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SUMMARY
We analyzed apartment rental yields in Bursa, as of 2026, for residential apartment buyers, using the raw Bursa dataset provided. The work compares purchase prices, monthly rents, gross rental yields, and estimated net rental yields across the main Bursa apartment neighborhoods covered in the dataset.
This article is updated regularly, so the numbers should be read as a current Bursa apartment yield snapshot for May 2026, not as a permanent forecast.
The main Bursa signal is clear: smaller apartments usually produce stronger rental yields than larger apartments. Studios have the strongest income profile in most neighborhoods because the total purchase price is lower while the monthly rent remains efficient.
Görükle is the strongest yield area in the dataset. Its studio apartment is estimated at TRY 1,940,000 with TRY 14,000 monthly rent, giving 8.7% gross yield and 6.3% net yield.
Hamitler and Yunuseli also look attractive on price and yield, but they need more careful unit selection. Their yields are helped by lower purchase prices, while resale liquidity and tenant depth are weaker than in better-known Nilüfer locations.
İhsaniye, Beşevler, Ataevler, and FSM-Fethiye offer a better balance between yield and stability. They do not always beat Görükle on headline yield, but they have broader tenant demand and cleaner beginner-buyer logic.
The weakest pure rental-income case appears in Balat, Özlüce, Güzelyalı, Mudanya Merkez, and parts of Çekirge. These areas can be pleasant and desirable, but purchase prices often absorb too much of the rent.
For a foreign individual buyer, the practical Bursa takeaway is not to chase the cheapest apartment blindly. Compare net yield, tenant depth, building condition, transport access, local resale demand, and whether the rent-to-price relationship still makes sense.
The best beginner profile is usually a well-located 1-bedroom apartment in a liquid Nilüfer or central Osmangazi area. Studios can produce better yield, but they often require more active tenant management.
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Neighborhoods and apartment rental yields in Bursa in 2026
This table compares apartment rental yields in Bursa by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
The table is designed for foreign buyers who want to understand the practical income case before buying an apartment in Bursa. Finally, please note you'll find much more detailed data in our real estate pack about Bursa.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Altıparmak | TRY 2,340,000 | TRY 14,500 | 7.4% | 5.5% | TRY 3,380,000 | TRY 18,500 | 6.6% | 4.9% | TRY 4,680,000 | TRY 22,500 | 5.8% | 4.3% |
| Ataevler | TRY 2,520,000 | TRY 15,000 | 7.1% | 5.4% | TRY 3,640,000 | TRY 19,500 | 6.4% | 4.9% | TRY 5,040,000 | TRY 24,000 | 5.7% | 4.3% |
| Balat | TRY 3,150,000 | TRY 16,500 | 6.3% | 4.6% | TRY 4,550,000 | TRY 21,000 | 5.5% | 4.0% | TRY 6,300,000 | TRY 26,000 | 5.0% | 3.6% |
| Beşevler | TRY 2,430,000 | TRY 14,500 | 7.2% | 5.4% | TRY 3,510,000 | TRY 19,000 | 6.5% | 4.9% | TRY 4,860,000 | TRY 23,000 | 5.7% | 4.3% |
| Çekirge | TRY 2,700,000 | TRY 15,000 | 6.7% | 4.9% | TRY 3,900,000 | TRY 19,000 | 5.8% | 4.2% | TRY 5,400,000 | TRY 23,500 | 5.2% | 3.8% |
| Cumhuriyet | TRY 2,790,000 | TRY 15,500 | 6.7% | 5.0% | TRY 4,030,000 | TRY 20,000 | 6.0% | 4.5% | TRY 5,580,000 | TRY 24,500 | 5.3% | 4.0% |
| FSM-Fethiye | TRY 2,750,000 | TRY 16,000 | 7.0% | 5.3% | TRY 3,965,000 | TRY 20,500 | 6.2% | 4.7% | TRY 5,490,000 | TRY 25,000 | 5.5% | 4.2% |
| Görükle | TRY 1,940,000 | TRY 14,000 | 8.7% | 6.3% | TRY 2,800,000 | TRY 18,000 | 7.7% | 5.5% | TRY 3,870,000 | TRY 22,000 | 6.8% | 4.9% |
