As of June 2026, a normal apartment in Bursa costs about TRY 3.2 million to TRY 3.8 million, or roughly USD 78,000 to USD 93,000 and EUR 68,000 to EUR 81,000, but the real price depends strongly on whether you buy in Nilüfer, Osmangazi, Yıldırım or Mudanya.
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Bursa is still cheaper than Istanbul, but it is not a bargain market anymore, especially in Nilüfer and sea-oriented Mudanya.
The safest way to read Bursa apartment prices in 2026 is to separate older Yıldırım and Osmangazi stock from newer Nilüfer family areas and coastal Mudanya lifestyle areas.
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 apartment prices in 2026 look moderate at city level, but Nilüfer can cost almost twice as much per m² as older Yıldırım stock.
- The average apartment price in Bursa in June 2026 is higher than the median because prime Nilüfer, Bademli, Odunluk, Balat and Güzelyalı pull the average upward.
- A foreign buyer should not only compare Bursa apartment prices by district, because building age and earthquake quality can change the real risk more than the headline price.
- For a normal 2+1 apartment in Bursa in 2026, a realistic all-in purchase budget is closer to TRY 3.65 million to TRY 3.8 million than the listed price alone.
- Görükle and Dumlupınar are useful for entry-level Bursa buyers because Uludağ University supports tenant demand, but small-unit supply can be very mixed.
- Mudanya apartment prices in 2026 include a lifestyle premium, so rental yields can look weaker even when the area feels attractive for foreign buyers.
- Bursa’s winter heating costs matter more than in many coastal Turkish cities, especially in older Osmangazi and Yıldırım buildings with weak insulation.
- New-build apartments in Bursa usually cost 18% to 30% more than comparable resale apartments, and the premium is highest in newer Nilüfer and Mudanya projects.
- The cheapest livable Bursa apartments are often in Yıldırım, but the buyer must check building age, title status, earthquake compliance and neighborhood access carefully.
How much do apartments really cost in Bursa in 2026?
What's the average and median apartment price in Bursa in 2026?
As of June 2026, the estimated median apartment price in Bursa is about TRY 3.2 million, or about USD 78,000 and EUR 68,000, while the estimated average apartment price in Bursa is about TRY 3.8 million, or about USD 93,000 and EUR 81,000.
This fits the local price per m² picture, because the median apartment price in Bursa in 2026 is about TRY 30,000 per m², or about USD 735 and EUR 635, while the average is closer to TRY 32,000 per m², or about USD 785 and EUR 680.
For most standard apartments in Bursa in June 2026, a realistic purchase range is about TRY 2.0 million to TRY 5.5 million, or about USD 49,000 to USD 135,000 and EUR 42,000 to EUR 117,000, before buyer costs.
How much is a studio apartment in Bursa in 2026?
As of June 2026, a studio apartment in Bursa typically costs about TRY 1.5 million, or about USD 37,000 and EUR 32,000, although true studios are less common than 1+1 apartments.
In practical terms, entry-level to mid-range studio apartments in Bursa usually sit around TRY 1.2 million to TRY 1.8 million, or about USD 29,000 to USD 44,000 and EUR 25,000 to EUR 38,000, while high-end small units in better Nilüfer areas can reach TRY 2.2 million, or about USD 54,000 and EUR 47,000.
Most studio apartments in Bursa are about 35 m² to 50 m², and the closest substitute in the local market is often a compact 1+1 in Görükle, Dumlupınar, İhsaniye or Beşevler.
How much is a one-bedroom apartment in Bursa in 2026?
As of June 2026, a one-bedroom apartment in Bursa typically costs about TRY 2.1 million, or about USD 51,000 and EUR 45,000, for a normal small unit outside the most expensive Nilüfer pockets.
Entry-level to mid-range one-bedroom apartments in Bursa usually cost TRY 1.7 million to TRY 2.6 million, or about USD 42,000 to USD 64,000 and EUR 36,000 to EUR 55,000, while better small units in Nilüfer can reach TRY 3.2 million, or about USD 78,000 and EUR 68,000.
A typical one-bedroom apartment in Bursa is about 50 m² to 70 m², with many examples around Görükle, Dumlupınar, Beşevler, İhsaniye, Davutdede and Millet.
How much is a two-bedroom apartment in Bursa in 2026?
As of June 2026, a two-bedroom apartment in Bursa typically costs about TRY 3.4 million, or about USD 83,000 and EUR 72,000, for a normal family unit in a mid-market area.
Entry-level to mid-range two-bedroom apartments in Bursa usually cost TRY 2.6 million to TRY 4.2 million, or about USD 64,000 to USD 103,000 and EUR 55,000 to EUR 89,000, while high-end 2+1 apartments in Nilüfer or Mudanya can reach TRY 5.0 million, or about USD 123,000 and EUR 106,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Bursa.
