with a broad listing range from 7,244 to 46,111 TL/m². The market features a mix of residential units, land, and commercial spaces, with rental listings averaging 47,500 TL per month.
Veri güveniorta27 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.
5.473
Land · ₺/m²
27 listings · for sale12.250.000
Median price ₺
for sale47.500
Rent ₺/mo
28 listingsThe location's thesis.
Menderes is suitable for investors seeking exposure to the average İzmir urban market with a focus on asset selection within a high-variance price environment, particularly those interested in the commercial sector or land development, while being mindful of the current high-cost credit environment.
- High national mortgage interest rates (42.04%) reduce affordability and may slow transaction volumes, favoring cash buyers (TCMB data).
- The region is located in Seismic Hazard Zone 2 with a peak ground acceleration (PGA) of 0.38g within the Ege graben system, requiring rigorous structural and zoning compliance for any new development or renovation (regional seismic profile).
- The wide price dispersion (7,244–46,111 TL/m²) indicates inconsistent property standards or data quality, increasing due diligence complexity for buyers.
Housing, land, commercial and building — by type.
5.473
Arsa
₺/m² · 27 listings · medium confidence16.813
Konut
₺/m² · 27 listings · medium confidence3.933
Arazi
₺/m² · 14 listings · medium confidence41.176
İşyeri
₺/m² · 7 listings · medium confidence₺/m² by property type.
The residential median of 16,813 TL/m² aligns exactly with the district-wide median, indicating that this area represents the average price point for Menderes rather than a premium or discount segment (regional listing data). The wide 'reasonable range' (7,244–46,111 TL/m²) suggests significant heterogeneity in property quality, size, or condition within the listings. Land (arsa) is priced at 5,473 TL/m² and agricultural land (arazi) at 3,933 TL/m², while commercial premises (işyeri) command a much higher rate of 41,176 TL/m², highlighting a strong value disparity between residential and commercial assets. The rental median of 47,500 TL/month is noted with caution, as the sample mix may differ from the sales segment, making direct yield calculations speculative without further granularity.
Surroundings & transit.
As part of the Menderes district in İzmir, the area serves a general residential and commercial population, with the high commercial price per square meter suggesting active business activity or strategic commercial locations. The lifestyle profile is typical of a major urban district in the Aegean region, supported by the availability of both residential and land assets. Specific walkability or transit details are not provided in the data, so the analysis relies on the general urban character of Menderes as an İzmir district.
Recent developments.
Plan ve Proje Müdürlüğü arşivleri - Menderes Belediyesi - İzmirAdnan Menderes Hava Meydan Komutanlığı Kışlası alanına ilişkin hazırlanan 1/25.000, 1/5000 ve 1/1000 ölçekli imar planlarına ait tekli dosyalar arşivde yer almaktadır.Menderes Belediyesi · None
16.813
2026-08-18
16.813
2026-08-25
Investment assessment
This neighbourhood offers a static investment profile characterized by average district pricing and high variance, suggesting that value creation depends on selecting specific assets within the wide price dispersion rather than relying on broad market appreciation. The presence of commercial listings at significantly higher per-square-meter rates indicates potential for mixed-use or commercial investment, provided zoning allows. The high national mortgage interest rate (42.04%) currently suppresses credit-driven demand, implying that transactions are likely driven by cash buyers or those with existing capital, which may limit liquidity in the short term. Without specific price momentum data for this neighbourhood, the outlook remains neutral, contingent on broader macroeconomic shifts in interest rates.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
Related Regions
This analysis is based on regional listing data (satılık/kiralık), TCMB macro indicators, and regional seismic hazard profiles. It does not include real-time field verification, specific building condition reports, or macroeconomic forecasts beyond the provided interest rate context. Zoning (KEOS) and specific land use regulations are not detailed in the provided packet.