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SUMMARY
We analyzed residential property rental yields in Ankara, as of May 2026, for foreign residential property buyers using the raw Ankara dataset provided. The work compares estimated purchase prices, monthly rents, gross rental yields, and net rental yields across Ankara neighborhoods and apartment sizes.
This article is updated regularly, so the figures should be read as a current Ankara residential property yield snapshot rather than a permanent forecast.
The strongest income areas in the dataset are Keçiören, Eryaman, Cebeci, Batıkent, Yenimahalle, Dikmen, and Etlik. These areas combine lower entry prices with rents that remain high enough to support stronger net rental yield in Ankara.
Keçiören produces the highest modeled net yields, with 1-bedroom and 2-bedroom apartments around 7.2% and 7.1% net. Cebeci 1-bedroom apartments also stand out at about 7.0% net, helped by central demand and student-adjacent rental depth.
Eryaman and Batıkent are especially useful for beginner buyers because they offer strong yields without relying only on cheap prices. Eryaman reaches about 6.9% net for 1-bedroom apartments and 6.7% net for 2-bedroom apartments, while Batıkent reaches about 6.7% and 6.4% net for the same segments.
The weakest yield profile is in the more expensive lifestyle and prestige areas. Gaziosmanpaşa, İncek, Oran, Çukurambar, and parts of Çayyolu can attract strong rents, but purchase prices, site fees, vacancy risk, and maintenance costs reduce net yield.
For Ankara, the best beginner format is usually a well-located 2-bedroom apartment. It rents to couples, small families, sharers, young professionals, and some students, while avoiding the narrower tenant pool and heavier cost burden of large premium homes.
The largest apartments and villa-style homes can produce high monthly rent, especially in İncek, Oran, and Gaziosmanpaşa. But the net yield often falls because aidat, repairs, vacancy, garden or compound costs, and management friction are higher.
The main interpretation of the Ankara residential property market is simple: practical rental demand beats prestige for income investors. Transport access, universities, hospitals, family services, building quality, and realistic resale liquidity matter more than the neighborhood name alone.
For a foreign individual buyer, the safest Ankara strategy is not to chase the cheapest property or the highest rent. The better strategy is to compare net yield, tenant depth, entry price, building quality, maintenance risk, transport access, and resale liquidity together.
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Residential property rental yields in Ankara in 2026
This table compares residential property rental yields in Ankara by neighborhood and apartment size. It covers the neighborhoods and apartment types included in the raw dataset: 1-bedroom, 2-bedroom, and 3-bedroom residential properties.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield. Gross yield compares rent with purchase price, while net yield gives a more realistic view after recurring costs, vacancy, maintenance, building dues, and management friction.
Finally, please note you'll find much more detailed data in our real estate pack about Ankara.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Ayrancı | TL 3,750,000 | TL 24,000 | 7.7% | 5.8% | TL 5,500,000 | TL 34,000 | 7.4% | 5.5% | TL 7,600,000 | TL 44,000 | 6.9% | 5.1% |
| Bahçelievler | TL 3,400,000 | TL 23,000 | 8.1% | 6.1% | TL 5,000,000 | TL 32,000 | 7.7% | 5.7% | TL 6,900,000 | TL 41,000 | 7.1% | 5.3% |