How much is a three-bedroom apartment in Bursa in 2026?
As of June 2026, a three-bedroom apartment in Bursa typically costs about TRY 5.0 million, or about USD 123,000 and EUR 106,000, for a normal family apartment in a decent area.
Entry-level to mid-range three-bedroom apartments in Bursa usually cost TRY 3.8 million to TRY 6.2 million, or about USD 93,000 to USD 152,000 and EUR 81,000 to EUR 131,000, while high-end 3+1 apartments in Odunluk, Balat, Özlüce, Bademli or Güzelyalı can exceed TRY 8.0 million, or about USD 196,000 and EUR 170,000.
A typical three-bedroom apartment in Bursa is about 120 m² to 160 m², and foreign buyers should be especially careful with older large apartments in Yıldırım and Osmangazi because low price can hide building-quality risk.
What's the price gap between new and resale apartments in Bursa in 2026?
As of June 2026, new-build apartments in Bursa usually cost about 18% to 30% more than similar resale apartments, and the premium can reach about 35% in newer Nilüfer and Mudanya compounds.
This means the average new-build apartment price in Bursa is roughly TRY 38,000 to TRY 42,000 per m², or about USD 930 to USD 1,030 and EUR 805 to EUR 890 per m².
For resale apartments in Bursa, the more realistic average is closer to TRY 30,000 to TRY 34,000 per m², or about USD 735 to USD 835 and EUR 635 to EUR 720 per m².
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Can I afford to buy in Bursa in 2026?
What's the typical total budget (all-in) to buy an apartment in Bursa in 2026?
As of June 2026, a foreign buyer should budget about TRY 3.65 million to TRY 3.8 million, or about USD 89,000 to USD 93,000 and EUR 77,000 to EUR 81,000, to buy a standard 2+1 apartment in Bursa all-in.
This all-in Bursa apartment budget usually includes the purchase price, title deed fee, land-registry service fee, agency commission, DASK insurance, valuation, translation, notary help and a legal safety buffer.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Bursa property pack.
What down payment is typical to buy in Bursa in 2026?
As of June 2026, a foreign buyer in Bursa should usually expect a 40% to 60% down payment, which means about TRY 1.6 million to TRY 2.4 million, or about USD 39,000 to USD 59,000 and EUR 34,000 to EUR 51,000, on a TRY 4 million apartment.
The minimum down payment that lenders may require in Turkey can be lower in theory, but foreign buyers in Bursa often face stricter checks, higher cash requirements and less flexible TRY mortgage terms.
For safer financing, a foreign buyer should aim for at least 50% down on a Bursa apartment in 2026, because monthly payments can become heavy when Turkish mortgage rates are high.
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Which neighborhoods are cheapest or priciest in Bursa in 2026?
How much does the price per m² for apartments vary by neighborhood in Bursa in 2026?
As of June 2026, apartment prices in Bursa vary from about TRY 20,000 to TRY 60,000 per m², or about USD 490 to USD 1,470 and EUR 425 to EUR 1,270 per m², depending on district, building age and location quality.
The most affordable Bursa neighborhoods include Hacıseyfettin, Emirsultan, Davutkadı, Davutdede, Bağlaraltı and older Yıldırım pockets, where typical apartment prices often sit around TRY 20,000 to TRY 34,000 per m², or about USD 490 to USD 835 and EUR 425 to EUR 720 per m².
The most expensive Bursa apartment areas include Odunluk, Balat, Özlüce, 23 Nisan, Bademli and Güzelyalı, where typical prices often sit around TRY 45,000 to TRY 60,000 per m², or about USD 1,100 to USD 1,470 and EUR 955 to EUR 1,270 per m².
What neighborhoods are best for first-time buyers on a budget in Bursa in 2026?
As of June 2026, the top three budget-friendly areas for first-time apartment buyers in Bursa are Görükle and Dumlupınar in Nilüfer, Yunuseli and Hamitler in Osmangazi, and Davutdede and Bağlaraltı in Yıldırım.
In these budget-friendly Bursa neighborhoods, typical apartment prices often range from TRY 1.7 million to TRY 3.5 million, or about USD 42,000 to USD 86,000 and EUR 36,000 to EUR 74,000.
Görükle and Dumlupınar offer student demand, Yunuseli and Hamitler offer family-oriented growth, and Davutdede and Bağlaraltı offer cheaper access to central Bursa transport.
The main trade-off is that budget apartments in Bursa often require more checks on building age, earthquake quality, parking, insulation, title status and the quality of nearby streets.
Which neighborhoods have the fastest-rising apartment prices in Bursa in 2026?
