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SUMMARY
We analyzed residential property rental yields in Bursa, as of 2026, for residential property buyers using the raw dataset provided. The work compares current apartment purchase prices, monthly rents, gross yields, net yields, neighborhood risk, and tenant-demand logic across the Bursa residential property market.
This article is constantly updated, so the numbers should be read as a May 2026 snapshot of residential property rental yields in Bursa rather than a fixed long-term forecast.
The main finding is clear: Bursa is mostly an apartment yield market for beginner investors. The strongest income case usually comes from practical 1-bedroom and 2-bedroom apartments rather than large 3-bedroom family or coastal lifestyle properties.
Yıldırım Merkez has the strongest modeled net yield in the table, reaching 7.0% for 1-bedroom properties and 6.3% for 2-bedroom properties. The trade-off is higher tenant-quality risk, older stock risk, and weaker resale liquidity compared with better-known Nilüfer districts.
Görükle and Demirtaş offer the best balance of yield and identifiable rental demand. Görükle is supported by Bursa Uludağ University and its large student base, while Demirtaş is supported by industrial-worker and family demand.
Kükürtlü, Çekirge, Ataevler, and Beşevler / Konak are more stable options. They do not always produce the highest net rental yield in Bursa, but they offer better livability, deeper long-term tenant demand, and easier resale than the cheapest high-yield areas.
Balat, Özlüce, Mudanya Merkez, and Güzelyalı look weaker for pure rental income. These areas can be attractive to live in, but purchase prices, coastal lifestyle premiums, and larger-unit costs compress net yield.
The clearest property-type pattern is that 2-bedroom apartments are usually the safest beginner format in Bursa. They can serve students, sharers, couples, small families, and workers, while avoiding the narrow tenant pool and higher operating burden of large 3-bedroom properties.
The biggest risk for foreign individual buyers is not simply choosing the wrong neighborhood. It is buying an old, poorly documented, poorly managed, or weakly located unit where repairs, vacancy, building dues, tenant friction, or resale weakness reduce the real return.
The practical takeaway is that Bursa rewards investors who compare net yield, tenant depth, building quality, transport access, and resale liquidity together. The best income areas are not always the most prestigious areas, and the cheapest apartment is not always the safest investment.
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Residential property rental yields in Bursa in 2026
This table compares residential property rental yields in Bursa by neighborhood and apartment size. It focuses on the areas and property types included in the raw dataset, mainly 1-bedroom, 2-bedroom, and 3-bedroom residential properties.
For each Bursa neighborhood, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield. Net yield is more useful for a beginner buyer because it reflects vacancy, repairs, building dues, insurance, leasing friction, and small tax or administration allowances.
Finally, please note you'll find much more detailed data in our real estate pack about Bursa.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Ataevler | ₺3,700,000 | ₺22,000 | 7.1% | 5.1% | ₺5,000,000 | ₺28,000 | 6.7% | 4.8% | ₺6,800,000 | ₺34,000 | 6.0% | 4.2% |
| Balat | ₺4,200,000 | ₺22,000 | 6.3% | 4.4% | ₺5,700,000 | ₺30,000 | 6.3% | 4.4% | ₺7,800,000 | ₺38,000 | 5.8% | 4.0% |
| Beşevler / Konak | ₺4,000,000 | ₺23,000 | 6.9% | 4.9% | ₺5,200,000 | ₺29,000 | 6.7% | 4.8% | ₺6,800,000 | ₺36,000 | 6.4% | 4.5% |