| Batıkent | TL 2,650,000 | TL 19,500 | 8.8% | 6.7% | TL 3,850,000 | TL 27,000 | 8.4% | 6.4% | TL 5,250,000 | TL 34,500 | 7.9% | 6.0% |
| Cebeci | TL 2,800,000 | TL 22,000 | 9.4% | 7.0% | TL 4,050,000 | TL 29,500 | 8.7% | 6.5% | TL 5,350,000 | TL 36,000 | 8.1% | 6.0% |
| Çayyolu | TL 4,250,000 | TL 26,000 | 7.3% | 5.5% | TL 6,600,000 | TL 39,000 | 7.1% | 5.2% | TL 9,200,000 | TL 54,000 | 7.0% | 5.1% |
| Çukurambar | TL 5,100,000 | TL 31,000 | 7.3% | 5.3% | TL 7,800,000 | TL 47,000 | 7.2% | 5.2% | TL 11,200,000 | TL 67,000 | 7.2% | 5.1% |
| Dikmen | TL 2,750,000 | TL 20,500 | 8.9% | 6.6% | TL 4,100,000 | TL 29,000 | 8.5% | 6.3% | TL 5,650,000 | TL 37,500 | 8.0% | 5.9% |
| Eryaman | TL 2,900,000 | TL 22,000 | 9.1% | 6.9% | TL 4,250,000 | TL 31,000 | 8.8% | 6.7% | TL 5,850,000 | TL 40,000 | 8.2% | 6.2% |
| Etlik | TL 2,500,000 | TL 18,000 | 8.6% | 6.5% | TL 3,650,000 | TL 25,500 | 8.4% | 6.3% | TL 4,850,000 | TL 32,500 | 8.0% | 6.0% |
| Gaziosmanpaşa | TL 5,700,000 | TL 32,000 | 6.7% | 4.8% | TL 8,900,000 | TL 51,000 | 6.9% | 4.9% | TL 13,800,000 | TL 76,000 | 6.6% | 4.6% |
| İncek | TL 4,700,000 | TL 28,000 | 7.1% | 5.0% | TL 7,400,000 | TL 45,000 | 7.3% | 5.1% | TL 12,500,000 | TL 72,000 | 6.9% | 4.6% |
| Keçiören | TL 2,150,000 | TL 17,000 | 9.5% | 7.2% | TL 3,050,000 | TL 24,000 | 9.4% | 7.1% | TL 4,150,000 | TL 31,000 | 9.0% | 6.8% |
| Kızılay | TL 3,900,000 | TL 29,000 | 8.9% | 6.5% | TL 5,900,000 | TL 41,000 | 8.3% | 6.0% | TL 7,700,000 | TL 49,000 | 7.6% | 5.5% |
| Oran | TL 4,900,000 | TL 29,000 | 7.1% | 5.1% | TL 7,500,000 | TL 45,000 | 7.2% | 5.1% | TL 11,000,000 | TL 66,000 | 7.2% | 5.0% |
| Ümitköy | TL 4,050,000 | TL 25,000 | 7.4% | 5.6% | TL 6,250,000 | TL 38,000 | 7.3% | 5.5% | TL 8,700,000 | TL 52,000 | 7.2% | 5.3% |
| Yenimahalle | TL 2,550,000 | TL 19,000 | 8.9% | 6.8% | TL 3,700,000 | TL 26,500 | 8.6% | 6.5% | TL 5,050,000 | TL 34,000 | 8.1% | 6.1% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Ankara?
The best net-yield neighborhoods among areas people actually want to live in Ankara are Eryaman, Batıkent, Bahçelievler, Cebeci, Dikmen, and selected parts of Keçiören.
Keçiören has the highest modeled net yields in the table, with 1-bedroom apartments at about 7.2% net and 2-bedroom apartments at about 7.1% net. That is strong for Ankara, but it must be balanced against building quality, exact street, and resale liquidity.
Cebeci is the clearest central yield play. A 1-bedroom apartment is modeled at TL 2.8 million with TL 22,000 monthly rent, giving about 9.4% gross yield and 7.0% net yield.
Eryaman and Batıkent look better for a beginner who wants both income and a broad tenant base. Eryaman reaches about 6.9% net for 1-bedroom apartments and 6.7% net for 2-bedroom apartments, while Batıkent reaches about 6.7% and 6.4% net.
The practical takeaway is that Ankara’s best income areas are not the most prestigious areas. They are the places where entry prices remain moderate, rents are supported by commuters or local demand, and property operating costs do not absorb too much of the rent.
Where can I find residential properties with above-average yields and below-average entry prices in Ankara?
The clearest Ankara neighborhoods with above-average yields and below-average entry prices are Keçiören, Yenimahalle, Batıkent, Etlik, Dikmen, and parts of Cebeci.
A 2-bedroom apartment is modeled at about TL 3.05 million in Keçiören, TL 3.70 million in Yenimahalle, TL 3.85 million in Batıkent, and TL 4.05 million in Cebeci. Those prices sit far below Çukurambar, Oran, Gaziosmanpaşa, and İncek.
