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This article covers the current housing prices in Bursa, Turkey, with data we have collected and verified as of the first half of 2026.
We update this blog post regularly to make sure you always have access to the most accurate and recent figures.
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
- In Bursa in 2026, the median home price sits around 3.7 million TRY (about $87,000), which is roughly 11% below the average because expensive Nilüfer and coastal Mudanya properties pull the mean upward.
- Bursa housing prices rose 27% in nominal terms over the past year, but after adjusting for Turkey's 31% inflation rate, real prices actually dropped by about 3%.
- New construction in Bursa commands a premium of around 15% over comparable existing homes, driven by better earthquake standards and modern amenities like parking and security.
- The price gap between listing and final sale in Bursa averages 6%, but older properties needing renovation can see discounts of 8% to 10% during negotiations.
- Nilüfer district in Bursa has the highest price per square meter, ranging from 32,000 to 48,000 TRY, while Yıldırım offers entry-level prices starting around 16,500 TRY per square meter.
- Over the past decade, Bursa property prices have increased roughly 20 times in nominal Turkish lira terms, though in real inflation-adjusted terms the gain is closer to 135%.
- Apartments make up about 82% of the Bursa residential market, with standard blocks accounting for 62% and compound apartments with amenities covering another 20%.
- With $100,000 in Bursa in 2026, you can buy a 125 square meter apartment in Osmangazi or a newer 110 square meter unit in Görükle near the university area.
- Coastal Mudanya commands premium prices between 28,000 and 45,000 TRY per square meter for sea-adjacent properties, making it Bursa's most expensive lifestyle destination.
What is the average housing price in Bursa in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a handful of very expensive luxury properties.
We are writing this as of the first half of 2026, using the latest data collected from authoritative Turkish sources that we manually verified.
The median housing price in Bursa in 2026 is approximately 3,700,000 TRY (about $87,000 or €74,000). The average housing price in the Bursa market in 2026 is higher at 4,180,000 TRY (roughly $98,000 or €84,000).
About 80% of residential properties for sale in Bursa in 2026 fall within a price range of 2,400,000 to 6,200,000 TRY (approximately $56,000 to $145,000 or €48,000 to €124,000).
A realistic entry range for Bursa housing in 2026 is 1,700,000 to 2,300,000 TRY ($40,000 to $54,000 or €34,000 to €46,000), which can get you an older 2-bedroom apartment of about 90 square meters in areas like Yıldırım.
Typical luxury properties in Bursa in 2026 range from 12,000,000 to 30,000,000 TRY ($280,000 to $700,000 or €240,000 to €600,000), including new 4-bedroom apartments or duplexes in gated complexes with pools, parking, and security in Nilüfer's best neighborhoods.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bursa.
Are Bursa property listing prices close to the actual sale price in 2026?
In Bursa in 2026, closed sale prices are typically about 6% below the listed asking price.
This gap exists because sellers and agents in Turkey's bargaining-friendly market build negotiation room into their listings. The discount varies: newer, high-demand units in Nilüfer might sell at only 3% below list, while older apartments needing renovation in Yıldırım or Osmangazi can close at 8% to 10% below the asking price.
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What is the price per sq m or per sq ft for properties in Bursa in 2026?
As of early 2026, the median housing price per square meter in Bursa is approximately 29,500 TRY ($690 or €590 per sqm), which translates to about 2,740 TRY ($64 or €55) per square foot. The average price per square meter in Bursa is slightly higher at 31,900 TRY ($750 or €640), or roughly 2,960 TRY ($70 or €60) per square foot.
The highest price per square meter in Bursa in 2026 goes to newer apartments in full-service complexes with amenities and coastal properties in Mudanya, because buyers pay a premium for convenience, lifestyle, and limited supply.
In Bursa in 2026, the highest prices per square meter are found in Nilüfer (32,000 to 48,000 TRY) and coastal Mudanya (28,000 to 45,000 TRY), while the lowest ranges are in Yıldırım (16,500 to 28,000 TRY) and non-prime parts of Osmangazi (17,500 to 28,000 TRY).
How have property prices evolved in Bursa?
Compared to one year ago, Bursa housing prices in 2026 are up 27% in nominal Turkish lira terms. However, with Turkey's inflation running at about 31%, real (inflation-adjusted) prices have actually decreased by roughly 3%, meaning buyers' purchasing power has slightly improved relative to home prices.
Looking back two years, nominal prices have risen substantially, but the pattern is similar: high inflation has eaten into much of the apparent gains. The main drivers have been Turkey's currency situation and tight credit conditions that make financing expensive, which puts downward pressure on real price growth even as nominal figures climb.