| Çekirge | ₺3,200,000 | ₺20,000 | 7.5% | 5.5% | ₺4,300,000 | ₺25,000 | 7.0% | 5.0% | ₺5,800,000 | ₺31,000 | 6.4% | 4.5% |
| Demirtaş | ₺2,500,000 | ₺18,000 | 8.6% | 6.5% | ₺3,400,000 | ₺23,000 | 8.1% | 6.1% | ₺4,800,000 | ₺28,000 | 7.0% | 5.1% |
| Görükle | ₺3,100,000 | ₺22,000 | 8.5% | 6.3% | ₺4,300,000 | ₺28,000 | 7.8% | 5.8% | ₺5,700,000 | ₺32,000 | 6.7% | 4.8% |
| Güzelyalı | ₺3,800,000 | ₺22,000 | 6.9% | 4.8% | ₺5,600,000 | ₺29,000 | 6.2% | 4.2% | ₺7,500,000 | ₺37,000 | 5.9% | 3.9% |
| Heykel / Altıparmak | ₺3,000,000 | ₺19,000 | 7.6% | 5.6% | ₺4,000,000 | ₺24,000 | 7.2% | 5.2% | ₺5,500,000 | ₺30,000 | 6.5% | 4.6% |
| Kükürtlü | ₺3,600,000 | ₺22,000 | 7.3% | 5.3% | ₺4,900,000 | ₺29,000 | 7.1% | 5.1% | ₺6,500,000 | ₺36,000 | 6.6% | 4.7% |
| Mudanya Merkez | ₺4,000,000 | ₺23,000 | 6.9% | 4.8% | ₺6,000,000 | ₺30,000 | 6.0% | 4.0% | ₺8,500,000 | ₺40,000 | 5.6% | 3.6% |
| Özlüce | ₺4,400,000 | ₺24,000 | 6.5% | 4.5% | ₺5,900,000 | ₺31,000 | 6.3% | 4.4% | ₺7,600,000 | ₺39,000 | 6.2% | 4.2% |
| Yıldırım Merkez | ₺2,200,000 | ₺17,000 | 9.3% | 7.0% | ₺3,000,000 | ₺21,000 | 8.4% | 6.3% | ₺4,200,000 | ₺27,000 | 7.7% | 5.7% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Bursa?
The best net-yield neighborhoods among areas people actually want to live in Bursa are Görükle, Kükürtlü, Çekirge, Ataevler, and Demirtaş. These areas combine credible tenant demand with modeled net yields mostly around 5.0% to 6.5%, without relying only on weak-price neighborhoods.
Görükle is the clearest rental-demand story because the dataset links it to Bursa Uludağ University's large student base. In the table, Görükle's 1-bedroom net yield is 6.3%, and its 2-bedroom net yield is 5.8%.
Kükürtlü and Çekirge are more balanced. Kükürtlü's modeled 2-bedroom net yield is 5.1%, while Çekirge's is 5.0%, which makes both useful for buyers who want a livable central area rather than a purely high-yield bet.
Demirtaş works because of industrial access and lower purchase prices. Its modeled 2-bedroom purchase price is ₺3.4 million, with ₺23,000 monthly rent and 6.1% net yield.
Ataevler is lower-yield than Görükle or Demirtaş, but it is easier for a beginner to understand. A modeled 2-bedroom apartment at ₺5.0 million and ₺28,000 monthly rent produces 4.8% net yield, with a more stable tenant profile than the highest-yield areas.
Where can I find residential properties with above-average yields and below-average entry prices in Bursa?
The best Bursa areas for above-average yields with below-average entry prices are Yıldırım Merkez, Demirtaş, Heykel / Altıparmak, and parts of Çekirge. These areas show modeled net yields from roughly 5.0% to 7.0%, with entry prices below premium Nilüfer and Mudanya levels.
Yıldırım Merkez is the clearest high-yield affordability case. A modeled 1-bedroom costs about ₺2.2 million and rents for about ₺17,000 per month, producing 9.3% gross yield and 7.0% net yield.
Demirtaş is also attractive because 2-bedroom apartments are modeled at ₺3.4 million with ₺23,000 monthly rent. That creates 8.1% gross yield and 6.1% net yield.
Heykel / Altıparmak is a more central value case. Its modeled 2-bedroom net yield is 5.2%, supported by central access and deep rental demand, but the older stock can increase repair and building-quality risk.
The cheapness is not free. Yıldırım has more tenant-payment and resale-liquidity risk, while Demirtaş depends more heavily on industrial employment and building quality.
Where does the rent level justify the purchase price most clearly in Bursa?
The rent level most clearly justifies the purchase price in Görükle, Demirtaş, Yıldırım Merkez, Heykel / Altıparmak, and Kükürtlü. These areas have stronger rent-to-price relationships than premium Nilüfer or coastal Mudanya.
