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If you are thinking about buying a property in Ankara, you probably want to know which neighborhoods offer the best value, strongest rental yields, and greatest long-term potential.
We constantly update this blog post so you always have access to the freshest data and insights on Ankara's property market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Ankara.
What's the Current Real Estate Market Situation by Area in Ankara?
Which areas in Ankara have the highest property prices per square meter in 2026?
As of early 2026, the three Ankara neighborhoods with the highest property prices per square meter are Cukurambar (around 78,000 TL/m²), Yasamkent (around 75,000 TL/m²), and Incek in Golbasi (around 68,000 TL/m²).
In these most expensive areas of Ankara, prices typically range from 65,000 TL to 80,000 TL per square meter, which translates to roughly $1,500 to $1,900 per m² at current exchange rates.
The main factors driving these premium prices differ by neighborhood:
- Cukurambar (Cankaya): proximity to business centers, modern high-rises, and strong domestic demand from professionals
- Yasamkent (Cankaya): newer family-oriented housing stock, planned community amenities, and quality infrastructure
- Incek (Golbasi): villa and low-rise developments with lifestyle premiums, campus adjacency, and green surroundings
Which areas in Ankara have the most affordable property prices in 2026?
As of early 2026, the most affordable neighborhoods in Ankara for property investment include Tuzlucayir in Mamak (around 24,500 TL/m²), parts of Sincan (around 22,000 TL/m²), Altindag (around 25,000 TL/m²), and outer Kecioren (around 26,000 TL/m²).
In these affordable Ankara neighborhoods, prices typically range from 20,000 TL to 28,000 TL per square meter, which translates to roughly $470 to $650 per m² at current exchange rates.
The main trade-off in these lower-priced Ankara areas is the older building stock, which often means less efficient heating systems, older plumbing and electrical, and buildings that predate modern earthquake codes. In Tuzlucayir specifically, you get strong rental yields but must carefully screen individual buildings. In Sincan and Altindag, the distance from central Ankara and more limited public transport connections are key drawbacks. Kecioren offers a middle ground with improving metro access but still older average stock than premium areas.
You can also read our latest analysis regarding housing prices in Ankara.
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Which Areas in Ankara Offer the Best Rental Yields?
Which neighborhoods in Ankara have the highest gross rental yields in 2026?
As of early 2026, the Ankara neighborhoods delivering the highest gross rental yields are Tuzlucayir in Mamak (around 8.8%), Kecioren (around 8% to 9%), Kavaklidere in Cankaya (around 7.4%), and Incek in Golbasi (around 6.7%).
Across Ankara as a whole, gross rental yields typically range from 6% to 9%, which is notably higher than Istanbul's average of 4% to 6% and competitive with other emerging Turkish markets.
Each high-yielding neighborhood delivers returns for different reasons:
- Tuzlucayir (Mamak): very low entry prices keep the purchase denominator down while rents stay stable from local demand
- Kecioren: strong student and civil servant tenant base with budget-friendly acquisition costs
- Kavaklidere (Cankaya): prime-core location sustains high nominal rents that offset higher purchase prices
- Incek (Golbasi): newer housing stock commands premium rents from quality-sensitive tenants
Finally, please note that we cover the rental yields in Ankara here.
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Which Areas in Ankara Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Ankara perform best on Airbnb in 2026?
As of early 2026, the Ankara neighborhoods that perform best for short-term rentals are the Kizilay core (Kocatepe and Mesrutiyet areas), Kavaklidere along Tunali Hilmi, and the Ulus historic district near tourism draws.
However, it is important to understand that Ankara is not a traditional vacation rental market. AirDNA data shows city-wide occupancy around 37% and average daily rates around $60, with RevPAR around $22. Top-performing properties in central Kizilay and Kavaklidere can generate monthly revenues of 15,000 TL to 25,000 TL (roughly $350 to $580), but these figures require strong management and compliance with Turkish short-term rental regulations.
What makes these neighborhoods outperform for short stays in Ankara:
- Kizilay core: walkability to government offices, transport hubs, and services minimizes guest friction
- Kavaklidere: embassy proximity and expat-friendly infrastructure support furnished mid-term stays
- Ulus historic district: proximity to Anitkabir and museums attracts cultural visitors when walkable to sites
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Ankara.
