91.249
İlkbahar, Zara/Sivas
Momentum · yeterli veri yok
İlkbahar is a residential neighbourhood in Zara, Sivas, characterized by a median listing price of 91,249 TL/m², which is notably above the district median of 76,667 TL/m². The market is dominated by apartment listings, with a high concentration of 3+1 and 3.5+1 units, indicating a family-oriented housing stock.
Veri güveniyüksek22 ilanDeprem bölgesi3 · PGA 0.26gil bazlı
13.200.000
Median price ₺
for saleThe location's thesis.
İlkbahar is a neighbourhood for families or investors seeking larger, standard apartment units (3+1/3.5+1) in a stable, premium-priced segment of Zara, Sivas, where the market is homogeneous and less influenced by view premiums or site-based living.
- High national mortgage interest rates (42.04%) significantly constrain credit-driven demand, potentially limiting the buyer pool to cash purchasers.
- The neighbourhood is located in Seismic Hazard Zone 3 with a PGA of 0.26g, indicating moderate earthquake risk that may affect insurance costs or buyer perception, though this is an il-level risk, not parcel-specific.
- The market is heavily skewed towards specific unit types (3+1/3.5+1), which may limit liquidity if demand shifts towards smaller units.
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 neighbourhood’s median price of 91,249 TL/m² commands a premium over the Zara district average of 76,667 TL/m², suggesting higher perceived value or quality within this specific area. The market is almost exclusively composed of apartments (n=22), with no villa data provided, meaning the 'villa vs. apartment' spread cannot be calculated from this packet. The rent-vs-sale relationship is not explicitly detailed in the provided data, but the high absolute price level (median listing 13,200,000 TL) combined with national mortgage rates of 42.04% suggests a market reliant on cash buyers or those with significant equity, as credit costs are prohibitive for many.
₺/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.
Complexes, 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 neighbourhood’s housing stock, dominated by 3+1 and 3.5+1 apartments, caters primarily to families or investors targeting long-term family rentals. The lack of specific walkability or transit data in the packet prevents a detailed lifestyle analysis, but the high unit sizes suggest a focus on residential comfort over urban density. The 'Manzaralı' (view) attribute shows no premium (+0%) over the general median, implying that views are either standard across the stock or not a primary price driver in this specific segment.
91.249
2026-08-17
91.249
2026-08-24
91.249
2026-09-01
Investment assessment
Investment in İlkbahar targets buyers seeking larger family units (3+1/3.5+1) in a neighbourhood priced above the district median. The narrow price dispersion (p25–p75: 86,163–105,491 TL/m²) and low distribution ratio (0.21) indicate a relatively stable, homogeneous market with limited upside from price arbitrage, but consistent demand for specific unit types. The absence of site-based listings (only 5% are in sites) suggests a lower-density or independent housing character, which may appeal to buyers preferring non-gated living. Without price history momentum or macro trend data in the packet, the investment case rests on the stability of the current premium pricing and the specific demand for larger apartments in this district.
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 ~10.974.800 ₺ (regional property index).
starting capital
Gram altın15.939.587 ₺ +%45
Bu konut13.250.000 ₺ +%21
ABD doları12.856.256 ₺ +%17
Bitcoin9.115.539 ₺ −%17
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 relies on regional listing data (satılık konut), OSM, and macro data from TCMB. It does not include external zoning changes, interest rate forecasts, or broader economic indicators beyond the provided veri noktası. Data is cleaned and median-based; individual listing variances may exist.