Get all the data you need about the real estate market in Bursa
This blog post is updated regularly so the prices and insights you see here reflect the Bursa apartment market as of 2026.
Bursa is one of Turkey's most active residential property markets, and apartment prices vary a lot depending on the neighborhood you choose.
Whether you are buying your first home or looking at an investment, knowing the price differences between Bursa neighborhoods can save you a lot of time and money.
And if you're planning to buy a property in Bursa, you may want to download our real estate pack about Bursa.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for apartments in Bursa | Odunluk |
| Most affordable neighborhood for apartments in Bursa | Cekirge |
| Average price per square meter across all Bursa neighborhoods | Around 41,000 TRY per m2 |
| Median apartment price across the Bursa market | Around 5,500,000 TRY |
| Lowest realistic starting budget to buy an apartment in Bursa | Around 964,000 TRY |
| Most expensive apartment type in Bursa (by bedroom count) | Two-bedroom apartments |
| Most affordable apartment type in Bursa (by bedroom count) | Studio apartments |
| Average price for a studio apartment in Bursa | Around 1,900,000 TRY |
| Average price for a one-bedroom apartment in Bursa | Around 2,700,000 TRY |
| Average price for a two-bedroom apartment in Bursa | Around 4,000,000 TRY |
| Price gap between the most and least expensive Bursa neighborhood | Around 42,400 TRY per m2 |
| Price spread across Bursa apartment neighborhoods | From 26,000 to 68,500 TRY per m2 |
Make a profitable investment in Bursa
Better information leads to better decisions. Save time and money. Download our data.
Bursa neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Bursa apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Bursa.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Odunluk | 68,500 TRY | 9,580,000 TRY | 2,145,000 TRY | 3,083,000 TRY | 4,453,000 TRY | 6,509,000 TRY | Luxury urban upgraders looking for modern amenities and a central Nilufer address | Modern residential projects near offices, shopping malls, and main roads make everyday life very convenient | High prices, a unit mix skewed toward larger apartments, and limited true entry-level supply reduce accessibility for smaller budgets | Luxury |
| 2 | Balat | 62,000 TRY | 9,767,000 TRY | 1,982,000 TRY | 2,794,000 TRY | 4,036,000 TRY | 5,898,000 TRY | High-income family buyers seeking newer compounds with family-friendly amenities in west Bursa | Newer residential compounds, strong family amenities, and quick access to western Bursa keep demand consistently high | Many listings are large family-sized units, so buyers looking for smaller apartments will find fewer options here | Luxury |
| 3 | Altinsehir | 48,800 TRY | 7,267,000 TRY | 1,605,000 TRY | 2,194,000 TRY | 3,169,000 TRY | 4,632,000 TRY | Premium family households who want a Nilufer address at a slightly more accessible price than the top luxury pockets | Strong Nilufer location, modern building stock, and easier access compared to the highest-priced Bursa neighborhoods | Average ticket prices are still high, and many available apartments are family-sized rather than compact | Premium |
| 4 | Ataevler | 47,400 TRY | 6,843,000 TRY | 1,585,000 TRY | 2,132,000 TRY | 3,079,000 TRY | 4,501,000 TRY | Established Nilufer residents looking to upgrade within a mature premium neighborhood | A mature premium area with well-regarded schools, good shopping options, and reliable owner-occupier demand | Entry costs remain high, and newer premium projects in the area can push budgets up faster than expected | Premium |
| 5 | Ertugrul | 42,600 TRY | 6,630,000 TRY | 1,194,000 TRY | 1,919,000 TRY | 2,772,000 TRY | 4,051,000 TRY | Premium owner-occupiers who want a popular residential setting with newer apartment blocks | A well-regarded residential setting with newer buildings and a strong balance between family use and resale demand | Typical units are large, so buyers with a smaller budget will find fewer apartment options here | Premium |
| 6 | Ihsaniye | 39,100 TRY | 5,399,000 TRY | 1,308,000 TRY | 1,761,000 TRY | 2,543,000 TRY | 3,717,000 TRY | Central-location professionals who value Nilufer convenience without paying full luxury pricing | A central Nilufer location gives strong everyday convenience and steady apartment liquidity for buyers and sellers | Older building stock is common in Ihsaniye, so building quality can vary significantly from one street to the next | Premium |
| 7 | Millet | 38,000 TRY | 5,264,000 TRY | 1,402,000 TRY | 1,709,000 TRY | 2,469,000 TRY | 3,608,000 TRY | Value-seeking family buyers who want more space for the same budget in eastern Bursa | Newer eastern Bursa apartment stock offers more space per Turkish lira than you would get in the central districts | Prestige is lower than west Bursa, and resale demand is more locally driven with a thinner buyer pool | Mid-Market |
