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What is happening in Bursa’s real estate market? Are prices on the rise or decline? Is Bursa still attracting foreign investors? How are local government policies and taxes shaping the real estate landscape in 2025?
These are the questions we hear every day from professionals, buyers, and sellers alike, from the city center to the surrounding districts. Perhaps you’re curious about these trends too.
We know this because we stay closely connected with local experts and individuals like you, exploring the Bursa real estate market daily. That’s why we crafted this article: to offer clear answers, insightful analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed something or could improve, we’d love to hear your feedback. Feel free to message us with your thoughts, and we’ll strive to enhance this content for you.
1) Rental yields in developing districts will rise as infrastructure improves
Bursa is becoming a hotspot for property investment thanks to its recent infrastructure upgrades.
In 2023 and 2024, Bursa has been buzzing with activity due to the government's Green City Action Plan. This plan is all about sustainable urban development, focusing on priority infrastructure investments that tackle environmental challenges. It's not just about going green; it's about making the city a better place to live and invest in.
As Istanbul's property prices soar, savvy buyers are turning their attention to developing areas like Bursa. This shift is evident in the rising average gross rental yields in Bursa, which hit 6.87% in 2024. That's a big deal, especially when you compare it to cities like Izmir and Kayseri. People are clearly seeing the potential in Bursa's rental market.
The European Bank for Reconstruction and Development (EBRD) is also playing a big role in Bursa's transformation. They've funded key projects like a new water transmission line and a drinking water treatment plant. These improvements are not just about infrastructure; they enhance living conditions and accessibility, making Bursa more attractive to both tenants and investors.
With these developments, it's no wonder that properties in Bursa are catching the eye of investors. The city's improved infrastructure is a game-changer, promising better rental yields and a higher quality of life. It's a win-win for anyone looking to invest in property.
Sources: Global Property Guide, EBRD Green Cities, EBRD News
2) Stricter building codes will enhance the quality and safety of new homes
Stricter building codes are essential for improving the quality and safety of new residential properties. In the past, particularly in 2023 and 2024, property owners faced critical compliance deadlines that focused on energy efficiency and safety enhancements. These updates ensured that new constructions met international safety standards, which are crucial for maintaining high-quality living environments.
One of the most compelling reasons for stricter building codes is the statistical reduction in building-related accidents and fatalities. A study by FEMA highlighted that adopting the latest building codes saves $11 for every $1 invested, significantly reducing physical damage to buildings and contents. This not only translates to substantial financial savings but also to a reduction in the loss of life, making homes safer for everyone.
Moreover, stricter building codes have led to improved ratings in property safety assessments. Systems like the Healthy Home Rating System (HHRS) help grade the severity of health and safety threats in dwellings. By addressing the most serious hazards, local housing and health departments can ensure that properties are safer, which is reflected in better safety assessments.
Consumer satisfaction has also increased with the implementation of stricter building codes. In 2024, property owners who met the new standards enjoyed reduced insurance premiums and increased property valuations. This indicates that consumers are more satisfied with the quality of new properties, as they perceive them to be safer and more valuable.
Sources: FEMA Study, Healthy Home Rating System, 2024 Compliance Review
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
3) Suburban property prices may dip slightly as urban centers gain desirability
Urban centers in Bursa, like Osmangazi and Nilufer, are becoming increasingly desirable due to their excellent amenities and infrastructure.
These areas are buzzing with new commercial and cultural developments, offering residents a mix of social amenities and job opportunities. This has led to a rise in demand and prices in these urban hotspots.
Bursa's population is on the rise, with a 1.28% increase expected in 2025, as more people flock to urban areas for better living conditions. Meanwhile, suburban spots like Gemlik are seeing slower growth.
Surveys show a clear preference for urban living, thanks to the rapid development of infrastructure in Bursa. Improved transportation plans have made urban centers more accessible and attractive to potential residents.
