Ankara

Ankara's housing market combines individual owner-occupation (the dominant tenure), a substantial private-rental sector, and a public-housing tier delivered through TOKİ. The market is structured around individual ownership of flats within multi-family buildings managed by site yönetimi (site-management) collectives. New construction is concentrated in Çankaya, Yenimahalle and the broader Ankara metropolitan periphery, with substantial TOKİ-delivered public-housing across the city.

The Türkiye Cumhuriyet Merkez Bankası macroprudential framework operates within the broader Turkish monetary-policy framework. The post-2018 sustained lira depreciation and persistent high inflation produced both extreme nominal price escalation and significant real-terms shifts in Ankara. The 2023 Kahramanmaraş earthquake, while not directly affecting Ankara, has produced additional pressure on the broader Turkish housing-policy framework alongside the substantial reconstruction-investment commitments.

Ankara's cooperative-housing tradition (yapı kooperatifleri — building cooperatives) was substantial in the late twentieth century, with cooperative-housing societies delivering significant parts of the post-1960s urban expansion in Çankaya, Çayyolu and the broader central-Ankara middle-class housing. The yapı kooperatifi model — typically a closed-end cooperative formed by a defined group of households to build a specific residential complex, dissolved after delivery with units transferring to individual ownership — produced substantial parts of the post-1970s middle-class urban housing stock.

Contemporary Ankara cooperative-housing has contracted significantly from the late-twentieth-century peak as the TOKİ model and the private-developer model have substituted. TOKİ delivers the substantial contemporary public-housing pipeline through the post-2012 Urban Regeneration Law framework. The Ankara Büyükşehir Belediyesi (Ankara Metropolitan Municipality) coordinates the local-level housing-policy delivery alongside the broader Turkish housing-policy framework.

The Ankara Urban Regeneration Law transformation programme — combining substantial gecekondu (informal-construction) periphery transformation with the post-2012 Urban Regeneration Law framework — has been the largest contemporary metropolitan-scale regeneration in Ankara. The contested broader question of the displacement effects and the substandard-housing replacement decisions produces sustained civil-society and architectural-profession critique.

The Ankara central-district regeneration — combining heritage-restoration of the substantial early-twentieth-century stock with sustained public-realm investment in the central Kızılay and broader pedestrian-corridor districts — provides the contemporary urban-regeneration model. The Atatürk Forest Farm (Atatürk Orman Çiftliği) and broader central-Ankara cultural-heritage management continue alongside the broader contemporary regeneration agenda.

Ankara's housing politics has been shaped through the current decade by the Mansur Yavaş mayoral administration (Republican People's Party — CHP), elected in 2019 in a major political shift from the long-cycle AKP municipal dominance. The administration has pushed expanded municipal-housing investment, stronger urban-regeneration framework alignment with affordable-housing principles, and the first explorations of contemporary cooperative-housing pilot frameworks within the constraints of the broader national framework.

The national-level housing-policy framework continues to operate principally through TOKİ and the post-2012 Urban Regeneration Law framework. The Ministry of Environment, Urbanisation and Climate Change holds the national housing-policy portfolio. The contemporary Turkish housing-research network and the broader civil-society reformist organisations continue to press for structural housing-policy reform alongside the broader political dynamics.

The Ankara Büyükşehir Belediyesi (Ankara Metropolitan Municipality) contemporary housing-investment programme under the Mansur Yavaş administration provides the principal contemporary municipal-housing investment. The TOKİ Urban Regeneration Law delivery across the substantial gecekondu periphery is the largest contemporary residential-stock investment programme. The Ankara central-district regeneration combining heritage-restoration with public-realm investment continues the urban-regeneration agenda.

The historic Ankara yapı kooperatifi cooperative-housing tradition — with the continuing operation of established yapı kooperatifi developments in Çankaya, Çayyolu and the broader central-Ankara middle-class housing stock — provides the substantial institutional legacy on which a contemporary cooperative-housing revival could be built. The contemporary Turkish cooperative-housing pioneers — small in scale, often emerging from the Middle East Technical University (METU) research-led design networks — provide the early experimental basis for cost-rental and housing-rights-of-occupancy cooperative models.