As of June 2026, the fastest-rising Bursa apartment areas are mainly Kayapa, 19 Mayıs, Minareliçavuş, 29 Ekim, Hasanağa and Çalı, with outer Nilüfer showing the strongest spillover effect.
These fast-appreciating Bursa neighborhoods appear to be rising roughly 25% to 40% year on year in asking-price terms, although the official Bursa-Eskişehir-Bilecik RPPI anchor is closer to 25.9% year on year.
The main driver is that families priced out of Odunluk, Balat, Özlüce and central Nilüfer are moving toward newer outer Nilüfer stock with better space, parking and project amenities.
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What extra costs will I pay on top of the apartment price in Bursa in 2026?
What are all the buyer closing costs when you buy an apartment in Bursa?
For a typical TRY 4 million apartment in Bursa in 2026, buyer closing costs are usually about TRY 260,000 to TRY 320,000, or about USD 6,400 to USD 7,800 and EUR 5,500 to EUR 6,800, for a normal resale purchase.
The main buyer closing costs in Bursa are the title deed fee, land-registry service fee, agency commission, DASK insurance, valuation report, sworn translation, notary support and optional legal advice.
The largest cost is usually the title deed fee, because buyers often budget the full 4% of the declared value in practice, even though the legal burden is commonly described as split between buyer and seller.
Some Bursa closing costs can vary or be negotiated, especially agency commission, lawyer fees, valuation support, translation costs and developer charges on new-build purchases.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Bursa?
In Bursa in 2026, buyers should usually budget about 6.5% of the apartment purchase price for resale closing costs, or about TRY 260,000, USD 6,400 and EUR 5,500 on a TRY 4 million apartment.
A realistic low-to-high range is about 6% to 8% for resale apartments in Bursa and about 8% to 12% for some new-build apartments where VAT, developer fees or agency treatment can change the final bill.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Bursa.
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What are the ongoing monthly and yearly costs of an apartment in Bursa in 2026?
What are typical HOA fees in Bursa right now?
As of June 2026, a normal apartment in Bursa usually has a monthly aidat, or HOA fee, of about TRY 800 to TRY 1,500, or about USD 20 to USD 37 and EUR 17 to EUR 32, if the building has a lift and basic shared services.
The realistic range goes from about TRY 300 to TRY 800 per month, or about USD 7 to USD 20 and EUR 6 to EUR 17, in older simple buildings, to TRY 3,500 to TRY 7,000 or more, or about USD 86 to USD 172 and EUR 74 to EUR 148, in full-service Nilüfer or Mudanya compounds.
What utilities should I budget monthly in Bursa right now?
As of June 2026, a typical 2+1 apartment in Bursa needs about TRY 3,000 to TRY 5,500 per month for utilities, or about USD 74 to USD 135 and EUR 64 to EUR 117, averaged across the year.
The realistic monthly utility range in Bursa is about TRY 2,000 to TRY 8,000, or about USD 49 to USD 196 and EUR 42 to EUR 170, depending on apartment size, insulation, heating use and winter weather.
This Bursa utility budget usually includes electricity, natural gas, water and wastewater, internet, and small building-related utility items that are not already inside the aidat.
Natural gas is often the biggest utility risk for Bursa apartment owners because winter heating costs can jump in older Osmangazi and Yıldırım buildings with weak insulation.
How much is property tax on apartments in Bursa?
As of June 2026, annual property tax on a normal Bursa apartment is often about TRY 3,000 to TRY 8,000, or about USD 74 to USD 196 and EUR 64 to EUR 170, because the tax is based on municipal assessed value rather than market value.
Bursa is a metropolitan municipality, so residential property tax is generally calculated at 0.2% of the municipal assessed value, not 0.2% of the full asking price or sale price.
For standard apartments in Bursa, a realistic annual property tax range is about TRY 2,000 to TRY 15,000, or about USD 49 to USD 368 and EUR 42 to EUR 318, with luxury or high-assessed units paying more.
What's the yearly building maintenance cost in Bursa?
As of June 2026, a Bursa apartment owner should budget about TRY 12,000 to TRY 24,000 per year, or about USD 295 to USD 590 and EUR 255 to EUR 510, for maintenance on a normal TRY 4 million apartment.
A realistic yearly maintenance range in Bursa is about 0.3% to 0.6% of the apartment value, but older Yıldırım and Osmangazi buildings can need more because of roof, façade, lift, insulation and earthquake-related work.
Building maintenance in Bursa usually includes lift repairs, roof repairs, façade work, shared-area fixes, pipe repairs, garden work and occasional reserve payments beyond normal monthly aidat.
In many Bursa buildings, routine maintenance is partly included in aidat, but larger repairs are often charged separately through one-off building payments.