The yield gap is meaningful. Keçiören 2-bedroom apartments reach about 7.1% net, Yenimahalle reaches about 6.5% net, Batıkent reaches about 6.4% net, and Cebeci reaches about 6.5% net.
The reason these areas work is not only cheap pricing. They have rental demand from local households, workers, students, civil servants, hospital demand, or metro-linked commuters.
For a foreign individual buyer, the warning is that lower entry price does not remove execution risk. Old elevators, weak heating, poor building management, difficult parking, or a poor micro-location can turn a good Ankara net yield into a difficult rental property.
Where does the rent level justify the purchase price most clearly in Ankara?
The rent level justifies the purchase price most clearly in Cebeci, Eryaman, Batıkent, Keçiören, and Dikmen.
Cebeci is the strongest central example. The modeled 1-bedroom apartment costs about TL 2.8 million and rents for about TL 22,000 per month, which produces 9.4% gross yield and about 7.0% net yield.
Keçiören is even stronger on the rent-to-price math. A 2-bedroom apartment is modeled at TL 3.05 million with TL 24,000 monthly rent, giving 9.4% gross yield and 7.1% net yield.
Eryaman and Batıkent give a more balanced suburban version of the same logic. Their 2-bedroom apartments show 8.8% and 8.4% gross yields, while purchase prices remain much lower than Çayyolu, Ümitköy, Oran, and Gaziosmanpaşa.
This matters because Ankara is a practical rental market. Renters often pay for commute, metro access, universities, hospitals, ministries, daily services, and family convenience more than they pay for prestige alone.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Ankara?
The best places to buy for stable rental income rather than maximum yield in Ankara are Eryaman, Batıkent, Bahçelievler, Ümitköy, and selected Çayyolu apartments.
Eryaman is one of the best stability choices because it combines a large residential base with strong modeled yields. A 2-bedroom apartment is estimated at TL 4.25 million and TL 31,000 monthly rent, producing about 6.7% net yield.
Batıkent is similar but slightly more mature. A 2-bedroom apartment is modeled at TL 3.85 million and TL 27,000 monthly rent, giving about 6.4% net yield with broad commuter and family demand.
Bahçelievler is the central stability option. It does not beat Keçiören on yield, but a 2-bedroom apartment still reaches about 5.7% net and benefits from students, medical workers, civil servants, and central Ankara renters.
Ümitköy and Çayyolu are lower-yield but lower-friction choices. Their 2-bedroom net yields are about 5.5% and 5.2%, which may be acceptable for buyers who value family tenants, schools, newer buildings, and easier resale.
What type of residential property should a beginner investor buy to maximize rental profitability in Ankara?
A beginner investor in Ankara should usually buy a well-located 2-bedroom apartment to maximize rental profitability without taking on unnecessary risk.
The 2-bedroom apartment has the broadest tenant pool. It can rent to couples, small families, sharers, young professionals, civil servants, and sometimes students.
The numbers support this format. A 2-bedroom apartment reaches about 7.1% net in Keçiören, 6.7% net in Eryaman, 6.5% net in Cebeci, 6.4% net in Batıkent, 6.5% net in Yenimahalle, and 6.3% net in Dikmen.
1-bedroom apartments can produce excellent yields in Cebeci, Kızılay, Keçiören, and Eryaman, but tenant turnover can be higher. That can work for an active owner, but it is less convenient for a foreign buyer managing from abroad.
3-bedroom apartments are best when family demand is deep, especially in Eryaman, Batıkent, Çayyolu, and Ümitköy. But they require more capital, repairs are more expensive, and the renter pool is narrower.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Ankara?
The Ankara neighborhoods that offer strong rental income with lower vacancy risk are Eryaman, Batıkent, Bahçelievler, Çayyolu, and Ümitköy.
Eryaman and Batıkent are the income-and-depth choices. Eryaman 2-bedroom apartments rent for about TL 31,000 per month, while Batıkent 2-bedroom apartments rent for about TL 27,000 per month.
Bahçelievler is the central choice. Its 2-bedroom apartment is modeled at TL 5.0 million and TL 32,000 monthly rent, giving about 5.7% net yield with broad central tenant demand.