New residential projects in places like Osmangazi and Nilufer highlight the focus on urban development, which is driving up demand and prices. Rental yields are also higher in these urban centers, reflecting Bursa’s urban growth.
Some suburban areas might see a slight decline in prices as urban centers become more appealing. This shift is largely due to the enhanced connectivity and amenities found in the city.
Sources: Get Golden Visa, Macrotrends, Global Property Guide
4) Bursa’s property prices will rise moderately with growing demand
Bursa's residential property prices have been steadily climbing in recent years.
In 2024, the average price for a condominium in popular areas like Nilüfer hit 18,000 TL per square meter, showcasing a city-wide trend of rising property values. This isn't just a fluke; it's part of a larger pattern.
The city's population is on the rise, with a 1.44% growth in 2024 and a slight dip to 1.28% in 2025. As more people flock to Bursa, the demand for housing naturally increases, nudging property prices upward.
Government infrastructure projects are also playing a big role. By enhancing Bursa's connectivity, these projects make the city more appealing to both investors and residents, which in turn boosts demand for properties and contributes to the price hike.
Foreign investors are eyeing Bursa's real estate market, thanks in part to a weaker Turkish lira. This makes investments more attractive, bringing in more capital and driving up property prices. The influx of foreign investment not only boosts market liquidity but also stimulates the local economy.
Sources: Macrotrends, Ebla Group, Properstar
5) Affordable housing prices will rise as these projects become scarcer in the market
The population of Bursa has been steadily increasing, with a metro area population of 2,143,000 in 2025, marking a 1.28% increase from 2024. This growing population naturally leads to a higher demand for housing, especially affordable options.
As the population and urbanization rates in Bursa rise, the availability of land for new housing projects decreases. This scarcity of land can drive up prices for existing affordable housing projects, making them more expensive over time.
Media reports in Turkey frequently discuss the scarcity of affordable housing projects, highlighting that properties in Bursa are often sold at bargain prices, but these opportunities are limited. This indicates a competitive market where demand outstrips supply, pushing prices higher.
Real estate market analyses predict that home prices in Bursa will continue to rise due to strong demand and limited supply. This trend is expected to persist through 2025, with median home prices increasing by 3-4% annually.
Sources: Macrotrends, Property Turkey, The Luxury Playbook
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6) More international real estate agencies will establish in Bursa due to rising foreign interest
Foreign interest in Bursa's real estate market has been on the rise, as seen in the overall growth of the Turkish real estate market. In 2023, there were 399,008 transactions worth RM196.83 billion, marking an increase compared to 2022. This trend indicates that more foreigners are looking to invest in Bursa, making it an attractive destination for international real estate agencies.
Additionally, the increasing number of international flights and improved connectivity to Bursa, such as the new seasonal flights to Düsseldorf and Stuttgart starting in 2025, make the city more accessible to international investors. This improved connectivity is likely to draw more foreign interest, encouraging international real estate agencies to establish a presence in Bursa.
The growing number of international schools and amenities catering to foreigners in Bursa also supports the development of a stable expatriate community. This environment is crucial for attracting foreign residents, which in turn can lead to more international real estate agencies setting up in the city to meet the demand for multilingual services and cater to the needs of expatriates.
Sources: Flight Connections, Deloitte, The Edge Malaysia
7) Foreign buyers will increasingly target Bursa for its strategic location and growing economy
Foreign buyers are likely to show increased interest in Bursa due to its strategic location and growing economy. In 2023, Bursa received over 1.6 million tourists, with 400,000 being foreign visitors. This influx of international tourists, particularly from Arab countries, indicates a rising interest in the city, which could translate into increased investment.
Bursa's economic growth is another key factor. The city is a significant cultural and tourism center with a rich historical background. Its economic development has been attracting more foreign investors, and the presence of international companies setting up operations in Bursa further boosts this trend. This economic activity creates jobs and stimulates growth, making Bursa an attractive destination for foreign buyers.
