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If you're considering renting out property in Bursa or looking for a place to live, understanding the current rental market is essential.
Bursa's rental prices have been rising steadily, driven by inflation and growing demand in key districts like Nilüfer and Osmangazi.
This blog post covers the latest rental data for Bursa in 2026, and we update it regularly to keep the information fresh and accurate.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bursa.
Insights
- Bursa rentals stay on the market for about 50 to 55 days on average, which is longer than Istanbul but still indicates healthy demand across the city's main districts.
- Nilüfer commands the highest rent per square meter in Bursa at around ₺218/m², roughly 40% more than the more affordable Yıldırım district.
- Year-over-year rent growth in Bursa sits between 20% and 25% as of early 2026, closely tracking Turkey's broader inflation trends.
- Student demand around Görükle and Uludağ University drives faster turnover for smaller units, especially furnished studios and compact 1-bedrooms.
- The typical Bursa landlord pays about 0.2% of the municipal-assessed property value annually in property tax, which works out to a few hundred lira per month for most apartments.
- Families seeking rentals in Bursa tend to concentrate in Nilüfer neighborhoods like Balat and Özlüce, where newer complexes offer parks, security, and larger 3-bedroom layouts.
- Expat demand in Bursa remains smaller than in Istanbul or Izmir, but those who do relocate typically choose Nilüfer or coastal Mudanya for modern amenities and easier English-language services.
- Heating and insulation upgrades deliver the best return on investment for Bursa landlords because tenants are willing to pay more for lower utility bills during cold winters.
What are typical rents in Bursa as of 2026?
What's the average monthly rent for a studio in Bursa as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Bursa is around ₺6,750, which is approximately $190 USD or €175 EUR.
Most studio rentals in Bursa fall within a realistic range of ₺5,000 to ₺9,500 per month (roughly $140 to $270 USD or €130 to €250 EUR), depending on location and building quality.
The main factors that cause studio rents to vary in Bursa include the district (Nilüfer is pricier than Yıldırım), the age of the building, proximity to Uludağ University, and whether the unit is furnished or unfurnished.
What's the average monthly rent for a 1-bedroom in Bursa as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Bursa is around ₺10,600, which is approximately $300 USD or €280 EUR.
Most 1-bedroom rentals in Bursa fall within a realistic range of ₺8,000 to ₺14,500 per month (roughly $230 to $415 USD or €210 to €380 EUR), depending on the neighborhood and amenities.
For 1-bedroom apartments in Bursa, the cheapest rents are typically found in Yıldırım (around ₺153/m²), while the most expensive are in Nilüfer neighborhoods like Balat and Özlüce (around ₺218/m²).
What's the average monthly rent for a 2-bedroom in Bursa as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Bursa is around ₺16,400, which is approximately $470 USD or €430 EUR.
Most 2-bedroom rentals in Bursa fall within a realistic range of ₺12,000 to ₺23,500 per month (roughly $340 to $670 USD or €315 to €620 EUR), depending on location and building quality.
For 2-bedroom apartments in Bursa, the most affordable options are found in Yıldırım and older parts of Osmangazi, while premium prices are common in Nilüfer's Balat, Özlüce, and İhsaniye neighborhoods.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bursa.
What's the average rent per square meter in Bursa as of 2026?
As of early 2026, the average rent per square meter in Bursa is around ₺193/m² per month, which is approximately $5.50 USD or €5.10 EUR per square meter.
Rent per square meter in Bursa ranges from about ₺153/m² in more affordable districts like Yıldırım to around ₺218/m² in premium Nilüfer neighborhoods (roughly $4.40 to $6.20 USD or €4.00 to €5.70 EUR).
Compared to Istanbul, Bursa's rent per square meter is significantly lower, but Bursa is more expensive than smaller Anatolian cities, making it a mid-tier option within Turkey.
