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If you're considering buying a property in Bursa to rent it out on Airbnb, you're looking at a city with genuine potential but also some unique challenges to understand.
This article covers everything you need to know about short-term rental regulations, realistic earnings, and market competition in Bursa as of early 2026.
We keep this blog post constantly updated with the latest data and legal changes so you always have accurate information.
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 Bursa.
Insights
- Bursa's Airbnb market is small compared to Istanbul or Antalya, with only around 90 active listings in 2026, which means less competition but also a need for smart positioning.
- The city has a dual tourism engine: Uludag ski season in winter and year-round domestic weekend visitors from Istanbul, creating two distinct demand peaks.
- Average occupancy for Airbnb listings in Bursa hovers around 30%, which is lower than coastal resorts but can reach 45% for well-operated properties in the right neighborhoods.
- Modern residence apartments in Nilüfer (areas like Özlüce and Ataevler) perform most consistently because they offer parking, heating, and easy access for business travelers.
- Uludag-focused properties can generate monthly revenues of ₺60,000 to ₺140,000 during peak winter months, but shoulder seasons are significantly weaker.
- Turkey's Law No. 7464 requires a tourism-purpose rental permit for stays of 100 days or shorter, and this applies across all of Bursa with no exceptions.
- A December 2025 court ruling by Turkey's Council of State suspended the classification of Airbnb income as commercial activity, reducing tax burdens for individual hosts.
- The most crowded price point for Airbnb in Bursa is ₺2,000 to ₺3,200 per night, while the underserved "white space" sits in the premium band of ₺3,500 to ₺4,800 per night.
- Parking and reliable heating are the two amenities that make the biggest difference for Bursa Airbnb listings, more so than in beach destinations.
Can I legally run an Airbnb in Bursa in 2026?
Is short-term renting allowed in Bursa in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is allowed in Bursa, but it is regulated under national Turkish law and requires proper permits.
The main legal framework governing short-term rentals in Bursa is Turkey's Law No. 7464, which came into force in January 2024 and defines rentals of 100 days or shorter per stay as tourism-purpose rentals requiring a permit.
The single most important condition that Airbnb hosts in Bursa must comply with is obtaining a Tourism Residence Certificate (Konutun Turizm Amaçlı Kiralanmasına İlişkin İzin Belgesi) before listing their property.
If you operate an Airbnb in Bursa without the required permit, you can face fines starting at ₺100,000 for a first offense, with penalties reaching up to ₺1,000,000 for repeated violations.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Turkey.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Turkey.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Bursa as of 2026?
As of the first half of 2026, there is no specific minimum-stay rule imposed by Turkish national law for Airbnb hosts in Bursa, and there is no annual cap on the number of nights you can rent out your property.
These rules do not differ based on property type or host residency status in Bursa, meaning the same permit-based framework applies whether you own an apartment in Nilüfer or a villa in Mudanya.
The key distinction in Turkish law is that rentals of 100 days or shorter per individual stay fall under the tourism-purpose rental regulation, while stays longer than 100 days are treated as regular long-term rentals outside this framework.
Do I have to live there, or can I Airbnb a secondary home in Bursa right now?
You do not need to live in your property to rent it out as an Airbnb in Bursa, as Turkish law does not impose a primary residence requirement for short-term rentals.
Owners of secondary homes or investment properties can legally operate short-term rentals in Bursa, provided they obtain the required tourism-purpose rental permit.
For apartments in multi-owner buildings, the main additional hurdle is obtaining consent from the building management or homeowners' association (site yönetimi), which can sometimes be the real bottleneck.
There is no significant rule difference between renting out a primary residence versus a secondary home in Bursa; the permit requirements and building consent obligations apply equally to both.
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Can I run multiple Airbnbs under one name in Bursa right now?
Yes, you can operate multiple Airbnb listings under one name in Bursa, as Turkish law does not prohibit individuals from holding permits for multiple properties.
There is no maximum number of properties one person or entity can list for short-term rental in Bursa, but each property must be individually permitted and compliant.