In Görükle, the modeled 1-bedroom rent-to-price ratio is strong: ₺22,000 monthly rent on a ₺3.1 million purchase price, equal to 8.5% gross yield. The real signal is that small apartments and shared 2-bedroom units have a visible renter base.
In Demirtaş, rents are supported by employment rather than lifestyle. The modeled 2-bedroom gross yield is 8.1%, because family-sized apartments remain affordable while purchase prices are still below central Nilüfer levels.
Kükürtlü is the cleanest rational-price-for-rent area among more desirable central neighborhoods. Its 2-bedroom modeled purchase price is ₺4.9 million, rent is ₺29,000 per month, and gross yield is 7.1%.
The trade-off is that the strongest ratios often come with friction. Görükle has student turnover, Demirtaş has industrial-cycle exposure, Heykel / Altıparmak has older stock, and Kükürtlü is safer but more expensive.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Bursa?
For stable rental income in Bursa, the best areas are Ataevler, Kükürtlü, Beşevler / Konak, and Özlüce. They are not always the highest-yield areas, but they have deeper tenant pools and better resale liquidity.
Ataevler is especially beginner-friendly. A modeled 2-bedroom costs ₺5.0 million, rents for ₺28,000 per month, and produces about 4.8% net yield.
Kükürtlü gives a better yield-stability mix. Its modeled 2-bedroom net yield is 5.1%, supported by central location, established apartment stock, and access to everyday services.
Beşevler / Konak is a strong family-apartment market. The modeled 3-bedroom rent is ₺36,000 per month, and the area has better liquidity than cheaper outer districts.
The practical takeaway is simple: stable Bursa areas cost more. A buyer accepts a lower net yield because vacancy, tenant turnover, and resale risk are usually lower.
What type of residential property should a beginner investor buy to maximize rental profitability in Bursa?
A beginner investor in Bursa should usually buy a 2-bedroom apartment in a practical, well-connected neighborhood. It gives the best balance between entry price, rent, tenant depth, and resale.
The table shows why. In Görükle, 1-bedroom units have the highest modeled net yield at 6.3%, but 2-bedroom units still produce 5.8% and can serve students, sharers, and young households.
In Demirtaş, 2-bedroom units produce 6.1% net yield while staying affordable for family tenants. In Kükürtlü, 2-bedroom units produce 5.1% net yield with a more stable central tenant base.
A 1-bedroom can work very well in Görükle, Yıldırım, or Kükürtlü, but the tenant base can be more transient. A 3-bedroom can be stable in Ataevler, Beşevler / Konak, or Özlüce, but purchase prices are higher and net yields often fall below 4.7%.
For Bursa, the beginner mistake is buying too large too early. Larger family apartments and coastal lifestyle homes can feel safer emotionally, but recurring costs, vacancy risk, and lower rent-to-price ratios reduce profitability.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Bursa?
The Bursa neighborhoods with the best mix of strong rent and low vacancy risk are Ataevler, Kükürtlü, Beşevler / Konak, Özlüce, and Görükle. The first four are stability markets, while Görükle is strong but more seasonal.
Ataevler and Kükürtlü work because they serve ordinary long-term Bursa renters, including professionals, families, and people who want central or Nilüfer access. Their modeled 2-bedroom rents are ₺28,000 to ₺29,000 per month, with net yields around 4.8% to 5.1%.
Beşevler / Konak works for family demand. A modeled 3-bedroom rents for ₺36,000 per month, and the area has better liquidity than cheaper outer districts.
Görükle has deep demand because of the university, but vacancy timing is different. Student-linked rentals can be very strong during leasing season and weaker between academic cycles.
High-rent coastal areas such as Mudanya Merkez and Güzelyalı have more lifestyle demand, but the tenant pool is narrower. A ₺40,000 monthly 3-bedroom in Mudanya Merkez may sit longer than a practical Nilüfer apartment.
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Which areas look overpriced relative to their rental income in Bursa?
The areas that look most overpriced relative to rental income in Bursa are Balat, Özlüce, Mudanya Merkez, and parts of Güzelyalı. They are good places to live, but weaker rental-yield purchases.
Balat is the clearest example. A modeled 3-bedroom costs ₺7.8 million and rents for ₺38,000 per month, giving only 5.8% gross yield and 4.0% net yield.
