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This article explains the current housing prices in Bursa in 2026, using the latest data available as of June 2026.
We constantly update this blog post, because Bursa property prices can change quickly when inflation, exchange rates, and buyer demand move.
You will find simple price ranges for apartments, villas, neighborhoods, price per square meter, and total buying costs.
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
- The average housing price in Bursa in 2026 is around ₺4.5 million, but the median is lower, near ₺3.7 million, because luxury homes in Mudanya and Nilüfer lift the average.
- Bursa property prices in 2026 are still much lower than Istanbul, yet Bursa is not cheap for local buyers because salaries have not followed housing prices.
- A practical Bursa home-buying budget starts near ₺2 million to ₺3 million, which usually means an older apartment in Yıldırım, Gemlik, or older Osmangazi.
- The working citywide price benchmark in Bursa in 2026 is about ₺35,000 to ₺37,000 per square meter for normal residential property.
- Nilüfer and Mudanya are the two areas that most clearly push Bursa prices higher, because buyers pay more for modern buildings, lifestyle, and better locations.
- Older Bursa apartments often look cheap at first, but renovation and earthquake-related concerns can quickly change the real cost of buying.
- Newer homes in Bursa usually cost 20% to 35% more per square meter than older homes in the same district.
- Listed Bursa property prices are often around 5% to 8% above realistic closing prices, but good homes in Nilüfer may sell closer to asking price.
- A $200,000 budget is already strong in Bursa in 2026, because it can buy a good family apartment in Nilüfer or a sea-view apartment in Mudanya.
What is the average housing price in Bursa in 2026?
The median housing price in Bursa in 2026 is more useful than the average price because a few expensive villas and large luxury homes can make the average look higher than what most buyers really pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Bursa in 2026 is about ₺3.7 million, which is about $80,000 or €69,000. The average housing price in Bursa in 2026 is about ₺4.5 million, which is about $98,000 or €84,000.
For most buyers, a realistic range for about 80% of residential properties in Bursa in 2026 is between ₺1.9 million and ₺9.5 million, or about $41,000 to $206,000, or €36,000 to €178,000.
A realistic entry range in Bursa in 2026 is ₺1.8 million to ₺3 million, or about $39,000 to $65,000, or €34,000 to €56,000, and this usually buys an older 2-bedroom apartment of about 90 to 110 sqm in Yıldırım, Gemlik, or older parts of Osmangazi.
A typical luxury property in Bursa in 2026 usually costs ₺10 million to ₺35 million or more, or about $217,000 to $759,000+, or €187,000 to €656,000+, and this can buy a large new villa, a sea-view apartment, or a premium family home in Bademli, Çağrışan, Mürsel, Odunluk, Balat, or 19 Mayıs.
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, we estimate that closed sale prices are usually about 5% to 8% below listing prices, with a practical working discount of about 6%.
This gap exists because many Bursa sellers protect themselves against inflation by listing high, especially when replacing the property will also cost more. The gap is usually smaller for good family apartments in Nilüfer or central Osmangazi, and larger for old homes, outer districts, and expensive villas that have fewer buyers.
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What is the price per sq m or per sq ft for properties in Bursa in 2026?
As of 2026, the median housing price in Bursa is about ₺32,500 per sqm, or $705 per sqm, or €609 per sqm, which is about ₺3,020 per sqft, or $65 per sqft, or €57 per sqft. The average housing price in Bursa is about ₺36,500 per sqm, or $792 per sqm, or €684 per sqm, which is about ₺3,390 per sqft, or $74 per sqft, or €64 per sqft.
The highest price per sqm in Bursa in 2026 is usually found in newer luxury stock, sea-view homes, villas, and premium Nilüfer or Mudanya neighborhoods, while the lowest price per sqm is usually found in older apartments in Yıldırım, parts of Gemlik, and older inner Osmangazi neighborhoods.
The highest price per sqm in Bursa is usually found in Odunluk, Balat, 19 Mayıs, Bademli, Çağrışan, Mürsel, and Güzelyalı, where good properties often reach ₺55,000 to ₺105,000+ per sqm. The lowest price per sqm is usually found in older Yıldırım stock, parts of Gemlik, and older Osmangazi pockets, where prices are often around ₺18,000 to ₺30,000 per sqm.
How have property prices evolved in Bursa?
Compared with one year ago, Bursa housing prices in 2026 are about 24% to 27% higher in nominal Turkish lira terms. The main reason is inflation, but high borrowing costs have stopped prices from rising as fast as consumer prices.