| 8 | Ozluce | 37,800 TRY | 4,376,000 TRY | 1,319,000 TRY | 1,699,000 TRY | 2,454,000 TRY | 3,587,000 TRY | Investor-landlord buyers attracted by rental demand and newer apartment stock in Nilufer | Strong rental appeal, newer building stock, and solid everyday amenities make Ozluce a consistent draw for investors | Prices have already risen significantly in Ozluce, so the area now behaves more like a mature mid-market zone than a growth opportunity | Mid-Market |
| 9 | Dumlupinar | 36,100 TRY | 2,439,000 TRY | 1,265,000 TRY | 1,623,000 TRY | 2,345,000 TRY | 3,427,000 TRY | Student-rental investors and smaller-budget buyers looking for compact apartment formats in Nilufer | Apartment-heavy stock and small-unit formats make the entry price more manageable than most other Nilufer neighborhoods | Student-market dynamics in Dumlupinar can mean higher tenant turnover and more day-to-day property management effort | Mid-Market |
| 10 | Gorukle | 32,900 TRY | 2,254,000 TRY | 1,032,000 TRY | 1,479,000 TRY | 2,136,000 TRY | 3,122,000 TRY | Budget-conscious investor buyers looking for compact apartments with strong rental demand | Gorukle offers the clearest small-apartment market in Bursa, with strong rental demand and a wide choice of compact units | Oversupply risk is higher than in other Bursa neighborhoods, and some projects compete mainly on price rather than quality | Affordable |
| 11 | Erikli | 30,500 TRY | 4,063,000 TRY | 1,007,000 TRY | 1,375,000 TRY | 1,986,000 TRY | 2,902,000 TRY | Local household buyers looking for larger apartments at a more accessible price than west Bursa | Good value for larger apartments and a lower buy-in price than most Nilufer neighborhoods in Bursa | Older buildings are common in Erikli, so earthquake-safety checks and potential renovation costs matter more here | Affordable |
| 12 | Cekirge | 26,100 TRY | 3,401,000 TRY | 964,000 TRY | 1,176,000 TRY | 1,698,000 TRY | 2,482,000 TRY | Central budget buyers who want a well-known Bursa address at one of the lowest price points available | A central historic location gives good everyday convenience at a much lower entry price than Nilufer premium neighborhoods | Most of the apartment stock in Cekirge is older, with uneven layouts and a bigger renovation risk than newer areas | Budget |
Get fresh and reliable information about the market in Bursa
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Key insights about apartment purchase prices in Bursa
Insights
- Odunluk and Balat are the two most expensive Bursa neighborhoods for apartments in 2026, both above 60,000 TRY per square meter, which is more than double the price you would pay in Cekirge or Erikli.
- Balat has a slightly higher median apartment price than Odunluk, even though its price per square meter is lower. That happens because Balat apartments tend to be larger on average, which pushes the total ticket up.
- Bursa's apartment market splits sharply between west-side Nilufer, where premium prices dominate, and eastern areas like Millet and Erikli, where prices are significantly lower for a similar amount of space.
- Ozluce is no longer a low-cost entry point in Bursa. At around 37,800 TRY per square meter, it now behaves more like a mature mid-market zone than the growth opportunity it once was for early investors.
- If your budget for a Bursa apartment is around 1,000,000 TRY, your realistic choices are limited to Gorukle, Erikli, and Cekirge. Only these three neighborhoods have starting budgets at or below that level.
- Bursa buyers chasing rental yield will typically get better numbers in Gorukle or Dumlupinar than in Odunluk. The premium neighborhoods are stronger for lifestyle buying than for maximizing rental return.
- Dumlupinar and Gorukle are the most beginner-friendly Nilufer neighborhoods for apartment buyers with a smaller budget, thanks to their compact unit formats and lower entry prices compared to the rest of Nilufer.
- Cekirge offers one of the lowest entry prices among well-known central Bursa neighborhoods, starting around 964,000 TRY, but most of the stock is older and renovation risk is a real factor to budget for.
- A budget of around 2,000,000 to 2,500,000 TRY opens up one-bedroom apartment options in several neighborhoods outside the top luxury zones, including Ertugrul, Ihsaniye, Millet, Ozluce, and Dumlupinar.
- Erikli stands out because its median property price (around 4,063,000 TRY) looks high relative to its price per square meter. That suggests apartments there tend to be larger, which can be good value for families but harder on total budget.
- Gorukle has one of the widest apartment selections in Bursa, but that same high stock count also creates more competition between sellers and a real oversupply risk that buyers should factor in before committing.
- Older neighborhoods like Cekirge and Erikli can look attractively priced on paper, but the trade-off is uneven building quality and higher renovation costs. Always factor in a building inspection and a potential refurbishment budget.