Özlüce is similar. It is a desirable modern Nilüfer area, but the modeled 1-bedroom net yield is only 4.5% and the 3-bedroom net yield is 4.2%.
Mudanya Merkez and Güzelyalı have sea and lifestyle premiums. Mudanya Merkez 3-bedroom homes are modeled at ₺8.5 million with ₺40,000 monthly rent, producing only 3.6% net yield after heavier vacancy and maintenance assumptions.
These are not bad neighborhoods. They are simply less attractive for rental-income investors than for owner-occupiers, lifestyle buyers, or long-term capital-preservation buyers.
Which neighborhoods should I avoid even if the rental yield looks attractive in Bursa?
A beginner should be careful with Yıldırım Merkez, older Heykel / Altıparmak stock, and lower-quality Demirtaş buildings, even though yields can look attractive. The issue is not the headline yield, it is risk control.
Yıldırım Merkez has the highest modeled yields in the table, with 7.0% net yield for 1-bedroom and 6.3% net yield for 2-bedroom units. But those yields partly exist because purchase prices are low.
Heykel / Altıparmak has a good rent-to-price ratio, with modeled 2-bedroom net yield at 5.2%. The risk is old-building repairs, earthquake documentation, parking limitations, and common-area maintenance.
Demirtaş can be a good investment, but not every unit is beginner-safe. The modeled 2-bedroom net yield is 6.1%, yet the investor must check building age, access to industrial employers, and whether the rent level is supported by real family demand.
The avoid rule is practical. Do not buy the cheapest unit in a high-yield Bursa area unless the building quality, tenant pool, and resale route are clear.
Which neighborhoods look risky even though the rental yield is high in Bursa?
The riskiest high-yield Bursa areas are Yıldırım Merkez, Demirtaş, and parts of Görükle. They can produce strong cash flow, but the risk-adjusted return is not always as strong as the headline yield.
Yıldırım Merkez looks strongest on paper, with modeled 1-bedroom net yield of 7.0%. The risk is tenant depth and building quality.
Demirtaş is high-yield because it is tied to industrial demand. That is useful, but it makes the investment more exposed to local employment cycles and building-location differences.
Görükle is high-yield because of the university. Student demand supports rent, but student turnover, furnishing wear, and academic-season vacancy mean the owner must manage more actively.
Safer alternatives are Kükürtlü, Ataevler, and Beşevler / Konak. They usually yield less, but the tenant base is broader and resale is easier.
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What neighborhoods should I avoid when buying a rental property in Bursa?
A beginner rental investor should avoid poor-quality old stock in Yıldırım Merkez, weakly maintained central Osmangazi buildings, overpriced Mudanya 3-bedroom lifestyle homes, and fringe Demirtaş locations without clear employment access.
This is not a total rejection of those neighborhoods. It is a warning about specific investment mistakes.
In Yıldırım Merkez, avoid buildings where the only attraction is a low price. The modeled yield is high, but weak building documentation or difficult tenants can destroy the return.
In Heykel / Altıparmak, avoid old apartments with unclear repair exposure. Central demand is real, but maintenance can be underestimated.
In Mudanya Merkez, avoid expensive 3-bedroom homes bought only for rent. The modeled net yield is 3.6%, and seasonal vacancy risk is higher than in core Bursa.
In Demirtaş, avoid units far from practical work and transport routes. The area works best when the property is connected to the industrial tenant base.
Which neighborhoods are seeing rental demand weaken, and why, in Bursa?
Rental demand appears most vulnerable in Mudanya Merkez, Güzelyalı, Balat, and some older central-stock pockets. The issue is not always falling rent, it is weaker rent growth relative to price and higher selectivity from tenants.
Mudanya Merkez and Güzelyalı face the clearest demand-quality issue. Lifestyle demand exists, but long-term tenant depth is narrower than in central Bursa or Nilüfer.
Balat is not weak as a living area. The problem is yield compression, with modeled net yields around 4.0% to 4.4% across the table.
Older central stock in Heykel / Altıparmak can also weaken when tenants compare older buildings against newer Nilüfer supply. Central access helps, but parking, maintenance, and building age matter.
