70.556
Aziziye, Ayranci/Karaman
Momentum · yeterli veri yok
Aziziye in the Ayranci district of Karaman is a residential neighbourhood where the median price for apartments stands at 70,556 TL/m², slightly below the district median of 71,506 TL/m². The market is characterized by a significant price dispersion, with standard apartments averaging 68,264 TL/m² while luxury residences command a premium of 130,357 TL/m².
Veri güveniorta65 ilanDeprem bölgesi4 · PGA 0.12gil bazlı
8.700.000
Median price ₺
for saleThe location's thesis.
Aziziye is best suited for family-oriented buyers and high-net-worth individuals seeking branded, amenity-rich residences, as evidenced by the strong price premiums for site-inclusion and branded projects. The market is not for speculative short-term flipping due to the high financing costs and the specific nature of the demand (family/luxury), but rather for long-term asset holding in a stable, slightly below-district-median priced environment.
- High national mortgage interest rates (42.04%) significantly increase borrowing costs, potentially limiting the pool of qualified buyers and slowing transaction velocity.
- The neighbourhood is located in Seismic Hazard Zone 4 with a Peak Ground Acceleration (PGA) of 0.12g, indicating a moderate-to-high seismic risk context that may affect insurance costs and buyer perception.
- Market liquidity may be constrained for the high-end residence segment due to the smaller sample size (n=5) and the premium pricing, which narrows the buyer pool.
Housing, land, commercial and building — by type.
70.556
Konut
₺/m² · 65 listings · medium confidence₺/m² by property type.
68.264
Daire
₺/m² · 53 listings130.357
Rezidans
₺/m² · 5 listingsThe median price of 70,556 TL/m² indicates a market that is competitively priced relative to the broader Ayranci district (71,506 TL/m²). The sub-type spread reveals a dual market: standard apartments (68,264 TL/m²) offer the baseline value, while residences (130,357 TL/m²) represent a high-end segment with nearly double the price per square meter. The presence of premium branded projects like Portakal Çiçeği Residence, which trades at a +110% premium to the neighbourhood median, signals that brand value and specific amenities (such as site inclusion) drive significant price differentiation. The rent-vs-sale relation is not explicitly detailed in the provided data, but the high capital values suggest a market driven by asset preservation rather than immediate yield, particularly for the residence segment.
₺/m² by property type and layout
Daire47 listings
2+112 listings
69.052₺/m²
3+135 listings
65.094₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
58.69669.355103.652
Dispersion: Medium · (p75−p25) / medyan = 0.65
Premium drivers · vs overall median
116.845
Site içinde
6 listings · +%68 vs median62.407
Manzaralı
6 listings · −%10 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 69.355 ₺/m²; branded projects trade at a premium/discount vs the median.
145.766
Portakal Çiçeği Residence
4 listings · max 162.500 · +%110 vs medianComplexes, new-builds and mix in the area
%9
In a complex
6 / 69 listings69
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+140 listings · 66.491 ₺/m²
%62
2+114 listings · 69.955 ₺/m²
%22
1+15 listings · 160.000 ₺/m²
%8
4+15 listings · 78.767 ₺/m²
%8
Building age
1-51 listings
%100
Surroundings & transit.
The neighbourhood’s structure, with 9% of listings in gated sites and a prevalence of 3+1 units, suggests a lifestyle oriented towards family living and privacy. The significant price premium for 'site inside' properties (+68%) highlights that managed community amenities are a key driver of value and desirability in this area. The absence of specific walkability or transit data in the packet limits a detailed urban mobility assessment, but the housing stock composition points to a suburban or established residential character rather than a high-density urban core.
69.706
2026-08-17
70.556
2026-08-24
70.556
2026-09-01
Investment assessment
This neighbourhood offers a bifurcated investment profile: standard apartments provide exposure to the core residential market at a slight discount to the district median, while residences and branded projects offer high-premium, amenity-driven assets. The wide price dispersion (p25–p75: 58,696–103,652 TL/m²) suggests that careful selection is critical, as site-inclusion and brand reputation can command premiums of up to 68% over the general median. The dominance of 3+1 layouts (40 units vs. 14 for 2+1) indicates a target demographic of families or long-term residents rather than short-term investors. The high national mortgage interest rate of 42.04% currently constrains credit-driven demand, implying that liquidity may be slower and reliant on cash buyers or those with existing capital.
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 · 140 m² · current price 8.700.000 ₺. Estimated price a year ago ~7.645.977 ₺ (regional property index).
starting capital
Gram altın11.042.262 ₺ +%44
ABD doları8.956.759 ₺ +%17
Bu konut8.700.000 ₺ +%14
Bitcoin6.361.073 ₺ −%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 (satılık konut), OSM-derived neighbourhood classifications, and macroeconomic indicators from TCMB. It does not include real-time zoning changes, specific building inspection reports, or broader economic forecasts beyond the provided interest rate and exchange rate data.