By the way, we've written a blog article detailing the latest updates on property price variations in Bursa.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bursa.
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What types of properties are available in Bursa and how do prices vary in 2026?
In Bursa in 2026, standard apartment blocks make up about 62% of the market, with compound apartments featuring amenities accounting for 20%, duplexes and penthouses at 6%, townhouses at 5%, detached villas at 4%, and coastal second homes at 3%.
Average prices by property type in Bursa as of the first half of 2026 vary considerably. Standard apartments average around 3,600,000 TRY ($85,000 or €72,000), compound apartments with amenities run about 5,100,000 TRY ($120,000 or €102,000), duplexes and penthouses average 8,800,000 TRY ($207,000 or €176,000), townhouses average 9,500,000 TRY ($223,000 or €190,000), and detached villas average 15,500,000 TRY ($364,000 or €310,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Bursa in 2026?
In Bursa in 2026, new construction carries a premium of approximately 15% compared to similar existing homes.
This premium exists because new buildings in Bursa meet updated earthquake safety standards, come with modern amenities like underground parking and security, and require no immediate renovation, making them more attractive to buyers despite the higher price.
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How do property prices vary by neighborhood in Bursa in 2026?
Nilüfer (particularly Özlüce and Balat) is Bursa's premium district, featuring modern compounds and new developments. Prices here in January 2026 range from 8,000,000 to 25,000,000 TRY ($188,000 to $586,000 or €160,000 to €500,000) because of the newer building stock, full amenities, and strong demand from professionals and families seeking contemporary living.
Mudanya offers Bursa's coastal lifestyle with sea-adjacent apartments and villas. Prices in areas like Güzelyalı and Bademli range from 6,000,000 to 30,000,000 TRY ($141,000 to $700,000 or €120,000 to €600,000), with the premium driven by limited waterfront supply and the appeal of second-home and weekend getaway living.
Yıldırım represents Bursa's entry-level market with older apartment buildings. Prices in neighborhoods like Arabayatağı range from 1,700,000 to 3,400,000 TRY ($40,000 to $80,000 or €34,000 to €68,000), reflecting the older building stock, smaller unit sizes, and more industrial surroundings that keep this area affordable.
You will find a much more detailed analysis by areas in our property pack about Bursa. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Nilüfer - Özlüce/Balat | Premium / Popular | 8M-25M TRY ($188k-$586k) | 40k-60k TRY ($939-$1,408) | 3,716-5,573 TRY ($87-$131) |
| Nilüfer - Ataevler/Üçevler | Family / Commute | 5M-10M TRY ($117k-$235k) | 32k-45k TRY ($751-$1,056) | 2,973-4,181 TRY ($70-$98) |
| Nilüfer - Görükle | Budget / Student | 2.7M-5.5M TRY ($63k-$129k) | 26k-35k TRY ($610-$821) | 2,415-3,252 TRY ($57-$76) |
| Osmangazi - Çekirge | Central / Popular | 4M-10M TRY ($94k-$235k) | 30k-45k TRY ($704-$1,056) | 2,787-4,181 TRY ($65-$98) |
| Osmangazi - Demirtaş | Value / Industrial | 2.4M-5M TRY ($56k-$117k) | 18k-28k TRY ($422-$657) | 1,673-2,601 TRY ($39-$61) |
| Yıldırım - Arabayatağı | Entry / Commute | 1.7M-3.2M TRY ($40k-$75k) | 16.5k-24k TRY ($387-$563) | 1,533-2,230 TRY ($36-$52) |
| Yıldırım - Millet | Entry / Local | 1.8M-3.4M TRY ($42k-$80k) | 17k-25k TRY ($399-$587) | 1,580-2,323 TRY ($37-$55) |
| Mudanya - Güzelyalı | Lifestyle / Coastal | 6M-12M TRY ($141k-$282k) | 30k-42k TRY ($704-$986) | 2,787-3,902 TRY ($65-$92) |
| Mudanya - Bademli | Luxury / Coastal | 10M-30M TRY ($235k-$704k) | 38k-55k TRY ($892-$1,291) | 3,531-5,108 TRY ($83-$120) |
| Gemlik - Kurşunlu | Coastal Value | 3.5M-8M TRY ($82k-$188k) | 24k-38k TRY ($563-$892) | 2,230-3,531 TRY ($52-$83) |
| Kestel - Central | Family / Value | 2.8M-6M TRY ($66k-$141k) | 22k-32k TRY ($516-$751) | 2,044-2,973 TRY ($48-$70) |
| İnegöl - Central | Value / Spacious | 2.6M-6.2M TRY ($61k-$145k) | 20k-30k TRY ($469-$704) | 1,858-2,787 TRY ($44-$65) |
How much more do you pay for properties in Bursa when you include renovation work, taxes, and fees?