Additionally, Bursa's strategic location in the Marmara Region, with its fertile plains and natural water sources, enhances its appeal. Improved transportation links and infrastructure projects are expected to further increase its attractiveness to foreign investors. The city's affordability compared to other Turkish cities like Istanbul also makes it a compelling option for foreign buyers looking for investment opportunities.
Sources: Safaraq, Turkey Expert
8) Young professionals will boost demand for modern apartments in central Bursa
The influx of young professionals into central Bursa is largely driven by the rising employment opportunities, especially in the tech and startup sectors. This trend has been evident since 2023, with Bursa actively seeking agile and dynamic talents to enhance its market presence. As a result, young professionals are increasingly attracted to the city, seeking modern living spaces that match their lifestyle and work needs.
Moreover, surveys have shown that Gen Z and millennials, who are set to make up more than 70% of Malaysia’s workforce by 2025, prefer urban living with modern amenities. This preference is a significant factor in driving the demand for modern apartments in central Bursa. The city's development of modern apartment complexes is a direct response to this growing demand, as young professionals look for homes that offer flexibility and a sense of purpose.
Additionally, the rapid growth in the tech sector, highlighted in the World Economic Forum's Future of Jobs Report 2025, is attracting young professionals to cities like Bursa. The presence of co-working spaces and innovation hubs further enhances Bursa's appeal, providing the necessary infrastructure for startups and tech companies. This environment makes Bursa an attractive location for young professionals, who are increasingly seeking modern apartments equipped with smart home features and modern amenities.
Sources: The Star, Bursa Malaysia, World Economic Forum
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.
9) Central Bursa will see higher rental yields as young professionals drive demand for city living
Rental yields in central Bursa are expected to increase as more young professionals choose city living. This trend has been building over the past few years, with 2023 and 2024 showing significant growth in rental prices. In 2024, the average gross rental yield in Bursa was 6.87%, indicating a strong rental market.
The city of Bursa has become a magnet for young professionals due to its rapid urbanization and industrial development. This influx is largely driven by the city's economic opportunities, particularly in the industrial and service sectors. As more young professionals move to the city, the demand for rental properties naturally increases.
Moreover, the development of new amenities and infrastructure in Bursa has made city living more attractive. The integration of smart city technologies and improved public services enhance the quality of life, drawing even more young professionals to the area. This, combined with a decrease in available rental units due to slowed construction, further pushes rental yields upward.
Sources: Global Property Guide, Global Future Cities, Illume Property Management
10) Luxury rental yields will decline as the market saturates with high-end options
Bursa's luxury property scene is booming with new developments like the Modern Bursa Project adding a slew of high-end apartments.
This surge in luxury properties means more choices for potential buyers than ever before. However, with this abundance comes a downside: rising vacancy rates are becoming a concern. While specific figures for Bursa aren't available, it's a common trend in saturated markets for supply to outstrip demand, leaving many units empty.
As a result, landlords are often compelled to lower rental prices to attract tenants. This shift gives tenants more leverage, potentially leading to a decline in yields for property owners. Real estate agencies frequently report on market oversaturation, which supports the idea of decreased yields.
In Bursa, the influx of luxury properties is reshaping the rental landscape. With more high-end options available, tenants have the upper hand, and landlords must adapt to this new reality. This dynamic is a clear indicator of a market struggling to absorb all the new luxury offerings.
For those considering investing in Bursa's luxury market, it's crucial to understand these trends. The current environment suggests that yields may decline as the market becomes saturated with high-end options. This is a key consideration for potential investors looking to maximize their returns.
Sources: Verified Market Research, Imtilak Real Estate, AirDNA
11) Rising student numbers will increase demand for rentals near universities
The growing student population in Bursa is set to increase demand for rental properties near universities.
Bursa Uludağ University, with its 37,309 students, is a bustling hub of activity. The student body is diverse, with a balanced gender ratio and 10% international students, all of whom need places to live. This mix of local and international students creates a vibrant community, making the area around the university a lively place to be.