Which tourist areas in Ankara are becoming oversaturated with short-term rentals?
The Ankara areas showing signs of short-term rental saturation are the Kizilay center, immediate surroundings of Kavaklidere, and popular Cankaya corridors where first-time investors typically search.
AirDNA data shows approximately 1,314 active short-term rental listings in Ankara, with around 72% being one-bedroom apartments competing for the same demand pool.
The clearest indicator of oversaturation in Ankara's short-term rental market is that approximately 82.7% of listings now have a 30+ day minimum stay, which suggests that hosts are struggling to fill short stays and are effectively operating as mid-term rentals. Additionally, about 62% of listings are available 271 to 365 nights per year, meaning many properties are competing year-round for modest demand rather than achieving high occupancy.
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Which Areas in Ankara Are Best for Long-Term Rentals?
Which neighborhoods in Ankara have the strongest demand for long-term tenants?
The Ankara neighborhoods with the strongest long-term rental demand are Kavaklidere in Cankaya, Yasamkent in Cankaya, Incek in Golbasi, and Tuzlucayir in Mamak.
Vacancy rates in high-demand Ankara areas like central Cankaya and Yenimahalle run as low as 2% to 3%, and well-priced properties typically rent within 30 to 45 days of listing.
The tenant profiles driving demand differ by neighborhood:
- Kavaklidere: embassy staff, diplomats, and international organization employees seeking walkable lifestyle locations
- Yasamkent: young families and professionals looking for newer stock with parking and security amenities
- Incek: university faculty, medical professionals, and families prioritizing green space and villa-style living
- Tuzlucayir: public sector workers, students, and local families seeking affordable housing near employment centers
The key amenities that make these neighborhoods attractive to long-term tenants include reliable central heating (critical for Ankara winters), metro or bus connectivity, building security with dedicated parking, and proximity to hospitals or universities.
Finally, please note that we provide a very granular rental analysis in our property pack about Ankara.
What are the average long-term monthly rents by neighborhood in Ankara in 2026?
As of early 2026, average monthly rents in Ankara's main neighborhoods range from around 19,000 TL in affordable areas like Tuzlucayir to over 33,000 TL in premium locations like Kavaklidere.
For entry-level apartments in Ankara's most affordable neighborhoods (Mamak, Sincan, outer Kecioren), typical monthly rents range from 15,000 TL to 22,000 TL (roughly $350 to $510) for a basic 2-bedroom unit.
In mid-range Ankara neighborhoods like Yenimahalle, Batikent, and parts of Etimesgut, monthly rents typically fall between 22,000 TL and 30,000 TL (roughly $510 to $700) for a standard 2 to 3 bedroom apartment.
In premium Ankara neighborhoods like Kavaklidere, Gaziosmanpasa, and Cayyolu, monthly rents range from 30,000 TL to 45,000 TL (roughly $700 to $1,050) for quality apartments with modern finishes and amenities.
You may want to check our latest analysis about the rents in Ankara here.
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Which Are the Up-and-Coming Areas to Invest in Ankara?
Which neighborhoods in Ankara are gentrifying and attracting new investors in 2026?
As of early 2026, the Ankara neighborhoods showing the strongest gentrification signals and attracting new investors are Yasamkent in Cankaya, Incek in Golbasi, Beytepe in Cankaya, and parts of Etimesgut.
These gentrifying Ankara neighborhoods have experienced annual price appreciation of 15% to 25% in nominal terms over the past two years, with Incek and Yasamkent showing particularly strong multi-year growth on Endeksa's index tables.
Which areas in Ankara have major infrastructure projects planned that will boost prices?
The Ankara areas positioned to benefit most from infrastructure projects are Pursaklar (along the planned airport metro line), Kecioren (served by metro expansion), and the corridor between YHT Gar and Esenboga Airport.
The major infrastructure project is the YHT Gar to Esenboga Airport Metro Line, a 36-kilometer route with 12 stations scheduled to begin construction in 2026. Stations at Pursaklar, Kuzey Ankara, and Saraykoy will create new connectivity for currently underserved areas. Additionally, the ongoing Dikimevi-Natoyolu metro extension funded by the EBRD will improve access to eastern Ankara districts.