How much does home insurance cost in Bursa?
As of June 2026, a Bursa apartment owner should budget about TRY 10,000 to TRY 20,000 per year, or about USD 245 to USD 490 and EUR 212 to EUR 424, for DASK plus broader home insurance.
The realistic annual insurance range is about TRY 1,500 to TRY 5,000, or about USD 37 to USD 123 and EUR 32 to EUR 106, for DASK alone, and about TRY 5,000 to TRY 15,000, or about USD 123 to USD 368 and EUR 106 to EUR 318, for wider private cover.
DASK earthquake insurance is compulsory for homes in Turkey, while broader home insurance is optional but sensible in Bursa because it can cover risks such as fire, water damage, theft and contents.
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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 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 we trust it | How we used it |
|---|---|---|
| CBRT Residential Property Price Index | It is Turkey’s official central-bank index for housing price movements. | We used it to anchor the 2026 market direction. We treated it as a macro check, not as a neighborhood price list. |
| CBRT April 2026 RPPI PDF | It is the official monthly release behind the index. | We used it to confirm that Turkey prices rose 26.6% nominally but fell 4.3% in real terms. We also used the Bursa-Eskişehir-Bilecik regional figure. |
| TURKSTAT House Sales Statistics | TURKSTAT is Turkey’s official statistical office. | We used it to check market liquidity in 2026. We did not use it as a direct apartment price source. |
| Endeksa Bursa Nilüfer | It gives district-level price estimates for Bursa’s most important premium district. | We used it to estimate Nilüfer’s high price level. We also used it to identify strong neighborhoods such as Kayapa, 19 Mayıs and Minareliçavuş. |
| Endeksa Bursa Yıldırım | It helps measure Bursa’s cheaper and denser apartment submarket. | We used it to compare Yıldırım with Nilüfer. We cross-checked the lower price level with portal listings. |
| Endeksa Bursa Mudanya | It covers Bursa’s coastal apartment market. | We used it to separate Mudanya from inland Bursa. We treated sea-view and lifestyle premiums as special price drivers. |
| Emlakjet Bursa Listings | It is a large public listing portal with current asking prices. | We used it to check live Bursa apartment asking prices. We treated the data as listing evidence, not final sale evidence. |
| Hepsiemlak Bursa Listings | It is another major Turkish real estate portal. | We used it to cross-check room-count price bands. We used it to reduce the risk of relying on one portal’s listing mix. |
| REIDIN April 2026 Residential Index | It is a widely followed private housing-price index for Turkey. | We used it as a second market-direction check. We compared its national trend with CBRT’s official RPPI. |
| Global Property Guide Turkey Market Data | It provides international context for Turkey’s residential market. | We used it to understand the national property cycle. We did not use it for Bursa neighborhood prices. |
| GİB Tapu Harcı | GİB is Turkey’s official Revenue Administration. | We used it to confirm the title deed fee framework. We applied the practical buyer budget often used in transactions. |
| TKGM 2026 Döner Sermaye Tariff | TKGM is Turkey’s official land registry authority. | We used it for official land-registry service fees. We treated this as a small fixed cost, not a major percentage cost. |
| DASK 2026 Tariff | DASK is the official compulsory earthquake insurance institution. | We used it to estimate compulsory earthquake insurance. We adjusted the estimate by apartment size, construction type and risk group. |
| DASK Tariffs and Premiums | It explains how DASK premiums are calculated. | We used it to separate DASK from optional home insurance. We used it to avoid treating all insurance as one cost. |
| BUSKİ Bursa Water Utility | BUSKİ is Bursa’s official water and wastewater authority. | We used it for Bursa water-cost context. We combined it with normal apartment usage to estimate monthly bills. |
| Bursa Metropolitan Municipality Water Bill Update | It is an official Bursa municipality communication. | We used it to understand recent water-bill changes in 2026. We treated it as context for bills, not as a full tariff table. |
| EPDK Electricity Tariffs | EPDK is Turkey’s official energy market regulator. | We used it for electricity-cost context. We converted tariff logic into a simple monthly household budget. |
| BOTAŞ Natural Gas Tariff | BOTAŞ publishes official natural gas sales tariff information. | We used it to estimate Bursa heating costs. We gave gas extra weight because Bursa winters matter for apartment owners. |
| Property Tax Law No. 1319 | It is the core legal framework for property tax in Turkey. | We used it to explain annual property tax logic. We applied the metropolitan municipality residential rate to Bursa. |
| CBRT Indicative Exchange Rates | It is the official central-bank source for Turkish lira reference exchange rates. | We used rounded June 2026 exchange-rate assumptions for USD and EUR conversions. We rounded conversions so readers can understand the numbers quickly. |
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