When buying property in Bursa in 2026, you should budget an additional 6% to 25% on top of the purchase price, depending on whether the home is new or needs renovation work.
For a property around $200,000 (approximately 8,500,000 TRY) in Bursa, expect to pay an extra 680,000 to 850,000 TRY ($16,000 to $20,000) for title deed fees, agent commissions, and minor updates. This brings your total investment to roughly 9,200,000 to 9,350,000 TRY ($216,000 to $220,000).
For a $500,000 property (about 21,300,000 TRY) in Bursa, additional costs typically run 1,700,000 to 2,100,000 TRY ($40,000 to $50,000), covering transfer fees, agent fees, and any finishing touches. Your all-in cost would be approximately 23,000,000 to 23,400,000 TRY ($540,000 to $550,000).
For a $1,000,000 property (roughly 42,600,000 TRY) in Bursa, budget an extra 3,400,000 to 4,300,000 TRY ($80,000 to $100,000) for fees and potential customization. This puts your total investment at around 46,000,000 to 47,000,000 TRY ($1,080,000 to $1,100,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bursa
| Expense | Category | Estimated Cost and Details |
|---|---|---|
| Title deed transfer (Tapu) | Fees/Taxes | Approximately 2% to 4% of the purchase price (85,000 to 340,000 TRY or $2,000 to $8,000 on a typical home). By law this is often split between buyer and seller, but in practice the buyer sometimes pays more. Always confirm the split before signing. |
| Real estate agent fee | Fees | Typically 2% to 4% of the purchase price (85,000 to 340,000 TRY or $2,000 to $8,000 on a typical home). This is negotiable and should be agreed in writing before you start working with an agent. Some agents charge the buyer, some the seller, some both. |
| Notary and translation | Fees | Around 10,000 to 60,000 TRY ($235 to $1,400). This covers official document translations if you are a foreign buyer, notary services, and administrative paperwork. Costs vary based on document complexity and language requirements. |
| Basic refresh renovation | Renovation | Approximately 120,000 to 450,000 TRY ($2,800 to $10,600). This includes painting, minor repairs, fixture updates, and cosmetic improvements. Most existing homes in Bursa benefit from at least a basic refresh before moving in. |
| Full renovation | Renovation | Between 450,000 and 1,800,000 TRY ($10,600 to $42,200). This covers kitchen and bathroom remodels, flooring replacement, electrical updates, and structural improvements. Older apartments in Yıldırım or Osmangazi often need this level of work. |
| New build VAT | Taxes | Ranges from 1% to 20% depending on the property type and regulations. The exact rate depends on the unit's size, location, and whether certain exemptions apply. Always verify the VAT status with the developer before purchasing a new construction property. |
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 properties can you buy in Bursa in 2026 with different budgets?
With $100,000 (about 4,260,000 TRY) in Bursa in January 2026, you can buy a 125 square meter 3-bedroom apartment in Osmangazi that is 8 to 12 years old, a 140 square meter family apartment in Kestel that is 5 to 10 years old, or a newer 110 square meter 2-bedroom unit in Görükle near the university.
With $200,000 (about 8,520,000 TRY) in Bursa, you can purchase a 170 square meter 4-bedroom apartment in Nilüfer's Ataevler area that is 5 to 8 years old, a 135 square meter coastal apartment in Mudanya's Güzelyalı district, or a 160 square meter duplex in a better Osmangazi neighborhood.
With $300,000 (about 12,790,000 TRY) in Bursa, you can afford a new 180 square meter 4-bedroom apartment in upper Nilüfer, a 190 square meter townhouse on the Mudanya hillside, or a high-spec 155 square meter unit in a premium Nilüfer compound with full amenities.
With $500,000 (about 21,310,000 TRY) in Bursa, you can buy a 240 square meter detached villa in Mudanya's Bademli or Kumyaka area, a luxury 220 square meter duplex in Nilüfer's Özlüce or Balat neighborhoods, or a premium 200 square meter sea-adjacent apartment in Mudanya's top coastal pocket.
With $1,000,000 (about 42,620,000 TRY) in Bursa, you can purchase a large 350 to 450 square meter detached villa in Mudanya's prime coastal zone, assemble a portfolio of two premium units (one in Nilüfer and one coastal in Mudanya), or pursue an ultra-luxury custom villa with a land component in the most exclusive areas.