For hosts with multiple listings, the main additional requirement is ensuring that each property has its own tourism-purpose rental permit, proper building consent where applicable, and consistent tax documentation.
Do I need a short-term rental license or a business registration to host in Bursa as of 2026?
As of the first half of 2026, you need a tourism-purpose rental permit (İzin Belgesi) to operate an Airbnb in Bursa, and you must comply with Turkish tax regulations for rental income.
The typical process involves applying through the Ministry of Culture and Tourism's online portal, submitting required documents including proof of ownership and building consent (where applicable), with processing times varying from a few weeks to a couple of months.
Required documents generally include your property deed (tapu), a declaration that the property is suitable for tourism use, and for apartments, written consent from the building's management or owners' assembly.
A significant December 2025 court ruling by Turkey's Council of State suspended the practice of automatically classifying Airbnb income as commercial business income, meaning individual hosts can now typically operate without registering a formal business.
Are there neighborhood bans or restricted zones for Airbnb in Bursa as of 2026?
As of the first half of 2026, there are no city-wide neighborhood bans or officially restricted zones for Airbnb operations in Bursa at the municipal level.
The more realistic restriction in Bursa comes at the building level, where individual apartment complexes or site managements may prohibit or restrict short-term rentals through their internal rules.
This means you could be in a perfectly allowed neighborhood like Osmangazi or Nilüfer but still be blocked from operating if your specific building's homeowners' association does not consent to tourism-purpose rentals.
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How much can an Airbnb earn in Bursa in 2026?
What's the average and median nightly price on Airbnb in Bursa in 2026?
As of the first half of 2026, the median nightly price for an Airbnb in Bursa is approximately ₺2,300 (around $53 USD or €50 EUR), while the average nightly price sits higher at around ₺3,000 ($70 USD or €66 EUR) due to premium properties pulling the average up.
The typical nightly price range that covers roughly 80% of Airbnb listings in Bursa falls between ₺1,600 and ₺4,500 ($37 to $105 USD or €35 to €99 EUR), with most standard apartments clustering in the ₺2,000 to ₺3,200 band.
The single factor with the biggest impact on nightly pricing in Bursa is location and demand driver: properties near Uludag command premium winter rates, while Mudanya coastal properties perform best on summer weekends, and Nilüfer apartments attract steady business travel demand year-round.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Bursa.
How much do nightly prices vary by neighborhood in Bursa in 2026?
As of the first half of 2026, nightly prices in Bursa can vary dramatically, ranging from around ₺1,600 ($37 USD, €35 EUR) in budget areas like parts of Yıldırım to ₺7,500 or more ($175 USD, €165 EUR) for premium Uludag properties or larger Mudanya villas.
The three neighborhoods with the highest average nightly prices in Bursa are Uludag (winter ski properties commanding ₺4,000 to ₺7,500+), Mudanya's Tirilye and Güzelyalı coastal areas (₺3,000 to ₺5,000), and Nilüfer's upscale Özlüce and Ataevler districts (₺2,800 to ₺4,200).
The three neighborhoods with the lowest average nightly prices are parts of Yıldırım away from attractions (₺1,600 to ₺2,000), Görükle near the university (₺1,800 to ₺2,400 targeting budget-conscious students and visitors), and central Osmangazi areas with older building stock (₺1,700 to ₺2,300); these lower-priced areas still attract guests, primarily domestic visitors and families coming to see relatives.
What's the typical occupancy rate in Bursa in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Bursa is around 30% on an annualized basis, which translates to roughly 9 booked nights per month.
The realistic occupancy range that covers most listings in Bursa spans from 20% for underperforming properties to 45% for well-run units in high-demand locations like Nilüfer's modern districts or Uludag during winter season.
Bursa's occupancy rates are generally lower than Turkey's major tourist destinations like Antalya (which can exceed 50%), but this reflects Bursa's different demand profile as a business, thermal, and weekend destination rather than a year-round beach resort.
The single biggest factor for achieving above-average occupancy in Bursa is operational excellence: fast response times, professional photos, self check-in options, and specifically addressing Bursa's unique guest needs like reliable heating and parking.
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What's the average monthly revenue per listing in Bursa in 2026?
