68.324
Ayrancı/merkez, Ayrancı/Karaman
Momentum · yeterli veri yok
Ayrancı/merkez is a residential neighbourhood in Karaman where the median sale price for housing stands at 68,324 TL/m², slightly below the district median of 71,379 TL/m². The market is characterized by a high concentration of 3+1 units and a distinct price premium for duplexes and branded projects compared to standard apartments.
Veri güveniyüksek145 ilanDeprem bölgesi4 · PGA 0.12gil bazlı
7.525.000
Median price ₺
for saleThe location's thesis.
Ayrancı/merkez is best suited for family-oriented buyers seeking value below the district median in a stable, residential environment, particularly those prioritizing space (3+1 layouts) over luxury branding, as the market offers a clear price discount relative to Karaman’s average while maintaining a structured supply of modern housing options.
- High mortgage interest rates (42.04%) significantly increase financing costs, potentially limiting the pool of qualified buyers and slowing market liquidity (TCMB).
- Active supply from 16 new/zero listings and 2 unfinished projects may create competitive pressure on resale prices for existing units (regional listing data).
- The region is classified in Seismic Risk Zone 4 with a PGA of 0.12g, indicating moderate earthquake hazard that may influence insurance costs or buyer perception (il bazlı deprem profili).
- Price dispersion is wide (p25–p75: 58,421–96,452 TL/m²), meaning poor property selection can lead to significant value variance relative to the median.
Housing, land, commercial and building — by type.
68.324
Konut
₺/m² · 145 listings · high confidence₺/m² by property type.
64.583
Daire
₺/m² · 125 listings97.692
Dubleks
₺/m² · 16 listingsThe median price of 68,324 TL/m² indicates that Ayrancı/merkez is priced modestly below the broader Karaman district average of 71,379 TL/m², suggesting competitive entry points for buyers (regional listing data). The sub-type spread reveals a significant value gap: duplexes command a premium of 97,692 TL/m² compared to 64,583 TL/m² for standard apartments, reflecting a preference for larger or premium layouts (regional listing data). The presence of 16 new/zero listings and 2 unfinished projects signals active supply, which may moderate price growth for existing stock, while the high median mortgage interest rate of 42.04% (TCMB) suggests the current market is likely driven by cash buyers or those with existing financing, potentially slowing transaction velocity (TCMB).
₺/m² by property type and layout
Daire122 listings
1+117 listings
120.909₺/m²
2+131 listings
68.571₺/m²
3+164 listings
60.192₺/m²
4+110 listings
88.300₺/m²
Dubleks13 listings
2+14 listings
108.490₺/m²
3+19 listings
95.185₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
58.42168.92996.452
Dispersion: Medium · (p75−p25) / medyan = 0.55
Premium drivers · vs overall median
70.154
Manzaralı
22 listings · +%2 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 68.929 ₺/m²; branded projects trade at a premium/discount vs the median.
109.884
Çankaya Park Evleri
3 listings · max 150.000 · +%59 vs medianComplexes, new-builds and mix in the area
18
New / under construction
16 yeni · 2 proje145
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+176 listings · 61.132 ₺/m²
%54
2+136 listings · 72.842 ₺/m²
%26
1+117 listings · 120.909 ₺/m²
%12
4+112 listings · 88.300 ₺/m²
%9
Building age
0 (yeni/proje)16 listings
%100
Surroundings & transit.
The neighbourhood’s housing stock, dominated by 3+1 units and branded complexes like Çankaya Park Evleri, implies a lifestyle oriented towards family living and long-term residency rather than transient or luxury tourism (regional listing data). The presence of 'view' (+2% premium) as a price driver suggests that topography or specific vantage points add value, though the data does not specify proximity to coastal or major transit hubs (OSM/regional listing data). The mix of new construction and established stock suggests a developing residential area where walkability and local amenities are likely tailored to permanent residents.
Recent developments.
Karaman Çevre, Şehircilik ve İklim Değişikliği İl Müdürlüğünün "Halkın Bilgilendirilmesi ve Sürece Katılımı Toplantısı" İlanıKaraman Çevre, Şehircilik ve İklim Değişikliği İl Müdürlüğü tarafından Ayrancı/Merkez mahallesinde imar planı sürecine ilişkin halkın bilgilendirilmesi toplantısı duyurulmuştur.T.C. Ayrancı Kaymakamlığı · 25.11.2025
68.324
2026-08-17
68.324
2026-08-24
Investment assessment
This neighbourhood offers a static investment profile centered on value relative to the district median, with duplexes and branded projects like Çankaya Park Evleri (+59% premium) demonstrating the highest per-square-meter efficiency for premium positioning. The dominance of 3+1 units (76 listings) indicates a layout optimized for families rather than short-term rental investors, while the active supply of new and unfinished units requires careful selection to avoid oversupply pressure. Investment returns are currently constrained by high borrowing costs (42.04% mortgage rate), making cash-flow analysis dependent on rental yields rather than leveraged appreciation, with no historical price momentum data available to confirm upward 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: 2+1 · 120 m² · current price 7.550.000 ₺. Estimated price a year ago ~6.635.302 ₺ (regional property index).
starting capital
Gram altın9.582.653 ₺ +%44
ABD doları7.772.820 ₺ +%17
Bu konut7.550.000 ₺ +%14
Bitcoin5.520.241 ₺ −%17
Taşınmaz: TCMB konut endeksi (Konya/Karaman)
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 for pricing and inventory, TCMB for macroeconomic indicators, and official seismic risk classifications. It does not include real-time macroeconomic shifts, zoning changes, or interest rate fluctuations, which are external factors not captured in the static packet.