| Güzelyalı | TRY 2,610,000 | TRY 14,500 | 6.7% | 4.8% | TRY 3,770,000 | TRY 18,500 | 5.9% | 4.2% | TRY 5,220,000 | TRY 23,000 | 5.3% | 3.8% |
| Hamitler | TRY 1,710,000 | TRY 11,500 | 8.1% | 5.7% | TRY 2,470,000 | TRY 15,000 | 7.3% | 5.1% | TRY 3,420,000 | TRY 18,500 | 6.5% | 4.5% |
| İhsaniye | TRY 2,570,000 | TRY 15,500 | 7.2% | 5.5% | TRY 3,710,000 | TRY 20,000 | 6.5% | 4.9% | TRY 5,130,000 | TRY 24,500 | 5.7% | 4.3% |
| Kükürtlü | TRY 2,790,000 | TRY 15,500 | 6.7% | 5.0% | TRY 4,030,000 | TRY 20,000 | 6.0% | 4.5% | TRY 5,580,000 | TRY 24,500 | 5.3% | 4.0% |
| Mudanya Merkez | TRY 2,570,000 | TRY 14,500 | 6.8% | 4.8% | TRY 3,710,000 | TRY 18,500 | 6.0% | 4.2% | TRY 5,130,000 | TRY 22,500 | 5.3% | 3.7% |
| Özlüce | TRY 3,060,000 | TRY 16,500 | 6.5% | 4.7% | TRY 4,420,000 | TRY 21,500 | 5.8% | 4.2% | TRY 6,120,000 | TRY 26,500 | 5.2% | 3.8% |
| Yunuseli | TRY 1,890,000 | TRY 12,000 | 7.6% | 5.4% | TRY 2,730,000 | TRY 15,500 | 6.8% | 4.8% | TRY 3,780,000 | TRY 19,000 | 6.0% | 4.3% |
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.
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, İhsaniye, Beşevler, Ataevler, and FSM-Fethiye.
Görükle has the strongest numbers in the table, with studios estimated at 6.3% net yield and 1-bedroom apartments at 5.5% net yield. That is the clearest high-yield result in the Bursa apartment market.
The reason Görükle works is not only low pricing. It has a real rental base from university-linked demand, students, younger workers, and budget-conscious renters who want to stay inside Nilüfer.
İhsaniye, Beşevler, Ataevler, and FSM-Fethiye sit slightly below Görükle on yield, but they look safer for a beginner. Their studios mostly sit around 5.3% to 5.5% net yield, and their 1-bedroom apartments sit around 4.7% to 4.9%.
The practical takeaway is that Görükle gives the highest income return, while İhsaniye, Ataevler, Beşevler, and FSM-Fethiye give cleaner risk-adjusted returns. A beginner who wants fewer tenant changes should usually prefer a 1-bedroom in those stable Nilüfer areas over a maximum-yield studio in Görükle.
Where can I find apartments with above-average yields and below-average entry prices in Bursa?
The clearest Bursa areas with above-average yields and below-average entry prices are Görükle, Hamitler, Yunuseli, and selected smaller units in Beşevler and İhsaniye.
Görükle is the most convincing value example. A 1-bedroom apartment is estimated at TRY 2,800,000 with TRY 18,000 monthly rent, producing 7.7% gross yield and 5.5% net yield.
Hamitler is cheaper, with a 1-bedroom apartment estimated at TRY 2,470,000 and TRY 15,000 monthly rent. That gives 7.3% gross yield and 5.1% net yield, but the area has weaker prestige and thinner resale liquidity.
Yunuseli sits between those cases. A studio is estimated at TRY 1,890,000 and TRY 12,000 monthly rent, giving 7.6% gross yield and 5.4% net yield.
The honest interpretation is that not every low entry price is a bargain. Görükle is cheaper because it is farther from the prestige core but has real renter demand, while Hamitler and Yunuseli need closer checking on transport, condition, and resale depth.
Where does the rent level justify the purchase price most clearly in Bursa?
The rent level most clearly justifies the purchase price in Görükle, İhsaniye, FSM-Fethiye, Beşevler, and Altıparmak.
Görükle has the strongest rent-to-price relationship in the table. A studio at TRY 1,940,000 and TRY 14,000 monthly rent gives 8.7% gross yield, while a 1-bedroom apartment at TRY 2,800,000 and TRY 18,000 monthly rent gives 7.7% gross yield.
İhsaniye is slightly lower-yielding, but the income looks more stable. A 1-bedroom apartment is estimated at TRY 3,710,000 and TRY 20,000 monthly rent, giving 6.5% gross yield and 4.9% net yield.