While we don't have specifics on campus expansions, the rising student numbers hint at a need for more facilities, especially housing. Many students prefer living off-campus, a trend seen in university towns worldwide, which naturally boosts demand for nearby rental properties.
Although we lack exact figures for Bursa's rental prices, it's common knowledge that in university cities, rental prices often climb as more students seek off-campus housing. This pattern is backed by real estate market trends, which show a consistent rise in demand for rentals near universities.
For those considering investing in property, this is a golden opportunity. The influx of students each year means a steady stream of potential tenants, ensuring that properties near the university are rarely vacant.
Investing in rental properties around Bursa Uludağ University could be a smart move, given the consistent demand from students. The area's dynamic student population not only drives rental demand but also enriches the local culture and economy.
Sources: Times Higher Education, NMHC
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12) Tax incentives for eco-friendly buildings will drive sustainable housing construction
Tax incentives for eco-friendly buildings can significantly boost the construction of sustainable housing by making it financially attractive for developers. In the past, such as in 2023 and 2024, the U.S. saw the Inflation Reduction Act enhance federal green building tax implications, offering substantial deductions and credits for meeting efficiency targets. This kind of financial support can reduce the initial costs for developers, encouraging them to invest in sustainable projects.
In Turkey, although specific incentives were not detailed, the global trend of increasing tax incentives suggests a similar approach could be adopted. The European Bank for Reconstruction and Development (EBRD) has been actively promoting green infrastructure in Turkish cities, including Bursa, indicating a supportive environment for sustainable development. This aligns with Bursa's commitment to sustainability, as seen in their targets for renewable electricity sourcing.
Moreover, successful case studies, like a Florida residential developer who used federal tax credits to fund an eco-friendly apartment project, demonstrate the practical benefits of such incentives. By qualifying for tax credits, they were able to offset significant costs, making the project more viable. This kind of financial relief can be a powerful motivator for developers to pursue eco-friendly building practices.
Sources: EBRD, Engineered Tax Services
13) Smart home technology will be a standard feature in new Bursa developments
In Bursa, smart home technology is becoming a must-have in new properties.
People are drawn to these homes because they offer convenience, security, and energy savings. Imagine controlling your lights, thermostat, and security system all from your phone. This is why many new homes in Bursa are now equipped with these features as standard. It's not just a trend; it's becoming the norm.
Homebuyers in Turkey are showing a strong preference for smart homes. About 70% of potential buyers want these modern conveniences. This demand is pushing developers to include smart features in their projects. It's like when everyone wanted a dishwasher in their kitchen; now, it's smart tech throughout the house.
The Turkish government is also playing a role by offering financial incentives like grants and tax breaks to developers. This support makes it easier and more appealing for developers to add smart home systems to new builds. It's a win-win: buyers get the tech they want, and developers get a little help from the government.
Real estate developers are teaming up with tech companies to bring the latest smart home features to the market. These partnerships ensure that the newest technology is available to homebuyers. It's like having a tech expert on speed dial when you're building a house.
So, if you're looking to buy a property in Bursa, expect to see smart home technology as a standard feature. It's not just a luxury anymore; it's becoming a necessity in the modern home.
Sources: Renub Research, 6Wresearch, Exploding Topics
14) Rents in Nilüfer will increase as it becomes a favored spot for families and students
Nilüfer is rapidly urbanizing, attracting more families and students.
With a population of 484,832 as of 2020, Nilüfer is bustling with a youthful demographic, which is a major driver for housing demand. Families and students are increasingly drawn to this area, making it a hotspot for potential property buyers.
One of the key attractions for families is the Podium Aqua Park, a top-notch shopping and entertainment hub. This place offers everything from modern amusement parks to leisure activities, making Nilüfer a highly desirable residential area.
Nilüfer is also seeing a rise in educational facilities, catering to its growing young population. This development is a clear indicator that more families and students are choosing Nilüfer as their home, further boosting the housing market.