As of the first half of 2026, the average monthly gross revenue per Airbnb listing in Bursa is approximately ₺27,000 ($630 USD, €590 EUR), while the median is closer to ₺20,000 ($465 USD, €435 EUR).
The realistic monthly revenue range covering roughly 80% of Airbnb listings in Bursa falls between ₺12,000 and ₺45,000 ($280 to $1,050 USD, €260 to €985 EUR), depending on property type, location, and host professionalism.
Top-performing Airbnb listings in Bursa, particularly Uludag ski properties during peak winter months, can achieve monthly revenues of ₺60,000 to ₺140,000 ($1,400 to $3,250 USD). For example, a well-positioned Uludag chalet at ₺5,000 per night with 70% winter occupancy would generate approximately ₺105,000 in a peak month.
Finally, note that we give here all the information you need to buy and rent out a property in Bursa.
What's the typical low-season vs high-season monthly revenue in Bursa in 2026?
As of the first half of 2026, typical Airbnb monthly revenue in Bursa during low season ranges from ₺14,000 to ₺20,000 ($325 to $465 USD, €305 to €435 EUR) for standard apartments, while high season months can generate ₺26,000 to ₺40,000 ($605 to $930 USD, €570 to €875 EUR) for the same properties.
In Bursa, the high season months are December through March (driven by Uludag ski tourism) and June through August (weekend coastal escapes to Mudanya), while the low season typically falls in April-May and September-November when neither winter nor summer demand drivers are fully active.
What's a realistic Airbnb monthly expense range in Bursa in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Bursa range from ₺10,000 to ₺22,000 ($230 to $510 USD, €215 to €480 EUR) for standard apartments, ₺14,000 to ₺30,000 for duplexes, and ₺18,000 to ₺55,000 for detached houses and Uludag seasonal properties with higher heating costs.
The single largest expense category for Airbnb hosts in Bursa is typically cleaning and turnover costs, which can run ₺3,000 to ₺8,000 ($70 to $185 USD) monthly depending on booking frequency, followed closely by utilities (especially heating in winter) at ₺2,000 to ₺6,000 per month.
Hosts in Bursa should typically expect to spend between 40% and 60% of gross revenue on operating expenses, leaving net margins of 40% to 60% for well-managed properties before any mortgage payments.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bursa.
What's realistic monthly net profit and profit per available night for Airbnb in Bursa in 2026?
As of the first half of 2026, the realistic monthly net profit for an Airbnb in Bursa ranges from ₺6,000 to ₺16,000 ($140 to $370 USD, €130 to €350 EUR), with profit per available night typically falling between ₺200 and ₺530 ($5 to $12 USD).
The realistic monthly net profit range covering most Airbnb listings in Bursa spans from ₺4,000 at the low end (underperforming properties with high expenses) to ₺25,000 at the high end (well-located, efficiently run units).
Hosts in Bursa typically achieve net profit margins of 30% to 45% of gross revenue after accounting for all operating expenses but before mortgage payments.
The break-even occupancy rate for a typical Airbnb listing in Bursa is around 15% to 20%, meaning you need roughly 5 to 6 booked nights per month to cover basic operating costs without losing money.
In our property pack covering the real estate market in Bursa, we explain the best strategies to improve your cashflows.
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How competitive is Airbnb in Bursa as of 2026?
How many active Airbnb listings are in Bursa as of 2026?
As of the first half of 2026, there are approximately 90 active Airbnb listings in Bursa, with a reasonable range of 70 to 130 depending on seasonal fluctuations and temporary deactivations.
This number has grown modestly compared to 2025, reflecting increased awareness of Turkey's short-term rental regulations and gradual market formalization, but Bursa remains a relatively small STR market compared to Istanbul's 20,000+ listings or Antalya's coastal inventory.
Which neighborhoods are most saturated in Bursa as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Bursa are central Osmangazi (particularly Heykel and Setbaşı), Nilüfer's Özlüce and Ataevler districts, Mudanya's Güzelyalı and Tirilye coastal areas, and Uludag during winter ski season.