FSM-Fethiye also looks rational because its lifestyle demand supports stronger rents. A 1-bedroom apartment at TRY 3,965,000 and TRY 20,500 monthly rent gives 6.2% gross yield and 4.7% net yield.
Altıparmak is different because it is older and more central. Its studio yield of 7.4% gross and 5.5% net shows that central access can still support rent when the purchase price is not stretched too far.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Bursa?
The best Bursa neighborhoods for stable rental income are İhsaniye, Ataevler, Beşevler, FSM-Fethiye, and Kükürtlü.
These areas are not always the highest-yielding areas in Bursa, but they have deeper tenant demand and better day-to-day liquidity than more speculative affordability areas.
İhsaniye and Ataevler are strong stability choices. Their 1-bedroom apartments are estimated at around TRY 19,500 to TRY 20,000 monthly rent and about 4.9% net yield.
Beşevler and FSM-Fethiye also work because they sit in the practical middle of Nilüfer demand. They attract young professionals, couples, and renters who want urban services without paying Balat or Özlüce prices.
Kükürtlü is a central Osmangazi stability option. It does not match Görükle on yield, but established services, central location, and familiar residential demand make the rental case easier to understand.
The trade-off is simple. Stable Bursa income usually means accepting around 4.5% to 5.0% net yield instead of chasing 5.5% to 6.3%, but the tenant and resale risk can be lower.
Which apartment type gives the best return for the lowest total investment in Bursa?
The best Bursa apartment type for the strongest return on the lowest total investment is the studio apartment, while the best beginner compromise is usually the 1-bedroom apartment.
Studios have the highest rent per lira invested. Studio net yields reach 6.3% in Görükle, 5.7% in Hamitler, and 5.5% in Altıparmak and İhsaniye.
The logic is simple. A studio is smaller, so the purchase price is lower, but the monthly rent does not fall in the same proportion.
Görükle shows the clearest example. The studio is estimated at TRY 1,940,000, while the 1-bedroom apartment is TRY 2,800,000 and the 2-bedroom apartment is TRY 3,870,000.
The 1-bedroom apartment is safer because it attracts more couples, young professionals, and longer-stay tenants. In İhsaniye, Ataevler, Beşevler, and FSM-Fethiye, 1-bedroom apartments are usually easier to resell than very small studios.
The practical takeaway is to buy a studio for maximum yield and low entry price, but buy a 1-bedroom apartment for better liquidity and easier tenant management. We give you more details in the our real estate pack about Bursa.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Bursa?
The Bursa neighborhoods that combine strong rental income with lower vacancy risk are İhsaniye, Ataevler, Beşevler, FSM-Fethiye, and Kükürtlü.
These areas have useful rents because tenant demand is broad, not because one narrow tenant group is temporarily active.
In these neighborhoods, 1-bedroom apartments usually rent around TRY 19,000 to TRY 20,500 per month. Estimated 1-bedroom net yields sit around 4.5% to 4.9%, which is solid for a lower-risk rental profile.
İhsaniye, Ataevler, and Beşevler benefit from practical renter behavior. Tenants want access to work, schools, shopping, transport, and social life without paying Balat or Özlüce prices.
Kükürtlü has a different profile because it is a central Osmangazi option. Older buildings may need more checking, but the location benefits from established services and city-center accessibility.
The honest interpretation is that high rent alone is not enough. Balat and Özlüce can command high rents, but their purchase prices are also high, which reduces the income return.
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Which areas look overpriced relative to their rental income in Bursa?
The Bursa areas that look most overpriced relative to rental income are Balat, Özlüce, Güzelyalı, Mudanya Merkez, and parts of Çekirge.
These can be attractive places to live, but they are weaker for a buyer focused mainly on apartment rental yields in Bursa.
Balat is the clearest example. A 2-bedroom apartment is estimated at TRY 6,300,000 and TRY 26,000 monthly rent, producing 5.0% gross yield and only 3.6% net yield.
Özlüce has a similar problem. A 2-bedroom apartment is estimated at TRY 6,120,000 and TRY 26,500 monthly rent, giving only 3.8% net yield.
Güzelyalı and Mudanya Merkez are different because their prices include seaside lifestyle value. That lifestyle premium can be real, but long-term rent does not always rise enough to support a pure income case.