Compared with two years ago, Bursa property prices are clearly higher in lira terms, but the real gain is much smaller once inflation is removed. This is why many Bursa owners feel prices have risen a lot, while many buyers still see better value than in Istanbul.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Turkey.
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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How do prices vary by housing type in Bursa in 2026?
Bursa is mainly an apartment market in 2026: we estimate that standard apartments make up about 65% of the market, new-build apartments about 15%, older apartments needing work about 8%, duplex or large family apartments about 6%, detached houses about 4%, and villas or luxury residences about 2%.
Standard apartments in Bursa in 2026 usually cost ₺3.6 million to ₺5 million, or about $78,000 to $108,000, or €67,000 to €94,000. New-build apartments often cost ₺4.8 million to ₺7.5 million, older apartments needing work often cost ₺2 million to ₺3.5 million, duplex or large family apartments often cost ₺6.5 million to ₺12 million, detached houses often cost ₺8 million to ₺18 million, and villas or luxury residences often cost ₺15 million to ₺45 million+.
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, newer homes usually cost about 20% to 35% more per sqm than older homes in the same district, with a practical midpoint near 25%.
This premium is high because Bursa buyers care about building age, earthquake resilience, parking, elevators, insulation, site security, and modern heating systems.
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How do property prices vary by neighborhood in Bursa in 2026?
Nilüfer is the main modern residential market in Bursa in 2026, especially around Özlüce, Ataevler, Balat, Odunluk, and 19 Mayıs. Buyers usually find modern apartments, gated-site flats, and high-end family homes from about ₺5.5 million to ₺40 million, or about $119,000 to $867,000, or €103,000 to €750,000.
Mudanya is Bursa’s coastal lifestyle market in 2026, especially around Güzelyalı, Bademli, Çağrışan, and Mürsel. Buyers usually find sea-view apartments and villas from about ₺5.5 million to ₺35 million+, or about $119,000 to $759,000+, or €103,000 to €656,000+.
Osmangazi is Bursa’s central and practical market in 2026, with more existing apartments and lower prices than prime Nilüfer. Buyers usually find central apartments from about ₺3 million to ₺6 million, or about $65,000 to $130,000, or €56,000 to €112,000.
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:
| Area in Bursa | Market label | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Görükle, Nilüfer | Student and rental yield | ₺2.2m to ₺3.5m $48k to $76k |
₺30k to ₺38k $650 to $824 |
₺2,790 to ₺3,530 $60 to $77 |
| Dumlupınar, Nilüfer | Affordable Nilüfer | ₺2.4m to ₺3.8m $52k to $82k |
₺34k to ₺42k $737 to $911 |
₺3,160 to ₺3,900 $69 to $85 |
| Özlüce, Nilüfer | Popular family area | ₺5m to ₺7.5m $108k to $163k |
₺38k to ₺48k $824 to $1,041 |
₺3,530 to ₺4,460 $77 to $97 |
| Odunluk, Nilüfer | Premium and commute | ₺8.5m to ₺13m $184k to $282k |
₺60k to ₺75k $1,301 to $1,626 |
₺5,570 to ₺6,970 $121 to $151 |
| Balat, Nilüfer | Luxury family | ₺9m to ₺14m $195k to $304k |
₺58k to ₺72k $1,258 to $1,561 |
₺5,390 to ₺6,690 $117 to $145 |
| 19 Mayıs, Nilüfer | Top-end and villa-like | ₺20m to ₺40m $434k to $867k |
₺75k to ₺95k $1,626 to $2,060 |
₺6,970 to ₺8,825 $151 to $191 |
| Osmangazi, Adalet | Central and practical | ₺4m to ₺6m $87k to $130k |
₺30k to ₺38k $650 to $824 |
₺2,790 to ₺3,530 $60 to $77 |
| Osmangazi, Akpınar | Central newer stock | ₺5.5m to ₺8m $119k to $173k |
₺48k to ₺60k $1,041 to $1,301 |
₺4,460 to ₺5,570 $97 to $121 |
| Yıldırım, Erikli | Value for families | ₺3m to ₺4.8m $65k to $104k |
₺28k to ₺36k $607 to $781 |
₺2,600 to ₺3,345 $56 to $73 |
| Gemlik, Hisar and Kumla | Coastal value | ₺2.7m to ₺5m $59k to $108k |
₺26k to ₺40k $564 to $867 |
₺2,415 to ₺3,715 $52 to $81 |
| Mudanya, Güzelyalı | Coastal and expat | ₺5m to ₺9.5m $108k to $206k |
₺35k to ₺50k $759 to $1,084 |
₺3,250 to ₺4,645 $70 to $101 |
| Mudanya, Bademli | Luxury and villas | ₺18m to ₺40m+ $390k to $867k+ |
₺85k to ₺110k+ $1,843 to $2,385+ |
₺7,900 to ₺10,220+ $171 to $222+ |
How much more do you pay for properties in Bursa when you include renovation work, taxes, and fees?