Çayyolu and Ümitköy have lower yield than Keçiören or Cebeci, but they attract families, professionals, and school-linked tenants. That can make the income more predictable even if the headline yield is lower.
The honest interpretation is that high monthly rent alone is not enough. Gaziosmanpaşa and İncek can earn large rents, but their higher purchase prices and narrower tenant pools make vacancy more expensive when it happens.
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Which areas look overpriced relative to their rental income in Ankara?
The Ankara areas that look most overpriced relative to rental income are Gaziosmanpaşa, Çukurambar, İncek, Oran, and parts of Çayyolu.
Gaziosmanpaşa is the clearest example. A 3-bedroom property is modeled at TL 13.8 million and TL 76,000 monthly rent, which gives about 6.6% gross yield but only about 4.6% net yield.
Çukurambar has strong rents, but purchase prices absorb much of the advantage. A 2-bedroom apartment is modeled at TL 7.8 million and TL 47,000 monthly rent, producing about 5.2% net yield.
İncek and Oran can attract affluent families and expat-style demand, especially for larger homes. But 3-bedroom net yields fall to about 4.6% in İncek and 5.0% in Oran because purchase prices and recurring costs are high.
The trade-off is not bad neighborhood versus good neighborhood. These places can be desirable for lifestyle, prestige, capital preservation, or owner-occupation, but they are weaker if the buyer’s main goal is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Ankara?
Beginner investors should be careful with cheap parts of Keçiören, older Dikmen side streets, weak micro-locations in Mamak, and low-quality outer stock in Sincan or Yapracık-style fringe areas.
The issue is not that every property in these areas is bad. The issue is that headline yield can look attractive because prices are low, not because tenant demand is deep and stable.
Keçiören shows excellent modeled net yields, including 7.2% for 1-bedroom apartments and 7.1% for 2-bedroom apartments. But weak streets, poor maintenance, old heating systems, and limited parking can create vacancy and resale problems.
Dikmen also looks strong in the table, with a 2-bedroom net yield around 6.3%. The risk is that building quality, access, slope, parking, and insulation vary widely by micro-location.
For a foreign buyer, the practical rule is to avoid properties where the only investment argument is a low purchase price. In Ankara, a clean building in a practical location usually matters more than squeezing out the highest theoretical yield.
Which neighborhoods look risky even though the rental yield is high in Ankara?
The Ankara neighborhoods that look risky even though rental yield is high are Keçiören, Cebeci, Dikmen, and some older Yenimahalle pockets.
Cebeci’s 1-bedroom net yield of about 7.0% is attractive, but demand can be student, hospital, university, and central-worker driven. That gives rental depth, but it can also mean more turnover.
Keçiören is compelling on the spreadsheet, with several apartment sizes above 6.8% net yield. The risk is that resale liquidity, buyer perception, and micro-location quality can be harder for a foreign beginner to judge.
Dikmen’s yield is also strong, with 1-bedroom apartments around 6.6% net and 2-bedroom apartments around 6.3% net. But older buildings, difficult parking, steep streets, and maintenance needs can reduce the real return.
Safer alternatives are Eryaman, Batıkent, and Bahçelievler. Their yields may be slightly lower than the highest Keçiören number, but the rental story is broader and easier to understand.
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What neighborhoods should I avoid when buying a rental property in Ankara?
For beginner rental investors in Ankara, the avoid list is weak micro-locations in Mamak, fringe Sincan, poor-quality outer Keçiören, low-access Dikmen buildings, and overpriced luxury stock in Gaziosmanpaşa or İncek.
Avoid weak Mamak and fringe Sincan mainly because tenant depth, resale liquidity, and foreign-buyer demand can be thinner. These areas may work for local owner-occupiers, but they are harder for a foreign beginner to evaluate.
Avoid poor-quality outer Keçiören only when the specific building is weak. Keçiören as a district has strong modeled yields, but bad building management can quickly erase the advantage.
Avoid low-access Dikmen buildings where steep streets, parking problems, old systems, or poor insulation create rental friction. A good Dikmen apartment can work, but the wrong building is much harder to manage.
Avoid luxury stock in Gaziosmanpaşa and İncek if rental income is the goal. These areas can be desirable, but net yields around 4.6% to 5.0% are too low for a yield-first beginner unless the purchase price is deeply discounted.