The practical takeaway is that overpriced for rental income does not mean bad to live in. It means the investor is paying for lifestyle, scarcity, or prestige, not only for rent.
Which neighborhoods should I avoid even if the rental yield looks attractive in Bursa?
Beginner buyers should be cautious with Hamitler, Yunuseli, some outer Görükle stock, and weaker older pockets outside the main Nilüfer and Osmangazi rental corridors.
The problem is not that these areas cannot rent. The problem is that high yield can come from a low purchase price rather than deep, durable tenant demand.
Hamitler is the clearest caution case. The 1-bedroom net yield is estimated at 5.1%, but the area has weaker prestige and less foreign-buyer resale liquidity than prime Nilüfer districts.
Yunuseli also looks attractive on paper. A studio produces 5.4% net yield and a 1-bedroom apartment produces 4.8% net yield, but the tenant base is more local and price-sensitive.
Görükle is not an avoid area, but weak stock selection should be avoided. A poorly located or badly maintained apartment away from the student and transport demand core can have higher vacancy than the headline area yield suggests.
The beginner rule is simple. High yield is useful only if the apartment stays rented, is not expensive to maintain, and can be resold when needed.
Which neighborhoods look risky even though the rental yield is high in Bursa?
The Bursa neighborhoods that look riskier even though rental yield is high are Hamitler, Yunuseli, and selected Görükle apartments.
Hamitler has one of the better yield profiles in the table, with 5.7% net yield for studios and 5.1% for 1-bedroom apartments. The risk is that lower rent levels and weaker prestige can make resale and tenant replacement harder.
Yunuseli offers affordable entry prices and decent yields. The issue is that resale demand may be more local and price-sensitive than in İhsaniye, Ataevler, or FSM-Fethiye.
Görükle has the best yield, but student-driven and young-renter demand can mean more turnover. That can create more repainting, more small repairs, and more active management work.
The safer alternatives are İhsaniye, Beşevler, Ataevler, and FSM-Fethiye. Their yields are lower, but the tenant pool is more balanced and the neighborhoods are easier for Bursa renters to understand.
The practical takeaway is to treat the extra yield in Görükle, Hamitler, and Yunuseli as compensation for extra work. It is not free money.
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What neighborhoods should I avoid when buying a rental apartment in Bursa?
For a beginner rental apartment investor in Bursa, the avoid-or-be-careful list is Hamitler, weak Yunuseli stock, poor outer Görükle locations, overpriced Balat or Özlüce units, and seasonal Mudanya or Güzelyalı units bought at lifestyle prices.
Hamitler should be approached carefully, not automatically rejected. The estimated yields are strong, but the weakness is lower resale liquidity and a more price-sensitive tenant base.
Yunuseli should be avoided by beginners when the apartment is far from transport, poorly maintained, or priced too close to better Nilüfer alternatives. The yield advantage can disappear quickly if vacancy rises.
Outer Görükle should be avoided when the apartment is too far from the university-linked demand core. Görükle works best when the unit is easy for students or young workers to rent.
Balat and Özlüce should be avoided for pure rental yield if the purchase price is high. They are not bad neighborhoods, but they are expensive relative to rent.
Mudanya and Güzelyalı should be avoided by beginners when the plan depends on steady long-term rent but the apartment is priced like a seaside lifestyle asset.
The practical Bursa rule is to avoid weak demand in cheap areas and weak yield in expensive areas. Bursa rewards precise buying more than broad neighborhood labels.
Which neighborhoods are seeing rental demand weaken, and why, in Bursa?
The Bursa neighborhoods where rental demand looks more vulnerable are Balat, Özlüce, Mudanya Merkez, Güzelyalı, and weaker fringe stock in Görükle and Yunuseli.
This does not always mean rents are falling. It often means rent growth is not strong enough to keep up with the price paid for the apartment.
Balat and Özlüce are vulnerable because high purchase prices require high rents to justify investment returns. A Balat 2-bedroom apartment at TRY 6,300,000 and TRY 26,000 monthly rent produces only 3.6% net yield.
Mudanya Merkez and Güzelyalı are vulnerable because part of the demand is lifestyle and seaside appeal. Long-term renters may like the coast, but commuting patterns and higher prices can narrow the tenant pool.
In Görükle, the weaker segment is not the whole neighborhood. Demand remains strong near the student and young-renter core, but poor quality or poorly located units can struggle when similar supply competes for the same renters.