These areas became saturated because they sit at the intersection of accessibility, parking availability, and clear "reason to visit" positioning; Osmangazi offers walkable heritage, Nilüfer provides modern convenience for business travelers, Mudanya delivers weekend coastal charm, and Uludag captures the ski market.
Relatively undersaturated neighborhoods with better opportunities for new hosts include parts of Yıldırım near transit nodes, Gemlik's coastal area (less discovered than Mudanya), and Görükle near Uludag University for budget-focused longer stays.
What local events spike demand in Bursa in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Bursa are the Uludag ski season weekends (December through March), domestic long weekends and school holidays bringing Istanbul visitors, major cultural festivals in central Bursa, and convention or trade events tied to Bursa's automotive and textile industries.
During these peak events, Airbnb hosts in Bursa typically see booking rates increase by 30% to 60%, with nightly rates rising 20% to 40% above baseline, particularly for Uludag properties during winter holidays and Mudanya during summer long weekends.
Hosts should typically adjust their pricing and availability 4 to 6 weeks before major Turkish holidays and at least 2 to 3 months before the Uludag ski season peaks to capture early bookings at premium rates.
What occupancy differences exist between top and average hosts in Bursa in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Bursa achieve occupancy rates of around 45%, significantly outperforming the market average.
By comparison, the average host in Bursa typically sees occupancy of around 30%, meaning top performers book roughly 50% more nights per month through better operations, positioning, and guest experience.
It typically takes a new host in Bursa 6 to 12 months to reach top-performer occupancy levels, as building reviews, optimizing listings, and understanding local demand patterns requires time and consistent guest feedback.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Bursa.
Which price points are most crowded, and where's the "white space" for new hosts in Bursa right now?
The nightly price range with the highest concentration of Airbnb listings in Bursa is ₺2,000 to ₺3,200 ($47 to $74 USD, €44 to €70 EUR), where most standard apartments compete directly against each other.
The "white space" opportunities for new hosts in Bursa exist at the premium band of ₺3,500 to ₺4,800 per night ($81 to $112 USD) for well-appointed apartments, and in the budget-conscious segment below ₺1,800 for efficiently run basic accommodations near university areas.
Property characteristics that would allow a new host to successfully compete in the underserved premium segment include modern interiors with reliable heating, dedicated parking, professional photography, Nilüfer locations with mall and restaurant access, or Mudanya properties with genuine coastal charm and smooth self check-in processes.
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 property works best for Airbnb demand in Bursa right now?
What bedroom count gets the most bookings in Bursa as of 2026?
As of the first half of 2026, one-bedroom and compact two-bedroom properties get the most bookings on Airbnb in Bursa, as they align with the city's dominant short-stay demand from couples, business travelers, and small families.
The estimated booking rate breakdown by bedroom count in Bursa is roughly 35% for 1BR units, 40% for 2BR apartments, 15% for studios, and 10% for 3BR+ properties, though larger homes can command higher per-booking revenue when they do book.
One and two-bedroom properties perform best in Bursa specifically because the city's tourism is driven by weekend getaways, business travel, and family visits, which typically involve smaller groups staying for short periods rather than large vacation parties.
What property type performs best in Bursa in 2026?
As of the first half of 2026, modern residence apartments in managed complexes (particularly in Nilüfer) are the best-performing property type for Airbnb in Bursa due to their combination of year-round demand, operational ease, and consistent guest appeal.
Occupancy rates across property types in Bursa vary significantly: residence apartments average 32% to 40% annually, central Osmangazi apartments achieve 28% to 35%, Mudanya coastal homes hit 25% to 38% with strong weekend spikes, and Uludag properties swing from 15% in shoulder seasons to 55% to 70% during peak winter.
Modern residence apartments outperform other property types in Bursa because they typically offer the amenities that matter most to Bursa guests: reliable parking, strong heating, elevator access, and proximity to malls and business centers, all with lower operational friction than standalone houses.