In Bursa in 2026, a buyer should usually budget about 6% to 10% above the agreed purchase price for a normal resale home in decent condition, and 15% to 35% if the property needs serious renovation.
For a Bursa property bought around $200,000, or about ₺9.22 million, the extra cost is often around ₺600,000 to ₺1 million if the home is in decent condition. That means the total budget can end near ₺9.8 million to ₺10.2 million, or about $213,000 to $221,000.
For a Bursa property bought around $500,000, or about ₺23.06 million, the extra cost can often be around ₺1.5 million to ₺3 million for fees, legal work, furniture, and upgrades. That means the total budget can reach about ₺24.5 million to ₺26 million, or about $531,000 to $564,000.
For a Bursa property bought around $1,000,000, or about ₺46.12 million, the extra cost can easily reach ₺3 million to ₺7 million, especially for a villa with upgrades. That means the total budget can move toward ₺49 million to ₺53 million, or about $1.06 million to $1.15 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Turkey.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bursa
| Extra cost | Cost type | Estimated cost range in Bursa in 2026 |
|---|---|---|
| Title deed transfer fee | Tax or fee | Usually around 2% to 4% of the declared value. On a ₺5 million property, this can mean about ₺100,000 to ₺200,000, or $2,200 to $4,300. The exact amount depends on the declared value and how the buyer and seller share the cost. |
| Agent commission | Fee | Often between 0% and 3% plus VAT, depending on the deal structure. On a ₺5 million purchase, this can mean ₺0 to ₺150,000+, or $0 to $3,300+. Buyers should confirm this before signing anything. |
| Lawyer and due diligence | Professional fee | A normal range is about ₺40,000 to ₺150,000, or about $900 to $3,300. This can cover title checks, contract review, and risk checks. Foreign buyers should not skip this step. |
| Valuation, translation, and notary | Transaction cost | A typical range is about ₺15,000 to ₺60,000, or about $325 to $1,300. The cost depends on the documents needed, buyer nationality, and whether translations are required. |
| DASK earthquake insurance | Mandatory insurance | A normal range is about ₺2,000 to ₺10,000, or about $45 to $215. The amount depends on property size, location, and building details. This is small compared with the purchase price, but it is important. |
| Light renovation | Renovation | Light work can cost around ₺4,000 to ₺8,000 per sqm, or about $87 to $173 per sqm. This may cover paint, simple flooring, small repairs, and basic updates. A 100 sqm apartment could need ₺400,000 to ₺800,000. |
| Full renovation | Renovation | A full renovation can cost around ₺10,000 to ₺20,000 per sqm, or about $217 to $434 per sqm. This can include kitchen, bathrooms, floors, plumbing, wiring, and major finishes. A 100 sqm older apartment can therefore need ₺1 million to ₺2 million. |
| Furniture and appliances | Fit-out | A practical range is about ₺250,000 to ₺1.5 million, or about $5,400 to $32,500. A small apartment can stay near the low end. A large family home or villa can go much higher. |
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, or about ₺4.61 million, buyers in Bursa in 2026 can realistically look at an existing 3+1 apartment of 120 to 130 sqm in Yıldırım Erikli, an existing 2+1 or compact 3+1 apartment of 100 to 115 sqm in central Osmangazi, or a newer 2+1 apartment of 80 to 95 sqm in Nilüfer Görükle or Dumlupınar.
With $200,000, or about ₺9.22 million, buyers in Bursa in 2026 can look at a modern 3+1 apartment of 140 to 170 sqm in Nilüfer Özlüce or Ataevler, a sea-view apartment of 120 to 150 sqm in Mudanya Güzelyalı, or a large family apartment of 160 to 190 sqm in Osmangazi Akpınar or near Balat.
