82.812
Güzeltepe, Ayranci/Karaman
Momentum · yeterli veri yok
Güzeltepe is a residential neighbourhood in the Ayranci district of Karaman, characterized by a median listing price of 82,812 TL/m² for apartments, which sits approximately 16% above the district-wide median of 71,506 TL/m². The market is dominated by apartment listings, with a notable concentration of 3+1 units, reflecting a family-oriented housing stock.
Veri güveniyüksek42 ilanDeprem bölgesi4 · PGA 0.12gil bazlı
8.800.000
Median price ₺
for saleThe location's thesis.
Güzeltepe is a premium residential enclave within Ayranci, tailored for families seeking larger apartment layouts (3+1/4+1) in a established, non-new-build environment. The investment thesis rests on the stability of the secondary market and the premium attached to specific unit types or building features (e.g., site içi living), rather than growth from new supply. It is suitable for investors with a longer horizon who can navigate the price dispersion to find value in undervalued larger units.
- High mortgage interest rates (42.04% per TCMB) significantly constrain credit-driven demand, likely limiting the buyer pool to cash purchasers or those with substantial equity, which can reduce transaction velocity.
- The neighbourhood is located in Seismic Risk Zone 4 with a PGA of 0.12g, indicating a moderate-to-high seismic hazard level that may impact insurance costs and buyer perception, particularly for older stock.
- The absence of new supply (0 natamam listings) means the market is entirely dependent on secondary transactions, which can be less liquid and more sensitive to macroeconomic shocks than new development markets.
Housing, land, commercial and building — by type.
82.812
Konut
₺/m² · 42 listings · high confidence₺/m² by property type.
82.812
Daire
₺/m² · 38 listingsThe median price of 82,812 TL/m² indicates a premium positioning relative to the broader Ayranci district (71,506 TL/m²), suggesting that Güzeltepe commands a location or quality premium. The market is heavily skewed toward apartments (n=38), with villas not explicitly represented in the median calculation, implying that apartment living is the primary asset class here. Price dispersion is moderate (interquartile range 62,239–109,943 TL/m²), and specific unit types show significant variance: 4+1 units command a high premium (105,091 TL/m²), while 3+1 units are priced significantly lower (60,524 TL/m²), indicating that larger layouts in this specific stock may offer better value per square meter or reflect older/less premium stock. The rent-vs-sale dynamic is not explicitly detailed in the packet, but the high median listing price suggests a market where capital appreciation or long-term holding is prioritized over immediate rental yield, typical of premium urban pockets.
₺/m² by property type and layout
Daire45 listings
1+15 listings
103.333₺/m²
2+110 listings
103.426₺/m²
3+116 listings
60.524₺/m²
4+110 listings
105.091₺/m²
4.5+14 listings
94.886₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
62.23988.955109.943
Dispersion: Medium · (p75−p25) / medyan = 0.54
Premium drivers · vs overall median
90.909
Site içinde
7 listings · +%2 vs median89.286
Manzaralı
8 listings · +%0 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 88.955 ₺/m²; branded projects trade at a premium/discount vs the median.
157.289
CONCEPT ATAKULE
4 listings · max 184.211 · +%77 vs median97.051
Park Vadi Evleri
6 listings · max 114.545 · +%9 vs medianComplexes, new-builds and mix in the area
%14
In a complex
7 / 50 listings1
New / under construction
1 yeni · 0 proje50
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+117 listings · 59.231 ₺/m²
%34
2+113 listings · 101.852 ₺/m²
%26
4+110 listings · 105.091 ₺/m²
%20
1+16 listings · 124.385 ₺/m²
%12
4.5+14 listings · 94.886 ₺/m²
%8
Building age
0 (yeni/proje)1 listings
%100
Surroundings & transit.
The neighbourhood’s housing stock is predominantly apartment-based, with 14% of listings located within gated communities (site içi), which typically offer enhanced security and shared amenities. The prevalence of 3+1 (17 listings) and 2+1 (13 listings) units suggests a lifestyle oriented towards families or multi-generational living, rather than young professionals or singles. The lack of explicit walkability or transit data in the packet prevents a detailed assessment of urban connectivity, but the premium pricing relative to the district median implies that the location offers desirable attributes, such as proximity to local services or better environmental quality, that justify the higher cost.
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 ilçesi kapsamında halkın bilgilendirilmesi ve sürece katılımı toplantısı duyurusu yapılmıştır.T.C. Ayrancı Kaymakamlığı · 25.11.2025
82.812
2026-08-17
82.812
2026-08-24
Investment assessment
Güzeltepe presents a niche investment profile for buyers seeking assets priced above the district average, likely driven by specific location advantages or building quality not captured by the district median. The wide price dispersion (p25–p75: 62k–110k TL/m²) suggests that careful selection is critical; investors can potentially find upside by targeting undervalued segments (e.g., 3+1 units at 60k TL/m²) while avoiding overpriced outliers. The dominance of 3+1 and 4+1 units indicates a target demographic of families, which may support stable long-term demand. However, the absence of new/project-stage supply (0 natamam listings) limits immediate arbitrage opportunities from new developments, making this a market for secondary asset acquisition rather than pre-sale speculation.
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: 1+1 · 60 m² · current price 8.800.000 ₺. Estimated price a year ago ~7.733.862 ₺ (regional property index).
starting capital
Gram altın11.233.101 ₺ +%45
ABD doları9.059.710 ₺ +%17
Bu konut8.800.000 ₺ +%14
Bitcoin6.398.209 ₺ −%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 location context, and macroeconomic indicators from TCMB. It relies on cleaned median prices and unit-type breakdowns from the provided packet. Note that this analysis does not include real-time macroeconomic factors such as fluctuating interest rates, zoning changes, or broader economic trends, which may influence market dynamics. The seismic risk data is province/district-level and may not reflect specific building conditions in Güzeltepe.