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 Bursa, 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 |
|---|---|---|
| Republic of Turkey Official Gazette (Resmî Gazete) | This is the official publication where Turkish laws are promulgated, making it the definitive source for legal text. | We used it to confirm Law No. 7464 exists and its official publication date. We cross-checked rule summaries against the actual law text to ensure accuracy. |
| Law No. 7464 PDF (Ministry of Culture and Tourism) | This is a government-hosted copy of the enacted law text from Turkey's official tourism ministry. | We used it to validate the 100-day scope trigger for tourism-purpose rentals and to anchor our "allowed vs not allowed" legal analysis. |
| Official Gazette: Implementing Regulation (December 2023) | This is the official regulation that operationalizes how Law No. 7464 is applied in practice. | We used it to confirm that rentals of 100 days or shorter are covered and to support practical compliance expectations for hosts. |
| Official Gazette: Amendment (October 2025) | This is the most up-to-date regulatory amendment relevant as of early 2026. | We used it to ensure we're reflecting current rule wording and not quoting outdated 2023-only provisions. |
| Ministry of Culture and Tourism: Tourism Statistics | This is Turkey's national ministry responsible for tourism data and sector reporting. | We used it to ground Bursa STR demand drivers in Turkey-wide tourism measurement conventions and seasonal patterns. |
| Bursa Tourism Promotion Union: Tourism Dossier | This is an official local destination body publication aggregating Bursa-specific tourism data. | We used it to anchor Bursa-specific tourism scale, visitor profiles, and demand seasonality rather than extrapolating from Istanbul or Antalya. |
| Turkish Statistical Institute (TÜİK) | TÜİK is Turkey's official national statistics agency providing authoritative economic data. | We used it for macro conditions relevant to feasibility, including inflation trends and as a sanity check for STR metrics against the broader economy. |
| Turkish Revenue Administration (GİB): Rental Income Guide | This is published by Turkey's tax authority and describes official rules for rental income taxation. | We used it to frame what hosts should expect for income tax logic, deductible expenses, and compliance requirements. |
| Central Bank of Turkey (TCMB): Residential Property Price Index | TCMB is Turkey's official central bank publishing authoritative housing price indices. | We used it to anchor profitability discussions in the reality of property price trends and financing conditions. |
| AirDNA: Bursa Market Overview | AirDNA is a widely used STR analytics provider with transparent, repeatable metrics for ADR, occupancy, and revenue. | We used it as our primary quantitative base for listings count, occupancy rates, and pricing direction in Bursa. |
| Exchange-Rates.org: USD/TRY History | This is a long-running FX reference site publishing daily historical exchange rate series. | We used it to convert TRY to USD so revenue and expense ranges make sense for international readers in January 2026. |
| Airbnb: Turkey Hosting Guidelines | This is Airbnb's official platform guidance for hosts in Turkey, reflecting current permit requirements. | We used it to understand practical permit submission processes and platform-specific compliance expectations. |
| Property Turkey: Danıştay Ruling Analysis | This is a reputable real estate information source providing detailed analysis of the December 2025 court ruling. | We used it to explain how the Council of State ruling affects tax treatment for individual Airbnb hosts. |
| Türkiye Today: Court Ruling Coverage | This is a Turkish news source providing timely reporting on the December 2025 Danıştay decision. | We used it to confirm details and timing of the court ruling suspending commercial tax treatment for STR hosts. |
| Istanbul Lawyer Firm: STR Compliance Guide | This is a legal practice providing detailed guidance on Turkish short-term rental compliance. | We used it to understand building consent requirements, permit workflows, and practical compliance considerations. |
| Trading Economics: Turkey Tourist Arrivals | This is a data aggregator providing up-to-date tourism statistics with historical context. | We used it to understand Turkey-wide tourism trends and how Bursa fits within the national picture. |
| Uludağ Info: Ski Resort Information | This is the official information portal for Uludag ski resort, providing seasonal and facility data. | We used it to understand Uludag's ski season timing, capacity, and how winter tourism drives Bursa STR demand. |
| Snow-Forecast.com: Uludag Resort Guide | This is a specialized ski resort information platform providing season dates and conditions. | We used it to confirm the December-to-March ski season timing and understand Uludag's position in Turkey's winter tourism. |
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