91.249
İlkbahar, Zara/Sivas
Momentum +0
İlkbahar is a neighbourhood in the Zara district of Sivas, characterized by a residential price level that sits above the district average. The area is primarily composed of apartment units with a median sale price of ₺91,249/m² (regional listing data).
Veri güveniyüksek22 ilanDeprem bölgesi3 · PGA 0.26gil bazlı
13.200.000
Median price ₺
for saleThe location's thesis.
This neighbourhood is primarily geared towards families seeking larger apartment configurations (3+1 and 3.5+1), with a secondary market for buyers looking for branded residential projects that offer a premium over standard local stock (regional listing data).
- The region is located in earthquake hazard zone 3, with a peak ground acceleration (PGA) of 0.26g due to its proximity to the southern part of the North Anatolian Fault (regional data).
- High national mortgage interest rates of 41.87% may limit credit-based demand, potentially shifting the market toward cash buyers (TCMB/National data).
Housing, land, commercial and building — by type.
91.249
Konut
₺/m² · 22 listings · high confidence₺/m² by property type.
91.249
Daire
₺/m² · 22 listingsThe median price of ₺91,249/m² is significantly higher than the Zara district median of ₺78,944/m² (regional listing data). The market is dominated by apartment-type dwellings, specifically 3+1 and 3.5+1 configurations, which command prices around ₺90,303 to ₺91,249/m² (regional listing data). Premium branded projects like Başkent Vadi Konutları show a price premium of +17% (₺109,583/m²) compared to the neighbourhood median, indicating that brand value and project quality act as significant price drivers in this micro-market (regional listing data).
₺/m² by property type and layout
Daire13 listings
3+19 listings
90.303₺/m²
3.5+14 listings
91.249₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
86.16393.654105.491
Dispersion: Low · (p75−p25) / medyan = 0.21
Premium drivers · vs overall median
93.654
Manzaralı
22 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 93.654 ₺/m²; branded projects trade at a premium/discount vs the median.
109.583
Başkent Vadi Konutları
3 listings · max 112.500 · +%17 vs median92.308
Sinpaş Altınoran
9 listings · max 118.548 · −%1 vs median90.461
Başkent Emlak Konutları
3 listings · max 91.118 · −%3 vs medianComplexes, new-builds and mix in the area
%5
In a complex
1 / 22 listings22
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+19 listings · 90.303 ₺/m²
%56
3.5+14 listings · 91.249 ₺/m²
%25
2+13 listings · 105.932 ₺/m²
%19
Surroundings & transit.
The housing stock is heavily oriented toward family-sized apartments, with 3+1 and 3.5+1 units being the most prevalent types (regional listing data). The low prevalence of site-based living suggests a traditional residential structure rather than a high-density gated community lifestyle.
91.249
2026-08-17
91.249
2026-08-24
91.249
2026-09-01
91.249
2026-09-09
91.249
2026-09-16
91.249
2026-10-06
91.249
2026-10-12
Investment assessment
The neighbourhood presents a concentrated residential profile where branded developments command a premium over the local median. With a low dispersion ratio of 0.21, price variations are relatively contained, though high-end projects offer a distinct price ceiling (regional listing data). Investment efficiency is tied to the apartment segment, as site-based living represents only 5% of current listings (regional listing data).
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: 3.5+1 · 145 m² · current price 13.250.000 ₺. Estimated price a year ago ~11.125.743 ₺ (regional property index).
starting capital
Bu konut13.250.000 ₺ +%19
ABD doları13.084.312 ₺ +%18
Gram altın12.860.432 ₺ +%16
Bitcoin10.019.106 ₺ −%10
Taşınmaz: TCMB konut endeksi (Kayseri/Sivas/Yozgat/Nevşehir)
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, OSM, and national macro data (TCMB). It does not account for specific zoning changes, local interest rate fluctuations, or broader economic shifts not mentioned in the provided data packet.