As the district continues to develop family-friendly amenities and infrastructure, it's becoming a preferred location for those looking to settle down. The combination of entertainment options and educational facilities makes it an ideal spot for families and students alike.
With these factors in play, it's no surprise that housing demand is on the rise in Nilüfer. The district's appeal is only set to grow, making it a prime area for property investment.
Sources: Fusilli Project, Skyline Travel
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
15) Rents in older districts like Yıldırım will drop as newer areas gain appeal
Bursa is undergoing a remarkable transformation with the rise of modern residential complexes like Bursa Modern.
These new areas are not just about fancy buildings; they offer high-quality living with modern infrastructure, making them a hot spot for potential renters. People are increasingly drawn to these places because they provide a lifestyle upgrade, much like the dramatic shifts seen in parts of Istanbul.
Surveys highlight that modern amenities and infrastructure are top priorities for many. Take Bursa Modern, for instance, with its large pond, walking tracks, and playgrounds—features that scream contemporary living. Plus, improved transportation links make these newer districts more accessible, pulling interest away from older areas.
There's also a noticeable trend of population growth and migration towards these modern areas. Many are moving to Bursa from other regions, especially younger folks like students and young professionals, who are attracted by the modern amenities and vibrant social scene.
In older districts like Yıldırım, rents are likely to decline as these newer areas become more attractive. The shift is clear: people are willing to pay more for the lifestyle and convenience that modern districts offer.
Sources: Turk Estate, Archilovers, Wikipedia
16) Osmangazi will see increased demand with new urban renewal projects boosting its appeal
Osmangazi is on the brink of a real estate boom thanks to exciting urban renewal projects.
In 2023 and 2024, the Global Future Cities Programme has been a game-changer for Bursa, turning it into a smart city with a spotlight on Osmangazi. This initiative is all about revamping transport management and city strategy, making the area more livable and attractive.
Adding to the buzz, the European Bank for Reconstruction and Development (EBRD) has stepped in with a hefty €70 million loan. This funding is earmarked for key infrastructure projects like a new water transmission line, which will significantly boost Osmangazi's environmental appeal.
Osmangazi's charm isn't just about infrastructure; its strategic location with cultural and natural attractions is a magnet for real estate developers. Think mountains, thermal springs, and a rich history that make it a unique place to live.
Property prices here are stable, a sign of a strong and promising market. The ongoing urban renewal projects are set to enhance public amenities and green spaces, making Osmangazi even more appealing.
With all these developments, it's no wonder that investors are eyeing Osmangazi as a hot spot for future growth.
Sources: Global Future Cities Programme, EBRD Green Cities Programme, Damasturk
17) New zoning rules will promote more mixed-use developments in Bursa
In recent years, Bursa has seen changes in zoning laws that are designed to encourage more mixed-use developments. These changes include reforms that eliminate single-family zoning, amend height restrictions, and reduce minimum lot sizes. Such reforms are aimed at promoting higher-density development, which is a key component of mixed-use projects. By allowing for more flexible land use, these zoning changes can help create spaces that combine residential, commercial, and recreational areas, making them more attractive for developers and residents alike.
Another factor that supports the growth of mixed-use developments in Bursa is the rising demand for such spaces. Mixed-use areas are known to stimulate local economies by attracting businesses and creating jobs. People are increasingly looking for convenient access to essential services and amenities, which mixed-use developments can provide. This demand is particularly strong in urban areas, where the benefits of having everything in close proximity are most apparent.
Government incentives also play a crucial role in encouraging mixed-use developments. Urban planning reports often highlight the advantages of mixed-use areas, such as improved land use efficiency and enhanced quality of life. These reports can serve as a basis for government incentives, making it more appealing for developers to invest in mixed-use properties. Additionally, public support for mixed-use neighborhoods, as shown in surveys, can influence local authorities to implement zoning regulations that favor such developments.
Sources: Freddie Mac, NAHRO, McClure Vision
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.