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Property prices in Bursa are experiencing significant upward momentum as of June 2025. The city's real estate market has shown consistent growth, with average property prices increasing by 23-26% nominally over the past 12 months, reaching approximately 18,000-19,000 TL per square meter in popular districts like Nilüfer.
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Bursa's property market is experiencing robust growth with prices rising 23-26% annually in nominal terms, driven by urban development, foreign investment, and infrastructure improvements.
While real property values have declined 5-9% when adjusted for inflation, the city remains attractive for investors due to its growing economy and strategic location.
| Metric | Current Status (June 2025) | Key Details |
|---|---|---|
| Average Price per m² | 18,000-19,000 TL in central districts | City-wide average: 17,738-18,834 TL per m² |
| Annual Price Growth | +23-26% nominal, -5% to -9% real | Strong nominal growth offset by inflation |
| Fastest Growing Areas | Nilüfer, Osmangazi, Mudanya, Kestel | Urban centers leading price appreciation |
| Property Type Performance | Apartments outperforming villas | Urban apartments showing strongest demand |
| Foreign Investment Share | 2.2% of national foreign purchases | Increasing interest from Arab and European buyers |
| Rental Yields | 6.74% to 8.33% | City average of 7.42% |
| 5-Year Forecast | Moderate growth expected | 3-5% annual increases predicted |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current average property prices in Bursa as of June 2025?
Property prices in Bursa have reached significant levels as we approach mid-2025.
The average price per square meter for residential properties in Bursa currently stands at 18,000-19,000 TL in popular central districts like Nilüfer. The city-wide average ranges between 17,738 TL and 18,834 TL per square meter, representing a substantial increase from previous years.
According to recent market data, the median price for apartments in Bursa province is approximately 5,039 TL per square foot, though the more widely cited and consistent figure remains around 18,000 TL per square meter. The average total price for a typical apartment now ranges from 2.7 to 5 million TL, depending on size and specific location within the city.
These price levels position Bursa as more affordable than Istanbul, İzmir, and Antalya, but more expensive than Ankara and other secondary Turkish cities. This pricing structure makes Bursa an attractive middle-ground option for investors seeking value with growth potential.
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How much have Bursa property prices increased over the past 12 months?
Bursa's property market has experienced dramatic nominal price growth over the past year.
Residential property prices in Bursa have increased by 23-26% nominally in the past 12 months, representing one of the strongest growth rates among Turkish cities. This increase follows the national trend of significant property price appreciation across Turkey's major metropolitan areas.
However, when adjusted for Turkey's high inflation rate, real property prices have actually declined by approximately 5-9% over the same period. This apparent contradiction reflects the complex economic environment where nominal prices rise rapidly but purchasing power erodes due to inflation rates exceeding 39% annually.
Monthly price trends show properties are still rising at approximately 1.5-3% per month, indicating continued upward momentum despite broader economic pressures. This consistent monthly growth suggests strong underlying demand and limited supply in desirable areas.
The dual nature of price movements - strong nominal gains but negative real returns - creates a unique investment environment that requires careful consideration of timing and currency exposure.
Which districts in Bursa are experiencing the fastest property price growth?
Central urban districts are leading Bursa's property price appreciation.
Nilüfer, Osmangazi, Mudanya, and Kestel are experiencing the fastest property price growth, driven by urbanization trends, infrastructure improvements, and concentrated demand. These districts benefit from their proximity to commercial centers, educational institutions, and transport links.
Nilüfer has emerged as the standout performer, with prices reaching 18,000-19,000 TL per square meter, making it one of the most expensive areas in Bursa. The district's appeal stems from its modern urban planning, quality infrastructure, and appeal to both domestic and foreign buyers.
Osmangazi and Mudanya have also shown significant appreciation, particularly in areas benefiting from urban renewal projects and infrastructure development. Kestel, with its coastal location and natural beauty, has attracted buyers seeking lifestyle properties.
In contrast, suburban areas and outskirts like Gemlik and İnegöl are experiencing slower growth or even slight declines as demand concentrates in urban centers. This divergence reflects broader urbanization trends and changing buyer preferences toward city center living.
What property types are seeing the biggest price increases in Bursa?
Urban apartments are the clear leaders in Bursa's property price appreciation.
| Property Type | Price Performance | Market Characteristics |
|---|---|---|
| Urban Apartments | Highest growth rates | Strong demand from young professionals, investors, and foreign buyers |
| City Center Condos | Above-average appreciation | Limited supply in prime locations driving competition |
| Modern Villas | Selective growth | Location-dependent performance, popular with foreign buyers |
| Traditional Houses | Moderate increases | Restoration potential attracts niche buyers |
| Suburban Properties | Slower growth | Lower demand as buyers prefer urban convenience |
| Commercial Spaces | Steady but slower | More sensitive to economic cycles than residential |
| New Developments | Premium pricing | Modern amenities command highest prices per square meter |
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How do current Bursa property prices compare to 5 and 10 years ago?