Properties in Bursa that command above-average rent per square meter typically feature newer earthquake-resilient construction, on-site security, covered parking, and location within Nilüfer's lifestyle-oriented districts.
How much have rents changed year-over-year in Bursa in 2026?
As of early 2026, rents in Bursa have increased by approximately 20% to 25% compared to January 2025.
The main factors driving rent increases in Bursa include persistent inflation across Turkey, strong demand in newer Nilüfer districts, and limited new housing supply in central areas.
This year's rent growth in Bursa is similar to the previous year's trend, as inflation continues to push nominal rents upward, though the pace has stabilized compared to the more volatile increases seen in 2023 and 2024.
What's the outlook for rent growth in Bursa in 2026?
As of early 2026, rent growth in Bursa is projected to range between 15% and 25% over the coming year, depending on how inflation evolves.
The key factors likely to influence rent growth in Bursa include the Central Bank of Turkey's inflation path, continued migration to the city for manufacturing jobs, and student demand around Uludağ University.
Within Bursa, neighborhoods like Nilüfer's Balat, Özlüce, and İhsaniye are expected to see the strongest rent growth due to newer housing stock and high demand from young professionals and families.
The main risks that could cause Bursa's rent growth to differ from projections include a sharper-than-expected economic slowdown, changes to Turkey's rent increase caps, or a significant rise in new housing construction.
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Which neighborhoods rent best in Bursa as of 2026?
Which neighborhoods have the highest rents in Bursa as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Bursa are Balat, Özlüce, and İhsaniye in Nilüfer district, along with Çekirge in Osmangazi, where rents often reach ₺25,000 to ₺35,000 per month ($715 to $1,000 USD or €660 to €920 EUR) for quality apartments.
These Bursa neighborhoods command premium rents because they offer newer earthquake-resilient buildings, modern site amenities like security and parking, proximity to cafes and shopping, and a reputation for being safe and well-maintained.
Tenants who rent in these high-rent Bursa neighborhoods are typically young professionals, relocating executives in the automotive sector, and families seeking quality schools and a comfortable lifestyle.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bursa.
Where do young professionals prefer to rent in Bursa right now?
Young professionals in Bursa tend to prefer renting in Ataevler, İhsaniye, and Özlüce within Nilüfer district, as well as central Osmangazi areas like Heykel and Setbaşı.
In these Bursa neighborhoods, young professionals typically pay between ₺12,000 and ₺18,000 per month ($340 to $515 USD or €315 to €475 EUR) for a modern 1-bedroom or compact 2-bedroom apartment.
These neighborhoods attract young professionals in Bursa because they offer modern apartment complexes, easy access to cafes and gyms, good parking options, and reasonable commute times to the city's business areas.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Bursa.
Where do families prefer to rent in Bursa right now?
Families in Bursa tend to prefer renting in Balat, Özlüce, and İhsaniye within Nilüfer district, as well as coastal areas in Mudanya like Güzelyalı.
In these Bursa neighborhoods, families typically pay between ₺18,000 and ₺30,000 per month ($515 to $855 USD or €475 to €790 EUR) for a 2-bedroom or 3-bedroom apartment in a quality complex.
These neighborhoods attract families in Bursa because they offer newer complexes with playgrounds and green spaces, perceived safety, larger apartment layouts, and convenient access to shopping centers.
Near these family-friendly Bursa neighborhoods, popular educational options include private schools in Nilüfer, international school programs, and well-regarded public schools that draw families seeking quality education.
Which areas near transit or universities rent faster in Bursa in 2026?
As of early 2026, the areas that rent fastest in Bursa are Görükle near Uludağ University, central Osmangazi near major bus corridors, and parts of Nilüfer with good transport links.
In these high-demand Bursa areas, properties typically stay listed for 30 to 40 days, which is noticeably faster than the city-wide average of about 50 to 55 days.
The rent premium for properties within walking distance of Uludağ University or central transit hubs in Bursa is typically ₺1,500 to ₺3,000 per month ($40 to $85 USD or €40 to €80 EUR) above comparable units farther away.