Get to know the market before buying a property in Bursa
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
About our methodology
Understanding apartment purchase prices in Bursa is not straightforward because official neighborhood-level data for apartments specifically is limited. So we used a layered approach to build as complete and reliable a picture as possible.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Bursa.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For the overall Bursa market backdrop, we used official data from the Turkish Central Bank (TCMB) and Turkey's official statistics agency (TUIK) to anchor our estimates in a verified national context for early 2026.
For neighborhood-level apartment pricing in Bursa, we used Endeksa as our main pricing spine. Endeksa provides consistent, modeled price estimates at the micro-area level, which makes it possible to compare neighborhoods like Odunluk, Balat, Gorukle, and Cekirge on the same basis without mixing incompatible local sources.
For each neighborhood, we aggregated the freshest apartment purchase price data available from Endeksa's neighborhood pages, and cross-checked against active apartment listings on major Turkish portals such as Emlakjet and Sahibinden to make sure our estimates were grounded in real market activity, not just modeled averages.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in the Bursa apartment market.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that neighborhood in Bursa. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase.
Studio, one-bedroom, and two-bedroom price columns use standardized benchmark gross sizes of approximately 45 m2, 65 m2, and 95 m2 respectively. These were applied consistently across all twelve Bursa neighborhoods to make comparisons fair and straightforward.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels in Bursa.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Bursa, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we have listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it is reliable | How we used it |
|---|---|---|
| TCMB Residential Property Price Index | It is the official housing price benchmark published by the Turkish Central Bank, making it the most authoritative national reference for property prices in Turkey. | We used it to anchor the national market backdrop for early 2026. We used it to sanity-check whether Bursa neighborhood price growth looked plausible against Turkey-wide pricing momentum. |
| TUIK Housing Sales Statistics | TUIK is Turkey's official statistics agency, and its housing sales figures are the primary government source for residential transaction volumes across the country. | We used it to confirm the 2026 transaction backdrop and buyer activity context for Bursa. We used it to keep our analysis aligned with the official sales environment rather than relying only on listing portal data. |
| Endeksa methodology page | It explains in detail the valuation model, data inputs, and consistency checks behind Endeksa's neighborhood price estimates, making it a transparent and documented source. | We used it to understand how Endeksa generates local price estimates for Bursa neighborhoods. We used it to justify using Endeksa as the main neighborhood-level pricing spine where official micro-area apartment data is limited. |
| Endeksa Odunluk page | It provides direct neighborhood pricing, average area, stock levels, and pricing bands for Odunluk, one of Bursa's most expensive apartment neighborhoods. | We used it as the core source for Odunluk's average price and price per square meter. We used its price bands to estimate realistic small-apartment entry budgets for this Nilufer neighborhood. |
| Endeksa Balat page | It provides a direct Balat neighborhood pricing profile on the same consistent methodology as all other Endeksa neighborhood pages. | We used it to price Balat consistently against other Bursa neighborhoods. We used its price range data to estimate entry-level apartment budgets and segment positioning for Balat buyers. |
| Endeksa Altinsehir page | It is a direct neighborhood analytics page with current modeled sale averages for Altinsehir, one of Bursa's premium apartment zones. | We used it for Altinsehir's average unit price and typical pricing level in the Bursa market. We used it to place Altinsehir correctly among Bursa's premium apartment neighborhoods. |
| Endeksa Ataevler page | It gives direct Ataevler neighborhood pricing and stock data, consistent with the rest of the Endeksa platform. | We used it for Ataevler's average price per square meter and average property value. We used it to estimate studio, one-bedroom, and two-bedroom apartment price benchmarks for this Nilufer neighborhood. |
| Endeksa Ertugrul page | It provides direct local pricing for one of Bursa's most searched apartment neighborhoods, with consistent methodology across all Endeksa pages. | We used it to capture Ertugrul's premium but not ultra-luxury positioning within the Bursa apartment market. We used it to compare Ertugrul with nearby Nilufer neighborhoods on a like-for-like basis. |
| Endeksa Gorukle page | It covers one of Bursa's most active small-apartment markets with measurable compact-unit stock, making it a key source for the affordable end of the Bursa apartment market. | We used it to anchor the affordable, apartment-heavy end of the Bursa market. We used it to assess how student and rental demand affects pricing and investment returns in Gorukle. |
| Endeksa Cekirge page | It provides neighborhood-level sale price comparisons for Cekirge in Osmangazi, one of Bursa's central but more affordable districts. | We used it to price Cekirge consistently against the rest of the Bursa apartment ranking. We used it to identify the realistic entry budget for buyers looking at this central Bursa neighborhood. |
| Endeksa Erikli page | It provides neighborhood-level pricing for Erikli in the Yildirim district, covering one of Bursa's more affordable eastern apartment zones. | We used it to include eastern Bursa neighborhoods in the citywide ranking on the same basis as Nilufer. We used it to capture the lower-price segment of the Bursa apartment market. |
Buying real estate in Bursa can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Related blog posts