With $2,000,000 (about 85,240,000 TRY) in Bursa, the market is thin but options exist: you could buy a trophy 500 to 700 square meter coastal villa in Mudanya's prime pocket, a luxury multi-unit small compound, or combine prime land with a custom build in the most prestigious coastal areas.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bursa.
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 |
|---|---|---|
| Central Bank of Turkey (CBRT) - CPI Data | The Turkish central bank publishes official inflation data produced by TURKSTAT. | We used the November 2025 year-over-year CPI reading (31.07%) to calculate inflation-adjusted real price changes for Bursa housing. |
| CBRT Residential Property Price Index | The official central bank framework for Turkey's national housing price index. | We used this as a macro cross-check to confirm that Bursa trends align with national housing market patterns. |
| Endeksa - Bursa Citywide Analytics | Endeksa is a leading Turkish real estate analytics platform with structured pricing data. | We used this as our primary Bursa dataset for average home prices, price per square meter, typical sizes, and annual changes. |
| Endeksa - Osmangazi District | Provides consistent district-level pricing data with minimum and maximum price bands. | We used this for neighborhood range building and to calibrate mid-market pricing in Bursa's central district. |
| Endeksa - Yıldırım District | Provides structured pricing data for Bursa's more affordable mass-market areas. | We used this to establish entry-level price ranges and explain why certain areas offer lower prices. |
| Endeksa - Mudanya District | Provides pricing data for Bursa's key coastal and second-home destination. | We used this to calibrate coastal premium pricing and luxury segment examples for villas and sea-adjacent properties. |
| Endeksa - Nilüfer District | Provides data for Bursa's most premium and sought-after residential district. | We used this to establish upper-tier pricing and understand the modern compound apartment market. |
| Emlakjet - Nilüfer Listings | Major Turkish property portal showing active listings and asking prices. | We used this as a sanity check for listing price ranges and to verify the breadth of market offerings. |
| Emlakjet - Osmangazi Listings | National listing portal with extensive Bursa coverage across property types. | We used this to verify asking price ranges and support our estimate of the typical list-to-sale price discount. |
| Turkish Revenue Administration (GİB) | Official government portal for tax-related property information in Turkey. | We used this to verify that title deed fees exist and are processed through the tax authority system. |
| MFY Legal | Reputable Turkish law firm specializing in real estate transactions for foreign buyers. | We used this to understand VAT treatment variations and typical buyer-side fee structures in Turkish property purchases. |
| TURKSTAT (via CBRT) | Turkey's official statistical institute that produces the primary CPI data. | We relied on TURKSTAT's inflation figures as republished by CBRT to calculate real versus nominal price changes. |
| Endeksa Currency Snapshot | Endeksa embeds current exchange rates in their platform for reference. | We used their January 2026 snapshot showing 42.62 TRY per dollar and 49.93 TRY per euro for all currency conversions. |
| Local Contractor Estimates | Based on current market rates for renovation work in Bursa's residential sector. | We used typical contractor pricing to estimate basic refresh and full renovation costs for different property conditions. |
| District-Level Stock Analysis | Endeksa provides distribution data showing what types of properties are available. | We used stock distribution percentages to estimate the breakdown between apartments, villas, and other property types. |
| Historical Price Trajectories | Long-term data from Endeksa district pages showing multi-year price growth. | We back-calculated 10-year price changes by analyzing documented growth rates and cumulative inflation patterns. |
| Market Negotiation Patterns | Based on observed differences between listing and closing prices in Turkish markets. | We estimated the typical 6% discount from list price by analyzing comparable sales patterns across Bursa districts. |
| New Build Premium Analysis | Comparison of new versus existing property prices within the same neighborhoods. | We calculated the 15% new construction premium by comparing equivalent units of different ages in similar locations. |
| Earthquake Safety Standards | Turkish building codes have evolved significantly, affecting property values by age. | We factored updated safety standards into our explanation of why newer buildings command price premiums in Bursa. |
| Coastal Premium Patterns | Mudanya's unique position as Bursa's coastal district creates distinct pricing. | We analyzed sea-adjacent versus inland pricing to quantify the lifestyle premium in Bursa's coastal market. |
| Affordability Constraint Analysis | High inflation and tight credit affect buyer purchasing power in Turkey. | We used this context to explain why real price growth has lagged nominal increases in Bursa's housing market. |
| Property Type Classification | Turkish real estate uses specific terminology for different housing formats. | We applied standard Turkish classifications (2+1, 3+1, site apartments, villas) to create accurate property examples. |
| Square Meter to Square Foot Conversion | Standard conversion factor of 1 sqm equals 10.7639 sqft. | We applied this conversion consistently throughout to provide both metric and imperial measurements for international readers. |
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