Which neighborhoods are most popular with expats in Bursa right now?
The neighborhoods most popular with expats in Bursa are Balat, Özlüce, and İhsaniye in Nilüfer, along with the coastal Mudanya area, particularly Güzelyalı.
Expats in these Bursa neighborhoods typically pay between ₺15,000 and ₺28,000 per month ($430 to $800 USD or €395 to €735 EUR) for a modern, well-equipped apartment.
These neighborhoods attract expats in Bursa because they offer newer housing stock, easier access to English-friendly services, modern amenities, and a more international atmosphere compared to older districts.
The expat communities in Bursa are smaller than in Istanbul or Izmir, but those present tend to include professionals from the automotive and manufacturing sectors, along with some retirees and lifestyle-oriented residents in Mudanya.
And if you are also an expat, you may want to read our exhaustive guide for expats in Bursa.
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Who rents, and what do tenants want in Bursa right now?
What tenant profiles dominate rentals in Bursa?
The three tenant profiles that dominate the rental market in Bursa are local households seeking affordability, young professionals choosing newer stock, and students concentrated around Uludağ University.
In Bursa, local households make up roughly 50% to 60% of the rental market, young professionals account for about 25% to 30%, and students represent approximately 15% to 20%, with some overlap between categories.
Local households in Bursa typically seek affordable 2-bedroom units in Yıldırım or Osmangazi, young professionals prefer modern 1-bedroom or 2-bedroom apartments in Nilüfer, and students look for furnished studios or shared units near Görükle.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Bursa.
Do tenants prefer furnished or unfurnished in Bursa?
In Bursa, approximately 70% to 75% of tenants prefer unfurnished rentals, while 25% to 30% prefer furnished units, with furnished demand concentrated in student areas and short-term relocations.
The typical rent premium for furnished apartments in Bursa is around ₺2,000 to ₺4,000 per month ($55 to $115 USD or €50 to €105 EUR) above comparable unfurnished units.
Tenant profiles that tend to prefer furnished rentals in Bursa include students near Uludağ University, short-term corporate relocations in the automotive sector, and expats who want a move-in-ready option.
Which amenities increase rent the most in Bursa?
The top five amenities that increase rent the most in Bursa are newer earthquake-resilient construction, on-site security with parking, elevator access, modern heating and insulation systems, and proximity to Nilüfer lifestyle hubs.
In Bursa, newer construction with earthquake compliance can add ₺2,000 to ₺4,000 per month, on-site security and parking adds ₺1,500 to ₺3,000, elevator access adds ₺1,000 to ₺2,000, efficient heating adds ₺1,000 to ₺2,500, and Nilüfer location premiums add ₺2,000 to ₺5,000 ($55 to $145 USD or €50 to €130 EUR per amenity).
In our property pack covering the real estate market in Bursa, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Bursa?
The top five renovations that get the best ROI for rental properties in Bursa are heating and insulation upgrades, kitchen refreshes, bathroom modernization, lighting and paint improvements, and flooring replacement.
In Bursa, heating and insulation upgrades cost ₺15,000 to ₺40,000 ($430 to $1,140 USD) and can increase rent by ₺1,500 to ₺2,500 monthly; kitchen refreshes cost ₺10,000 to ₺25,000 ($285 to $715 USD) for ₺1,000 to ₺2,000 monthly increase; bathroom modernization costs ₺8,000 to ₺20,000 ($230 to $570 USD) for ₺800 to ₺1,500 monthly increase; lighting and paint cost ₺5,000 to ₺12,000 ($145 to $340 USD) for ₺500 to ₺1,000 monthly increase; and flooring costs ₺10,000 to ₺20,000 ($285 to $570 USD) for ₺700 to ₺1,200 monthly increase.
Renovations that tend to have poor ROI in Bursa include luxury upgrades like jacuzzis or high-end imported fixtures, which rarely translate into proportionally higher rent in a price-sensitive market.