Bursa has experienced extraordinary property price appreciation over the past decade.
Comparing current prices to historical levels reveals dramatic growth: properties that cost 1,000-1,500 TL per square meter in 2015 now average 18,000-19,000 TL per square meter, representing over 1,000% growth in ten years. Five years ago in 2020, average prices were around 2,500-3,000 TL per square meter, meaning current prices have increased roughly six to seven times.
This exceptional growth reflects multiple factors including currency depreciation, inflation, construction cost increases, and rapid urbanization. The Turkish Lira's weakness against major currencies has made properties more affordable for foreign buyers while pushing up domestic prices.
Key growth periods include 2022-2023 when prices nearly doubled, and the steady appreciation continuing through 2024-2025. The compound annual growth rate over the past decade exceeds most global property markets, though much of this reflects broader Turkish economic dynamics rather than pure real estate fundamentals.
For perspective, a typical 100-square-meter apartment that might have cost 250,000 TL in 2015 would now cost approximately 1.8 million TL, illustrating the scale of nominal appreciation experienced by property owners during this period.
What government policies are impacting Bursa property prices in 2025?
Several significant government policy changes are affecting Bursa's property market in 2025.
The most impactful change is Turkey's new property tax reform, transitioning from municipal values to current market values by the end of 2025. This will substantially increase annual property tax payments, as municipal values were often 60% below market rates. Annual property tax rates are set at 0.2% for residential properties, 0.4% for commercial, and 0.6% for land in metropolitan areas.
The official revaluation rate for 2025 is 43.93%, raising both property taxes and title deed fees proportionally. This affects all property transactions and ongoing ownership costs. Additionally, urban renewal incentives have increased rental support for affected tenants from 4,500 TL to 6,500 TL monthly in Bursa.
Tax incentives continue for foreign investors and first-time buyers, including streamlined residency and citizenship processes for property buyers. The government maintains the $400,000 minimum investment threshold for citizenship through real estate, making Turkey attractive to international buyers.
These policy changes create both opportunities and challenges: higher ongoing costs through increased taxes, but continued incentives for new investment and urban development that should support long-term property values.
How is the Turkish Lira's performance affecting Bursa property prices?
The Turkish Lira's weakness has created divergent effects on Bursa's property market.
For foreign buyers, the Lira's sharp depreciation has made Bursa properties significantly more affordable when purchasing with USD, EUR, or GBP. This currency advantage has increased foreign demand and helped stabilize or boost property prices despite domestic economic volatility.
Local buyers face different challenges as construction costs have risen due to higher prices for imported materials, pushing up new property prices in Lira terms. This cost inflation contributes to the ongoing nominal price increases seen across Bursa's market.
The currency effect has attracted increased foreign capital to Bursa, particularly from Gulf countries, Europe, and Russia. This international interest helps support property values and provides liquidity to the market during uncertain economic periods.
For investors, the Lira's weakness creates both opportunity and risk: properties appear attractively priced in foreign currency terms, but future returns depend partly on currency movements. Those buying with foreign currency and planning to hold long-term may benefit from both property appreciation and potential Lira recovery.
This currency dynamic explains why property prices continue rising in Lira terms while becoming more accessible to international buyers, creating a complex but potentially beneficial environment for well-positioned investors.
What level of foreign investment is Bursa attracting in 2025?
Foreign investment in Bursa's real estate market is showing steady growth and diversification.
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.
Bursa ranks among the top five Turkish cities for foreign real estate purchases, with over 320 properties sold to foreigners in Q1 2025 alone. This represents approximately 2.2% of Turkey's total foreign property sales, positioning Bursa as a significant but still emerging destination for international real estate investment.
The primary foreign buyer demographics include investors from Gulf countries (particularly UAE and Saudi Arabia), European nationals (Germans, British, and Russians), and increasingly, investors from Central Asian countries. These buyers are attracted by Bursa's relative affordability compared to Istanbul, cultural significance, and investment potential.
Foreign investment is driving up property prices, especially in central and desirable districts where international buyers concentrate their purchases. The increased demand from overseas buyers contributes to the competitive market conditions and price appreciation seen in premium areas like Nilüfer and Osmangazi.
Government incentives for foreign property buyers, including simplified residency permits and citizenship pathways, continue to support this investment flow. The $400,000 minimum investment for citizenship through real estate makes Bursa an accessible option for qualification while offering genuine investment potential.
What infrastructure projects are supporting Bursa property price growth?
Major infrastructure and urban development projects are significantly supporting Bursa's property market growth.
Massive urban transformation projects are underway in central districts including Yıldırım, Osmangazi, and Nilüfer, involving thousands of new earthquake-resistant apartments and commercial spaces. These projects are replacing older housing stock with modern developments that command premium prices.