In Yunuseli, the risk is price sensitivity. If rents rise too far, tenants can compare cheaper alternatives in Osmangazi or older Yıldırım stock.
Which neighborhoods are seeing new developments that could create stronger rental demand in Bursa?
The Bursa neighborhoods most likely to benefit from development-driven rental demand are Görükle, Emek and Özlüce-side Nilüfer, Yunuseli, and central Osmangazi pockets near regeneration and transport improvements.
The key point is that demand-creating development is different from new apartment supply. A hospital, university link, transport improvement, or employment node can deepen the renter pool, while more apartment construction can simply increase competition.
Görükle is the clearest rental-demand story because its market already depends on student and university-linked demand. Better transport and easier access can reduce the distance discount that some renters associate with the area.
Emek and Özlüce-side Nilüfer can benefit from hospital connectivity and western Nilüfer growth. The rental demand is stronger when the location is useful for health-sector workers, service workers, patients' families, and daily commuters.
Yunuseli can benefit from urban expansion and affordability spillover from central Osmangazi and Nilüfer. But investors should be careful because new residential supply can also create competition between similar apartments.
The practical recommendation is to favor demand-creating infrastructure over project marketing. A new transport corridor matters more than a glossy apartment brochure if the goal is steady rental income in Bursa.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Bursa?
The neighborhoods becoming more attractive because of Bursa infrastructure and transport changes are Görükle, Özlüce and Emek-side Nilüfer, Ataevler, Beşevler, and selected Osmangazi areas near transport corridors.
Görükle benefits most when university access improves because the tenant base already includes students and younger renters. Better access can make compact apartments easier to rent and reduce the outer-location discount.
Özlüce and Emek-side areas benefit from hospital connectivity. Apartments with easier access to major health infrastructure can attract health-sector workers, service workers, and renters who need practical daily access.
Ataevler and Beşevler benefit more indirectly. They already sit in established Nilüfer demand corridors, so transport improvements mainly support rent stability rather than creating a sudden new yield story.
Selected Osmangazi areas can also improve when transport access reduces commuting friction. The benefit is strongest where the apartment is already close to services and not dependent only on cheap pricing.
The honest interpretation is that Özlüce may already price in a lot of good news, while Görükle may still offer a clearer rent-to-price advantage. Transport helps both, but it helps the cheaper rent-to-price area more from a yield perspective.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Bursa?
The Bursa neighborhoods that have become less attractive for rental-income investors are Balat, Özlüce, Mudanya Merkez, Güzelyalı, and some higher-priced Çekirge and Kükürtlü stock.
The problem is not that these are bad Bursa neighborhoods. The problem is that purchase prices can move ahead of rent, which compresses net rental yield.
Balat is the clearest case because the 2-bedroom apartment estimate is TRY 6,300,000 with TRY 26,000 monthly rent. That produces only 3.6% net yield, which is weak for a rental-income buyer.
Özlüce has a similar issue. It attracts good tenants, but a 2-bedroom apartment at TRY 6,120,000 and TRY 26,500 monthly rent produces only 3.8% net yield.
Mudanya Merkez and Güzelyalı face the seaside premium problem. Buyers may value lifestyle, views, or weekend use, but the long-term rental income does not always compensate for the higher purchase price.
The practical conclusion is that these neighborhoods can still suit a lifestyle buyer or a capital-preservation buyer. For a beginner focused on rental income, they require a discounted purchase price or a very special apartment.
Which apartment types are becoming harder to rent in Bursa, and in which neighborhoods?
The apartment types becoming harder to rent in Bursa are expensive 2-bedroom apartments in premium districts and poor-quality studios in weaker locations.
In Balat, Özlüce, Güzelyalı, and Mudanya Merkez, 2-bedroom apartments can be harder to justify as rentals because the total monthly rent becomes high while the purchase price is even higher.
The numbers show the pressure. Balat 2-bedroom apartments are estimated at TRY 6,300,000 and 3.6% net yield, while Özlüce 2-bedroom apartments are estimated at TRY 6,120,000 and 3.8% net yield.
Those units can still rent, but they need a narrower tenant profile. Families or higher-income renters may demand better finishes, parking, site amenities, earthquake safety, schools, or lifestyle access.
In Görükle, studios still rent well when they are close to student and young-renter demand. But low-quality studios far from the demand core can become management-heavy because tenants are more mobile and price-sensitive.