Historically in Ankara, neighborhoods that gained metro access have seen price increases of 10% to 20% above city averages in the two to three years following station openings, based on patterns observed after the Kizilay-Cayyolu and Kecioren-AKM line completions.
You'll find our latest property market analysis about Ankara here.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Which Areas in Ankara Should I Avoid as a Property Investor?
Which neighborhoods in Ankara with lots of problems I should avoid and why?
The Ankara neighborhoods where foreign investors face the highest risk are certain parts of Altindag, some older sections of Mamak, and very peripheral areas of Sincan where building quality varies dramatically.
The main problems differ by location:
- Parts of Altindag: residence permit restrictions for foreigners in many neighborhoods, plus older building stock with deferred maintenance
- Some Mamak sections: very old buildings predating earthquake codes, inconsistent heating systems, and longer resale times
- Peripheral Sincan: poor public transport connections, limited amenities, and difficulty attracting quality tenants
For these neighborhoods to become viable investment options, they would need significant urban renewal investment, improved metro connectivity, and building-by-building modernization that brings stock up to current safety and efficiency standards.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Ankara.
Which areas in Ankara have stagnant or declining property prices as of 2026?
As of early 2026, no Ankara neighborhoods show outright nominal price declines, but some areas like Sincan and older parts of Mamak are experiencing real-term stagnation when accounting for Turkey's inflation rate.
In these slower-performing Ankara areas, nominal prices have increased around 25% to 30% over the past year, but with inflation running at approximately 31%, this translates to flat or slightly negative real returns.
The underlying causes of stagnation differ by area:
- Sincan: distance from central employment hubs and oversupply of similar older apartment stock
- Older Mamak sections: aging buildings requiring significant renovation investment that buyers factor into offers
- Peripheral Kecioren: competition from newer developments in adjacent areas drawing demand away
Get the full checklist for your due diligence in Ankara
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Which Areas in Ankara Have the Best Long-Term Appreciation Potential?
Which areas in Ankara have historically appreciated the most recently?
The Ankara areas that have appreciated most strongly over recent years are Incek in Golbasi, Yasamkent in Cankaya, Cukurambar in Cankaya, and parts of Etimesgut.
Approximate appreciation figures for top-performing Ankara neighborhoods:
- Incek: multi-year growth exceeding 40% nominally, driven by villa development and lifestyle demand
- Yasamkent: strong double-digit annual growth as newer family housing absorbs continuous demand
- Cukurambar: steady appreciation of 30% to 35% over two years from business district proximity
- Etimesgut: annual growth above 15% as infrastructure improvements increase accessibility
The main driver behind above-average appreciation in these Ankara areas is the combination of newer housing stock (which commands premiums in a market with aging average inventory), improving transport connections, and demographic shifts toward family-oriented corridors with modern amenities.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Ankara.
Which neighborhoods in Ankara are expected to see price growth in coming years?
The Ankara neighborhoods expected to see the strongest price growth over the coming years are Yasamkent, Incek, Beytepe in Cankaya, and areas along the planned Esenboga Airport metro corridor like Pursaklar.
Projected annual growth for high-potential Ankara neighborhoods:
- Yasamkent: expected to continue outperforming at 12% to 18% annually as family demand persists
- Incek: projected growth of 10% to 15% annually from villa/low-rise lifestyle premiums
- Beytepe: strong upside potential of 15% to 20% as luxury development continues
- Pursaklar: could see 20%+ growth once metro construction begins and completion timeline becomes clear
The single most important catalyst for future price growth in these Ankara neighborhoods is the planned expansion of the metro network, particularly the Esenboga Airport line, which will dramatically improve accessibility for areas currently underserved by rail transit.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What Do Locals and Expats Really Think About Different Areas in Ankara?
Which areas in Ankara do local residents consider the most desirable to live?
The Ankara areas that local residents consistently rate as most desirable are Kavaklidere in Cankaya, Oran in Cankaya, Bahcelievler, and Gaziosmanpasa.