Bursa's 2025 Investment Program includes substantial public investment in water, sewage, and road infrastructure, campus upgrades, and industrial zone relocations, totaling billions of TL in public spending. These improvements enhance the attractiveness and functionality of different districts, supporting property values.
The city's 2050 Environmental Master Plan provides a framework for sustainable urban growth and infrastructure development over the next 25 years. This long-term planning creates investor confidence and guides development in directions that should maintain property value appreciation.
Transportation improvements, including enhanced connections to Istanbul and internal city transport networks, make Bursa more accessible and livable. These connectivity improvements particularly benefit districts with good transport links, contributing to their property price outperformance.
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How does supply and demand balance in Bursa's property market?
Bursa's property market currently shows demand significantly outpacing supply, particularly in central areas.
Population growth of 1.3% annually, urban migration patterns, and foreign investment are fueling demand faster than new supply can be constructed, especially in city centers. This imbalance contributes directly to the price increases observed across the most desirable districts.
Supply bottlenecks include high construction costs due to imported material prices, regulatory delays in project approvals, and the relatively slow pace of urban renewal compared to demand growth. These limitations create scarcity in new housing supply, supporting price appreciation.
The most acute supply shortages occur in prime central locations where land availability is limited and development costs are highest. Suburban areas have more available land but lower demand, creating the price divergence between city center and peripheral areas.
New construction is focusing on higher-end developments with modern amenities, creating supply primarily in premium market segments. This trend leaves gaps in mid-market supply while pushing overall price levels higher.
Urban transformation projects will eventually increase supply of modern housing, but the lengthy development process means current shortages will likely persist through 2025-2026, continuing to support price growth in the near term.
What are the expert forecasts for Bursa property prices over the next 5-10 years?
Expert forecasts for Bursa's property market show cautious optimism with expectations of continued but moderated growth.
Five-year outlook predictions suggest moderate nominal price increases of 3-5% annually, significantly lower than the current 23-26% growth rates. Real inflation-adjusted gains will depend heavily on Turkey's success in controlling inflation, with experts projecting potential real returns if inflation falls to target levels by 2026.
Ten-year projections anticipate continued urbanization, infrastructure investment, and foreign demand supporting Bursa's property market fundamentals. However, experts expect price growth to slow as the market matures and achieves greater stability relative to the dramatic increases of recent years.
Key positive factors supporting long-term growth include Bursa's economic diversification, strategic location between Istanbul and Ankara, ongoing infrastructure development, and increasing recognition as an investment destination. The city's cultural heritage and growing tourism sector provide additional support for property values.
Risk factors include potential Turkish economic instability, changes in government policies affecting foreign investment, and the possibility of oversupply if construction activity accelerates rapidly. Currency volatility remains a significant consideration for all forecasts.
Most experts recommend a long-term investment horizon for Bursa properties, suggesting that current high growth rates will normalize but underlying value appreciation should continue driven by fundamental urban and economic development.
How do Bursa property prices compare to similar Turkish cities in 2025?
Bursa occupies a middle position among major Turkish cities in terms of property pricing and market dynamics.
| City | Avg. Price per m² (TL) | National Rank | Market Characteristics |
|---|---|---|---|
| Istanbul | 31,927 | 1st | Premium market, highest foreign investment, most expensive |
| Antalya | 30,452 | 2nd | Tourism-driven, strong foreign demand, coastal premium |
| İzmir | 26,466 | 3rd | Major port city, economic center, steady growth |
| Bursa | 17,738-18,834 | 4th-5th | Industrial center, growing foreign interest, value opportunity |
| Ankara | 16,501 | 6th | Capital city, government employment, steady demand |
| Sakarya | 17,428 | 7th | Industrial proximity to Istanbul, emerging market |
| Trabzon | 16,344 | 8th | Black Sea region, more affordable, regional center |
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes, property prices in Bursa are going up significantly. The city's real estate market demonstrates strong upward momentum with 23-26% nominal price increases over the past 12 months, supported by urban development, infrastructure investments, and growing foreign interest.
While inflation creates complexity in real returns, Bursa's fundamentals remain strong. The combination of strategic location, economic growth, ongoing urban transformation, and relatively affordable prices compared to Istanbul and İzmir position Bursa as an attractive investment destination with continued growth potential through 2025 and beyond.
Sources
- Investropa - Bursa Real Estate Trends
- Emlak Medya - Housing Price Index February 2025
- Ebla Group - Property Prices in Bursa
- Properstar - Bursa Province House Prices
- Global Property Guide - Turkey Price History
- Tranio - Turkey Property Prices 2025
- Investropa - Bursa Real Estate Forecasts
- Mordor Intelligence - Turkey Residential Real Estate Market