The weakness looks more like selective slowdown than structural collapse. These areas should be bought only with a price discount, strong building selection, or a clear tenant profile.
Which neighborhoods are seeing new developments that could create stronger rental demand in Bursa?
The neighborhoods most likely to benefit from development-led demand in Bursa are Demirtaş, Görükle, Özlüce, Balat, and the western Bursa corridor toward TEKNOSAB and Mudanya access.
Demirtaş benefits from industrial demand. This supports practical family rentals when the property is close enough to employment routes and daily services.
Görükle benefits from the university ecosystem. The rental market has a recurring demand base that is unusually visible for Bursa, especially for smaller apartments and shared 2-bedroom homes.
Özlüce and Balat benefit from modern residential supply, amenities, and Nilüfer's family appeal. The risk is that new supply can also cap rent growth if many similar apartments compete.
The western corridor matters because logistics and industrial growth can support medium-term rental demand. For a beginner buyer, the important question is whether actual commuting, transport, and amenities are practical from the specific property.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Bursa?
The Bursa areas most helped by transport and access logic are Görükle, Ataevler, Kükürtlü, Heykel / Altıparmak, and connected parts of Nilüfer and Osmangazi. BursaRay access is the central reason.
The dataset notes that BursaRay has 3 metro lines and 40 stations, with coverage from western Nilüfer around Üniversite toward eastern Kestel and through central Osmangazi.
Görükle benefits because of the university link. Ataevler and Kükürtlü benefit because they combine livability with access.
Heykel / Altıparmak benefits from centrality, although older building stock remains the trade-off. That is why its modeled 2-bedroom net yield of 5.2% should be read together with repair and maintenance risk.
Infrastructure does not automatically create yield. In Balat and Özlüce, access and amenities may already be priced into purchase values, which is why yields there are lower even though renter appeal is high.
Which neighborhoods have become less attractive for property investors over the last 12 months in Bursa?
The neighborhoods that have become less attractive for yield-focused investors are Balat, Özlüce, Mudanya Merkez, and parts of Güzelyalı. They remain desirable, but the income case has weakened because prices are high relative to rent.
The dataset points to strong nominal annual price increases in several Bursa districts in early 2026. When prices rise faster than achievable rents, yields compress.
Balat and Özlüce are still liquid and attractive for families, but modeled net yields mostly sit around 4.0% to 4.5%. That is not enough for a buyer whose main goal is rental income.
Mudanya Merkez and Güzelyalı face a different issue: lifestyle premiums plus more seasonal tenant demand. A 3-bedroom coastal property may generate high nominal rent, but net yield can fall below 4.0% after vacancy and upkeep.
These areas are not bad purchases for owner-use or long-term capital preservation. They are weaker for a beginner trying to maximize rental cash flow.
Which property types are becoming harder to rent in Bursa, and in which neighborhoods?
The property types becoming harder to rent in Bursa are large expensive 3-bedroom lifestyle properties in Mudanya and Güzelyalı, overpriced premium-family apartments in Balat and Özlüce, and poorly maintained older apartments in central Osmangazi and Yıldırım.
In Mudanya Merkez, the modeled 3-bedroom rent is ₺40,000 per month, but the purchase price is around ₺8.5 million, producing only 3.6% net yield. The tenant pool is narrower because many renters at that budget compare Mudanya lifestyle against Nilüfer practicality.
In Balat and Özlüce, 3-bedroom units are not hard to rent if priced correctly, but they are harder to rent at yields that satisfy investors. Modeled net yields are 4.0% to 4.2%, which means the buyer is paying a premium for livability and resale.
In Heykel / Altıparmak and Yıldırım, the problem is older stock. Renters may accept older buildings for location or affordability, but poor maintenance, parking issues, or weak earthquake documentation reduce demand.
The safer Bursa property type remains a well-located 2-bedroom apartment. It fits students, sharers, couples, small families, and long-term tenants better than niche property types.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Bursa?
The best bedroom count for a beginner in Bursa is usually the 2-bedroom property. It offers the best balance between purchase price, rental yield, tenant depth, and resale liquidity.