In Hamitler and Yunuseli, cheaper apartments can still rent, but weak condition or poor transport access can make them harder to lease even when the headline yield looks attractive.
The practical Bursa recommendation is to buy studios only in compact-demand areas, buy 1-bedroom apartments in liquid Nilüfer or Osmangazi areas, and buy 2-bedroom apartments only where family demand is obvious.
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INSIGHTS
These insights are drawn from the Bursa apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Bursa.
- Görükle studios show the strongest simple income profile in Bursa. The estimated 6.3% net yield is high, but the owner should expect more tenant turnover because the demand base is younger and more student-linked.
- Studio apartments outperform 2-bedroom apartments in almost every Bursa neighborhood in the dataset. This tells a beginner buyer that small apartments monetize location more efficiently than larger apartments.
- 1-bedroom apartments are the safest beginner product in Bursa. They usually give lower yield than studios, but they attract a wider renter pool and are easier to understand at resale.
- İhsaniye looks like one of the best balance points in the Bursa apartment market. It combines useful rent levels, decent net yield, and stronger tenant depth than the cheapest affordability areas.
- Ataevler and Beşevler offer stable Bursa demand with mid-range prices. They are not maximum-yield plays, but they are easier for a cautious foreign buyer to underwrite.
- FSM-Fethiye earns strong rents because lifestyle demand is deep. A 1-bedroom apartment at TRY 20,500 monthly rent shows that renters will pay for practical Nilüfer amenities when the purchase price remains reasonable.
- Hamitler beats central Bursa on yield, but lower prestige weakens resale liquidity. The extra yield should be treated as payment for extra risk and more careful unit selection.
- Yunuseli is cheaper than Nilüfer, but rent depth is thinner. It can work as an affordability play, but the apartment must have good transport access and condition.
- Balat has Bursa’s weakest rental-income case because prices outrun rents. The area may still be desirable, but the yield math is not ideal for a buyer focused on income.
- Özlüce is attractive to tenants, but investors often pay a lifestyle premium. That premium can reduce net yield even when monthly rent looks high.
- Mudanya and Güzelyalı should be judged as lifestyle markets first and yield markets second. Seaside appeal can raise prices faster than long-term rental income.
- Çekirge is livable and central, but older buildings can reduce net returns. Maintenance, renovation, and energy-efficiency issues matter more than the headline yield.
- Kükürtlü is useful for stability, not maximum yield. The central location helps demand, but investors still need to check building age and operating costs carefully.
- The most important Bursa risk is not the neighborhood name alone. It is whether the specific building has tenant depth, good condition, manageable maintenance, and realistic resale demand.
- Beginner buyers should compare net yield, not just gross yield. A high gross yield can shrink after vacancy, repairs, management friction, property tax, and building-level costs.
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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 the tracker manually from the ground up by neighborhood and apartment type. We did not reuse a third-party yield dataset.
For each area, we researched current residential sale listings and rental listings separately across recognized Turkish property platforms such as Sahibinden, Emlakjet, and Hepsiemlak. The focus was ordinary residential apartments, not villas, hotels, serviced apartments, or whole buildings.
First, we collected comparable sale listings for each neighborhood and apartment type. We then cleaned the sample and kept only reasonably comparable properties based on location, property type, size, condition, and listing quality.
Duplicate listings, incomplete listings, luxury outliers, distressed assets, serviced-style offers, unrealistic asking prices, and non-comparable properties were removed. The goal was to estimate what a normal foreign individual buyer could reasonably expect to pay for a residential apartment in Bursa.
Sale prices were normalized where possible. We used the median price as the main reference when the sample was large enough, or the average only when the listing sample was clean and not distorted by outliers.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we collected comparable rental listings, removed outliers and non-comparable properties, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and property type. The gross rental yield was calculated as annual rent divided by estimated purchase price.
Net rental yield was estimated by adjusting for the costs and risks that matter in each segment. These include vacancy risk, maintenance, management costs, letting friction, small repairs, municipal property tax, collection risk, building fees, service charges, and other operating costs where relevant.
We did not apply one flat deduction to every apartment. A small central apartment, a student-area studio, an older central unit, and a seaside 2-bedroom apartment do not have the same operating cost profile, so the deduction was adjusted by neighborhood and property type.
Each estimate was assigned an internal confidence level based on the quality and size of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not 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.
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