What makes each area appealing to Ankara locals:
- Kavaklidere: walkable lifestyle with cafes, restaurants, and cultural venues concentrated along Tunali Hilmi
- Oran: modern apartment complexes with security and panoramic views, favored by government officials
- Bahcelievler: tree-lined streets with vintage cafes and a classic Ankara neighborhood feel
- Gaziosmanpasa: elegant residential streets near embassies, popular with professionals and academics
These locally-preferred Ankara neighborhoods typically attract upper-middle-class families, government officials, university professors, and established professionals who prioritize neighborhood character and walkability over new construction.
Local Ankara preferences often diverge from foreign investor targets, as locals value neighborhood history and social infrastructure while foreigners typically focus on modern buildings and yield metrics.
Which neighborhoods in Ankara have the best reputation among expat communities?
The Ankara neighborhoods with the strongest reputation among expat communities are Kavaklidere, Gaziosmanpasa, Oran, and Cayyolu.
What draws expats to these specific Ankara neighborhoods:
- Kavaklidere: proximity to embassies, international cafes, and English-speaking services
- Gaziosmanpasa: quiet embassy district with family-friendly streets and diplomatic community
- Oran: modern apartments with security features and good international school access
- Cayyolu: newer developments with metro access and suburban family living options
The typical expat profile in these popular Ankara neighborhoods includes embassy staff, international organization employees, academic researchers at nearby universities, and business professionals on multi-year assignments. Families with children tend toward Oran and Cayyolu for space, while singles and couples often prefer Kavaklidere's walkable lifestyle.
Which areas in Ankara do locals say are overhyped by foreign buyers?
The Ankara areas that locals commonly consider overhyped by foreign buyers are Cukurambar, some newer Incek developments, and high-rise projects marketed specifically to international investors.
Why locals view these areas as overvalued:
- Cukurambar: high entry prices deliver the lowest yields among prime neighborhoods (around 6%)
- Some Incek projects: lifestyle premiums priced beyond what rental income can realistically justify
- International investor-focused towers: modern aesthetics mask compressed yields and longer payback periods
Foreign buyers typically see modern high-rise aesthetics, professional marketing, and "central location" positioning that locals do not value as highly, since locals understand that neighborhood walkability and building management quality matter more than facade appearance in Ankara's climate.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Ankara.
Which areas in Ankara are considered boring or undesirable by residents?
The Ankara areas that residents commonly consider boring or undesirable are very peripheral Sincan, industrial zones of Ostim in Yenimahalle, and car-dependent outer developments without walkable amenities.
Why residents find these areas undesirable:
- Peripheral Sincan: lacks walkable services, requires car for daily errands, limited social infrastructure
- Ostim industrial zone: dominated by warehouses and factories with minimal residential character
- Outer car-dependent developments: modern buildings but isolated locations with no neighborhood life
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Ankara, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Central Bank of Turkey (TCMB) | Official national housing price index for Turkey. | We used it to anchor macro price trends for Ankara. We cross-checked neighborhood data against the official index. |
| Endeksa | Leading Turkish housing analytics platform with mahalle-level data. | We pulled neighborhood prices, yields, and payback periods from their November 2025 snapshots. We used their rent and sale dashboards for all specific neighborhood figures. |
| AirDNA | Global standard for short-term rental market data. | We used their Ankara dashboard for occupancy, ADR, and listing structure metrics. We applied their methodology definitions to ensure consistent metric interpretation. |
| Global Property Guide | Respected international real estate research publication. | We referenced their Turkey market analysis for rental yield benchmarks. We used their methodology for real vs. nominal price comparisons. |
| Official Gazette (Resmi Gazete) | Official publication of Turkish laws and regulations. | We referenced the tourism-purpose rental regulations from December 2023. We used it to explain why Ankara STR supply shifts toward mid-term stays. |
| Daily Sabah | Major English-language Turkish news source. | We verified infrastructure project announcements and timelines. We used their reporting on the Esenboga Airport metro line plans. |
| Hepsiemlak | One of Turkey's largest property listing platforms. | We validated listing patterns and new project developments. We used their platform to cross-check neighborhood price ranges. |
| Sahibinden | Turkey's largest classified ads platform including real estate. | We referenced their rental listings for tenant profile insights. We used BETAM/Sahibinden rent indices for price validation. |
Get the full checklist for your due diligence in Ankara
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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