The numbers support this. Görükle 2-bedroom units are modeled at ₺4.3 million, ₺28,000 monthly rent, and 5.8% net yield.
Demirtaş 2-bedroom units are modeled at ₺3.4 million, ₺23,000 monthly rent, and 6.1% net yield. Kükürtlü 2-bedroom units are modeled at ₺4.9 million, ₺29,000 monthly rent, and 5.1% net yield.
1-bedroom units can produce higher yields, especially in Yıldırım Merkez, Görükle, and Demirtaş, but they can also mean higher turnover and a more limited tenant profile.
3-bedroom units can be stable, but the entry price is much higher and net yields often fall to 3.6% to 4.7% in premium or coastal areas. For Bursa, the beginner rule is simple: buy a 2-bedroom apartment near real demand, not the biggest property you can afford.
INSIGHTS
These insights are drawn from the Bursa residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You'll find even more insights in our our real estate pack about Bursa.
- Yıldırım Merkez has Bursa's strongest modeled net yields, but the risk is not visible in the yield column alone. A 7.0% modeled net yield is attractive only if the building quality, tenant profile, and resale path are acceptable.
- Görükle is the clearest small-apartment demand story in Bursa. The university-linked renter base supports 1-bedroom and 2-bedroom units, but the owner must allow for student turnover and seasonal leasing patterns.
- Demirtaş is a practical employment-demand play. Its 2-bedroom apartment profile looks strong because the purchase price is still moderate while family and worker demand support rent.
- Kükürtlü offers one of the best livability-yield balances in the dataset. Its 2-bedroom net yield of 5.1% is not the highest in Bursa, but it is supported by central access and broader tenant demand.
- Çekirge beats many premium areas on yield because entry prices remain lower. For a buyer who wants central demand without Nilüfer pricing, this is an important signal.
- Ataevler is safer than it is spectacular. A 2-bedroom apartment at 4.8% modeled net yield may be more useful for a beginner than a higher-yield property with weaker building quality or tenant control.
- Balat is liquid and desirable, but rental income rarely justifies its premium pricing. The area is better for lifestyle, family appeal, and resale than for maximum income yield.
- Özlüce is easier to resell than to maximize yield. The buyer is paying for modern stock and Nilüfer appeal, not the strongest rent-to-price ratio.
- Mudanya Merkez looks attractive for lifestyle, but Bursa rental yields compress sharply on 3-bedroom homes. A modeled 3.6% net yield is weak for a buyer focused on income.
- Güzelyalı rents are supported by coastal appeal, but seasonality weakens the real yield. The owner needs a stricter vacancy and maintenance allowance than in central Bursa apartments.
- Heykel / Altıparmak has strong rent-to-price ratios, but old stock can turn a good headline yield into a weaker real return. Building condition matters more here than in newer Nilüfer apartment markets.
- Bursa's best beginner product is usually a 2-bedroom apartment, not a large family home. The format is flexible enough for students, sharers, couples, small families, and long-term tenants.
- Nilüfer rents are high, but purchase prices often rise faster than income. This is why areas such as Balat and Özlüce can be desirable but still weaker for yield-focused investors.
- Coastal Bursa property needs stricter vacancy assumptions than central Bursa apartments. Lifestyle demand can be real, but it is usually narrower than everyday renter demand near jobs, universities, and transport.
- The same 3-bedroom behaves differently across Bursa. In Nilüfer it may be a family apartment, while in Mudanya it may behave more like a lifestyle property with higher vacancy and lower net yield.
- Gross yield is useful, but net yield should drive the buying decision. Bursa apartment investors need to price in vacancy, repairs, building dues, insurance, leasing friction, and management effort.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Bursa neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Türkiye property platforms such as sahibinden, hepsiemlak, and Emlakjet. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a Turkish lira basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference where possible, or the average only when the sample was clean enough to make the average meaningful.
We then built the rental side of the dataset separately. For the same neighborhood and property type, we manually collected comparable rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in vacancy risk, repairs, building dues, insurance, leasing friction, management costs, tax friction, and property-level operating costs.
For Bursa residential property markets, we also paid attention to property-level factors when available. These include building age, earthquake documentation, access, layout, maintenance condition, common-area quality, tenant depth, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. 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.