With $300,000, or about ₺13.84 million, buyers in Bursa in 2026 can look at a large premium apartment of 170 to 220 sqm in Nilüfer Balat or Odunluk, a sea-view duplex or large apartment of 180 to 220 sqm in Mudanya Güzelyalı, or a small detached or semi-detached house of 180 to 230 sqm in outer Nilüfer or Mudanya.
With $500,000, or about ₺23.06 million, buyers in Bursa in 2026 can look at a luxury duplex or penthouse-style apartment of 220 to 300 sqm in Nilüfer 19 Mayıs or Balat, a detached villa of 250 to 320 sqm around Mudanya Çağrışan or Bademli edge, or a large modern villa of 250 to 350 sqm in Nilüfer Kayapa or Gümüştepe.
With $1,000,000, or about ₺46.12 million, buyers in Bursa in 2026 can look at a prime villa of 350 to 500 sqm in Mudanya Bademli, a large sea-view villa of 350 to 550 sqm in Mudanya Mürsel or Çağrışan, or a top-end villa-style residence of 400+ sqm in Nilüfer 19 Mayıs or Gümüştepe.
With $2,000,000, or about ₺92.24 million, buyers in Bursa in 2026 are above the normal apartment market and are usually looking at an estate-style villa of 600+ sqm in Bademli or Çağrışan, an exceptional sea-view residence in Mudanya, or a portfolio of several apartments in Nilüfer or Osmangazi.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Turkey.
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 used | Why this source matters | How we used it for Bursa |
|---|---|---|
| Central Bank of the Republic of Türkiye Residential Property Price Index | TCMB is Türkiye’s central bank and publishes the official quality-adjusted residential property price index. | We used it to anchor Bursa’s price trend to official regional RPPI data. We used the Bursa, Eskişehir, and Bilecik region as the closest official proxy for Bursa. |
| TCMB April 2026 RPPI PDF | This was the latest detailed official RPPI release visible by the June 2026 writing date. | We used it for national nominal and inflation-adjusted annual growth. We also used it to compare Bursa’s region with national and large-city trends. |
| Turkish Statistical Institute House and Commercial Property Sales | TÜİK is Türkiye’s official statistics agency for housing sales volumes and first-hand or second-hand sale shares. | We used it to understand the market mix between new and resale homes. We used national proportions as a baseline because accessible Bursa-specific transaction mix is limited. |
| Endeksa Bursa residential sale index | Endeksa is a recognized Turkish property valuation and listing-data analytics platform with local market breakdowns. | We used it for Bursa average price, average size, price per sqm, annual change, and district benchmarks. We treated Endeksa as listing and valuation evidence, not as a closed-sale registry. |
| Endeksa Nilüfer district | Nilüfer is one of Bursa’s most important modern residential submarkets. | We used it for Nilüfer, Odunluk, Özlüce, Görükle, Balat, and 19 Mayıs. We also used it to estimate new-vs-old price differences in modern Bursa stock. |
| Endeksa Osmangazi district | Osmangazi covers Bursa’s historic and central residential market. | We used it for central existing-apartment pricing. We also used its values to estimate older-stock discounts and practical family-apartment budgets. |
| Endeksa Mudanya district | Mudanya captures Bursa’s coastal and villa-oriented residential market. | We used it for coastal apartments, villas, and high-end ranges. We treated Bademli, Çağrışan, Mürsel, and Güzelyalı as premium Bursa submarkets. |
| Endeksa Yıldırım district | Yıldırım helps measure Bursa’s older and more affordable eastern urban market. | We used it to estimate entry-level existing-apartment pricing. We also used it for the lower end of Bursa’s central urban price range. |
| Endeksa Gemlik district | Gemlik gives useful data for coastal and lower-cost areas outside the main urban core. | We used it for affordable coastal apartments and secondary-market pricing. We also used neighborhood data to estimate low-to-mid coastal ranges. |
| Emlakjet Bursa listings | Emlakjet is a major Turkish property portal with visible live listings and asking-price signals. | We used it as a June 2026 listing-market cross-check. We adjusted asking prices downward to estimate realistic closed prices. |
| TCMB indicative exchange rates | TCMB is the official Turkish source for exchange-rate series. | We used it to justify the exchange-rate references. We applied rounded June 2026 working rates of $1 = ₺46.12 and €1 = ₺53.37 for easy reading. |
| European Central Bank TRY reference rate | The ECB is the euro-area central bank and publishes daily euro reference rates. | We used it to cross-check the June 2026 EUR/TRY conversion. We used the 9 June 2026 value of about €1 = ₺53.37. |
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