Which neighborhoods are seeing rental demand weaken, and why, in Ankara?
The Ankara neighborhoods most exposed to weaker rental demand are very expensive luxury pockets, older low-quality central stock, and supply-heavy outer development zones.
This means parts of Gaziosmanpaşa, İncek, Çukurambar, older Cebeci and Dikmen buildings, and some fringe Etimesgut or Sincan stock should be monitored carefully.
Luxury demand can weaken when the total monthly cost becomes too high. In the table, 3-bedroom rents reach TL 76,000 in Gaziosmanpaşa, TL 72,000 in İncek, and TL 67,000 in Çukurambar, which narrows the tenant pool.
Older central stock has a different problem. Cebeci and Dikmen have real demand, but unrenovated apartments compete poorly against renovated flats and newer site apartments unless priced correctly.
The weakness is not a market collapse. It is a selectivity problem: renters still want Ankara homes, but they increasingly compare heating, insulation, elevator quality, transport, earthquake perception, and total monthly cost.
Which neighborhoods are seeing new developments that could create stronger rental demand in Ankara?
The Ankara neighborhoods where development could create stronger rental demand are Eryaman, Batıkent, Çayyolu, Ümitköy, Oran, İncek, and eastern corridors linked to planned rail improvements.
The important point is that new development helps only when it creates tenant demand. New access, services, jobs, schools, and transport matter more than simply adding more apartments.
Eryaman and Batıkent benefit from large residential scale and rail-linked commuter demand. That supports family renters and professionals who want more space at lower prices than central Çankaya.
Çayyolu and Ümitköy benefit from schools, shopping, family services, and professional households. The challenge is that purchase prices already reflect much of that advantage, so yields are moderate rather than exceptional.
İncek and Oran benefit from higher-income family demand and newer lifestyle projects. But new supply can also create competition, especially when many similar large units target the same narrow tenant pool.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Ankara?
The neighborhoods that have become less attractive for Ankara yield investors over the last 12 months are Gaziosmanpaşa, Çukurambar, İncek, Oran, and some premium Çayyolu stock.
These areas remain desirable places to live. The issue is that the balance between purchase price, rent, recurring costs, tenant depth, and net rental yield has become less attractive for income buyers.
Çukurambar is a good example. A 2-bedroom apartment can rent for about TL 47,000 per month, but the modeled purchase price of TL 7.8 million leaves only about 5.2% net yield.
İncek and Gaziosmanpaşa face heavier recurring cost pressure. Large homes, site fees, gardens, security, repairs, and vacancy risk push 3-bedroom net yields down to about 4.6% in both areas.
Oran and Çayyolu are not weak markets, but their yields are closer to stable lifestyle investing than aggressive income investing. A buyer should be very clear about whether the goal is rent, lifestyle, capital preservation, or future resale.
Which property types are becoming harder to rent in Ankara, and in which neighborhoods?
The property types becoming harder to rent in Ankara are large expensive 3-bedroom-plus units in premium areas, old unrenovated central apartments, and low-quality outer apartments without strong transport access.
Large 3-bedroom units in İncek, Gaziosmanpaşa, Oran, and Çukurambar can command high rents, but the tenant pool is narrow. A 3-bedroom Gaziosmanpaşa property is modeled at TL 76,000 monthly rent, while İncek is modeled at TL 72,000.
Those rents are high, but vacancy risk is more painful because fewer households can pay them. The owner must often wait for a high-income family, corporate tenant, embassy-linked renter, or affluent local household.
Old unrenovated apartments in Cebeci, Dikmen, Kızılay, and parts of Bahçelievler can also become harder to rent. Demand exists, but tenants compare heating, insulation, elevator quality, kitchen condition, and earthquake perception.
Outer apartments without strong access are the third risk group. If the unit is not close to metro, jobs, schools, hospitals, or daily services, the rent must be discounted enough to compensate.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Ankara?
The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Ankara is usually the 2-bedroom property.
The 1-bedroom property often has the strongest yield in central or lower-cost neighborhoods. Cebeci 1-bedroom apartments show about 7.0% net yield, Kızılay shows about 6.5% net, Keçiören shows about 7.2% net, and Eryaman shows about 6.9% net.
