71.583
Güvenevler, Ayranci/Karaman
Momentum · yeterli veri yok
Güvenevler is a residential neighbourhood in the Ayranci district of Karaman, characterized by a median price of 71,583 TL/m² for apartments, which aligns closely with the district-wide median of 71,506 TL/m². The market is dominated by 3+1 layouts and features a mix of completed units and new developments, with prices ranging from approximately 57,692 TL/m² to 118,667 TL/m².
Veri güveniorta76 ilanDeprem bölgesi4 · PGA 0.12gil bazlı
8.800.000
Median price ₺
for saleThe location's thesis.
Güvenevler is a standard-market residential area in Ayranci, Karaman, best suited for buyers seeking a 3+1 family home at the district median price point, with investment opportunities lying in the duplex segment or branded developments like CasaNora that command a 33% premium. The market is currently influenced by high national mortgage rates, favoring cash buyers, and features a balanced mix of completed and unfinished units that provide options for both immediate occupancy and value-add investments.
- High national mortgage interest rates (42.04%) may constrain buyer demand and liquidity, as noted in the macro data.
- The 'Manzaralı' (view) attribute is associated with a 23% price discount compared to the median, which is an atypical market signal that may indicate specific buyer aversion or a lack of premium valuation for views in this area.
- The neighbourhood is located in Seismic Risk Zone 4 with a PGA of 0.12g, which is a regional characteristic that may affect insurance costs and construction standards, though this is an il-level (province-level) risk factor and not specific to individual buildings.
- The presence of 4 unfinished (natamam) projects introduces completion risk and potential supply pressure if multiple units enter the market simultaneously.
Housing, land, commercial and building — by type.
71.583
Konut
₺/m² · 76 listings · medium confidence₺/m² by property type.
65.833
Daire
₺/m² · 65 listings122.727
Dubleks
₺/m² · 9 listingsThe neighbourhood’s median price of 71,583 TL/m² is virtually identical to the district median of 71,506 TL/m², indicating that Güvenevler represents the standard market rate for Ayranci rather than a premium or discount zone (regional listing data). The sub-type spread reveals significant value differentiation: standard apartments average 65,833 TL/m², while duplexes command a substantial premium at 122,727 TL/m², suggesting that vertical separation and layout complexity drive higher per-square-meter valuations. Within apartments, smaller units (1+1 and 2+1) are priced significantly higher per square meter (~103,000 TL/m²) than larger 3+1 units (60,323 TL/m²), reflecting a premium on compact, efficient layouts. The rent-vs-sale relation is not explicitly provided in the packet, but the high nominal prices and the presence of 'natamam' (unfinished) projects suggest a market where capital appreciation or completion premiums are key drivers for investors.
₺/m² by property type and layout
Daire67 listings
1+17 listings
103.846₺/m²
2+122 listings
103.727₺/m²
3+138 listings
60.323₺/m²
Dubleks9 listings
2+14 listings
121.591₺/m²
3+15 listings
125.000₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
58.17275.397119.483
Dispersion: High · (p75−p25) / medyan = 0.81
Premium drivers · vs overall median
57.692
Manzaralı
9 listings · −%23 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 75.397 ₺/m²; branded projects trade at a premium/discount vs the median.
100.258
CasaNora
4 listings · max 110.714 · +%33 vs medianComplexes, new-builds and mix in the area
11
New / under construction
7 yeni · 4 proje83
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+144 listings · 61.705 ₺/m²
%54
2+126 listings · 109.545 ₺/m²
%32
1+18 listings · 121.913 ₺/m²
%10
4+13 listings · 61.379 ₺/m²
%4
Building age
0 (yeni/proje)7 listings
%100
Surroundings & transit.
The neighbourhood’s structure, with a dominance of 3+1 units (44 listings) and a mix of site-içi (site-based) and standalone properties, suggests a family-oriented residential profile. The presence of 'natamam' (unfinished) projects indicates ongoing development, which may imply future infrastructure improvements or temporary construction noise. The lack of specific walkability or transit data in the packet means lifestyle analysis is limited to the housing typology, which points towards a car-dependent or suburban lifestyle typical of Karaman’s residential zones. The 'Manzaralı' (view) attribute negatively impacts price (-23% vs median), which is an unusual market signal that may reflect buyer preferences for specific orientations or a lack of premium attached to views in this specific micro-market.
Recent developments.
Güvenevler Mahallesi İmar Planı DeğişikliğiŞehitkamil Belediyesi tarafından Güvenevler Mahallesi imar planı değişikliği duyurusu yapılmıştır.Şehitkamil Belediyesi · 2025-11-25
Halkın Bilgilendirilmesi ve Sürece Katılımı Toplantısı İlanıKaraman Çevre, Şehircilik ve İklim Değişikliği İl Müdürlüğünün Ayrancı ilçesi kapsamında halkın bilgilendirilmesi toplantısı duyurusu yapılmıştır.T.C. Ayrancı Kaymakamlığı · 2025-11-25
71.417
2026-08-17
71.583
2026-08-24
71.583
2026-09-01
Investment assessment
Güvenevler offers a balanced investment profile for buyers seeking exposure to the Ayranci district’s standard market rate without paying a neighbourhood-specific premium. The wide price dispersion (p25–p75: 58,172–119,483 TL/m²) and the presence of 7 new/zero units and 4 unfinished projects indicate active supply, which may create opportunities for value acquisition in unfinished units or for those willing to wait for market absorption. Duplexes and branded projects like CasaNora (+33% premium) show that specific product types and brand equity can command significant overprices, suggesting that investment efficiency depends heavily on selecting the right unit type rather than just the location. The high national mortgage interest rate (42.04%) implies that the market is currently driven by cash buyers or those with significant equity, which may limit liquidity but also reduce speculative volatility. This neighbourhood is suitable for investors who can navigate a high-interest-rate environment and focus on specific product segments (e.g., duplexes or branded developments) rather than the general apartment stock.
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 8.800.000 ₺. Estimated price a year ago ~7.733.862 ₺ (regional property index).
starting capital
Gram altın11.169.184 ₺ +%44
ABD doları9.059.710 ₺ +%17
Bu konut8.800.000 ₺ +%14
Bitcoin6.434.189 ₺ −%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 is based on regional listing data (satılık konut), OSM-derived neighbourhood classification, and national macro data from TCMB. It relies on median prices, sub-type distributions, and attribute premiums from the provided packet. It does not include real-time field verification, specific building inspections, or macroeconomic forecasts beyond the provided interest rate and exchange rate data. Zoning (KEOS) and land character (TKGM) details are not provided in the packet and are therefore excluded from the analysis.