The 2-bedroom property is more flexible. It rents to couples, small families, sharers, young professionals, students in some areas, and civil servants, which gives it a wider demand base than a 1-bedroom apartment.
The table shows strong 2-bedroom net yields in Keçiören at 7.1%, Eryaman at 6.7%, Cebeci at 6.5%, Batıkent at 6.4%, Yenimahalle at 6.5%, and Dikmen at 6.3%.
The 3-bedroom property can be stable in Eryaman, Batıkent, Ümitköy, and Çayyolu because family demand exists. But it needs more capital, has higher repairs, and depends on a narrower renter group.
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INSIGHTS
These insights are drawn from the Ankara residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Ankara.
- Keçiören offers Ankara’s strongest modeled net yields, but it is not automatically the safest beginner market. The numbers are attractive, but building quality, street quality, heating systems, parking, and resale liquidity must be checked carefully.
- Eryaman is one of the strongest risk-adjusted income areas in the Ankara dataset. Its yields are high, but the area also has broad family and commuter demand, which makes the rental story easier to understand.
- Batıkent looks cleaner than many cheaper districts because yield and tenant depth work together. The area is less expensive than prime Çankaya, but it is established enough to support practical rental demand.
- Cebeci is Ankara’s strongest central rent-to-price story for smaller apartments. The 1-bedroom segment reaches about 7.0% net yield, but the buyer must manage turnover and older building risk.
- Bahçelievler is not the highest-yield area, but it is a balanced central choice. It combines liquidity, tenant depth, and moderate yields better than many prestige districts.
- Dikmen offers stronger yields than Ayrancı, Çayyolu, or Gaziosmanpaşa, but property selection matters more. Older buildings can create repair costs that reduce the real net yield.
- Yenimahalle and Etlik give solid income without requiring premium capital. They are useful for buyers who want below-prime entry prices but do not want to rely on fringe demand.
- Çayyolu and Ümitköy are stability markets more than maximum-yield markets. They can work for family tenants and resale liquidity, but they are less efficient for pure rental income.
- Gaziosmanpaşa is attractive to live in but weak for Ankara rental-income yield. High rents do not fully offset high purchase prices and heavier recurring costs.
- İncek shows why high rent is not the same as high return. Large homes can rent for high monthly amounts, but site fees, vacancy, repairs, and maintenance reduce the net yield.
- Çukurambar has strong rent levels, but the purchase price absorbs much of the rental advantage. This makes the area more balanced than cheap income districts, but less compelling for yield-first buyers.
- Kızılay works best for smaller units and active management. Central demand is strong, but tenant turnover can be higher than in family districts.
- Ankara 2-bedroom apartments give the best beginner balance across most neighborhoods. They are flexible enough for multiple tenant profiles and usually avoid the cost burden of larger homes.
- Large 3-bedroom units outperform only when family demand is deep and operating costs stay manageable. Eryaman and Batıkent look better for this than İncek or Gaziosmanpaşa.
- Net yield is the number that matters most in Ankara. Aidat, repairs, vacancy, management, letting friction, and building condition can erase a large part of the gross yield advantage.
- The best Ankara rental property is usually not the cheapest apartment. It is the apartment where entry price, rent, access, tenant depth, building quality, and resale liquidity all point in the same direction.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Ankara neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and apartment size.
For each neighborhood and apartment type, we collected comparable sale listings from recognized Türkiye property platforms such as Sahibinden, Hepsiemlak, and Zingat. We used the apartment categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a Turkish lira basis and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then adjusted for negotiation potential depending on liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and apartment type, we collected comparable rental listings, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in vacancy risk, repairs, building dues, aidat, insurance, municipal property tax, management costs, letting friction, larger-site costs, and maintenance burden.
For Ankara residential property, this distinction matters. A small central apartment in Cebeci, a family apartment in Eryaman, a newer site apartment in Çayyolu, and a larger villa-style home in İncek do not have the same operating cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building age, heating quality, earthquake perception, elevator condition, parking, access, layout, tenant depth, time to rent, maintenance burden, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Ankara.