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How strong is rental demand in Bursa as of 2026?
What's the vacancy rate for rentals in Bursa as of 2026?
As of early 2026, the estimated frictional vacancy rate for rental properties in Bursa is approximately 8% to 12%, representing the typical time between tenants and marketing periods.
Vacancy rates across Bursa neighborhoods range from around 6% to 8% in high-demand areas like Nilüfer's Balat and Görükle, to 12% to 15% in older stock within Yıldırım or peripheral Osmangazi areas.
The current vacancy rate in Bursa is roughly in line with historical averages, as steady population growth and limited new supply have kept demand relatively stable despite economic fluctuations.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bursa.
How many days do rentals stay listed in Bursa as of 2026?
As of early 2026, rentals in Bursa stay listed for an average of 50 to 55 days before finding a tenant.
Days on market in Bursa range from about 30 to 40 days for well-priced units in Nilüfer and near Uludağ University, to 60 to 75 days for older or overpriced properties in less desirable locations.
The current days-on-market figure in Bursa is similar to one year ago, as demand remains steady and the market has not seen dramatic shifts in either supply or tenant activity.
Which months have peak tenant demand in Bursa?
Peak months for tenant demand in Bursa are late summer through early fall (August to October) and spring (March to May), when most moves and lease renewals occur.
The August to October peak in Bursa is driven by university students returning to Görükle, job relocations aligning with the fiscal year, and families wanting to settle before the school year starts.
The months with the lowest tenant demand in Bursa are typically mid-winter (December to February), when cold weather, holidays, and fewer job changes slow down the rental market.
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What will my monthly costs be in Bursa as of 2026?
What property taxes should landlords expect in Bursa as of 2026?
As of early 2026, landlords in Bursa should expect to pay approximately 0.2% of the municipality-assessed property value annually in property tax, which works out to around ₺3,000 to ₺5,000 per year ($85 to $145 USD or €80 to €130 EUR) for a typical apartment.
Property taxes in Bursa range from about ₺2,000 per year for modest apartments in Yıldırım to ₺8,000 or more for larger, higher-value properties in Nilüfer ($55 to $230 USD or €50 to €210 EUR).
Property taxes in Bursa are calculated based on the municipality's assessed value of the property, with a rate of 0.2% for residential properties in metropolitan municipalities like Bursa, paid in two annual installments.
Please note that, in our property pack covering the real estate market in Bursa, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Bursa right now?
A realistic annual maintenance budget for a typical rental property in Bursa is around ₺2,500 to ₺5,000 per year ($70 to $145 USD or €65 to €130 EUR) for routine repairs, plus building dues if applicable.
Maintenance costs in Bursa range from about ₺2,000 per year for newer buildings with minimal issues to ₺10,000 or more for older properties requiring frequent repairs ($55 to $285 USD or €50 to €265 EUR).
Most landlords in Bursa set aside approximately 1% of annual rental income for maintenance, which for a ₺22,000/month rental would be around ₺2,500 to ₺3,000 per year under normal circumstances.
What utilities do landlords often pay in Bursa right now?
In most Bursa rentals, landlords do not directly pay utilities, as tenants are typically responsible for electricity, water, natural gas, and internet.
When landlords do cover utilities in Bursa (mainly in furnished or premium rentals), monthly costs run approximately ₺1,500 to ₺3,000 for electricity and gas combined ($40 to $85 USD or €40 to €80 EUR), plus ₺200 to ₺400 for water ($5 to $10 USD).
The common practice in Bursa is for tenants to pay all utilities directly, while building management fees (aidat) of ₺500 to ₺2,000 per month are sometimes paid by landlords in higher-end complexes to keep the rental attractive.
How is rental income taxed in Bursa as of 2026?
As of early 2026, rental income in Bursa is subject to Turkey's personal income tax, but residential landlords benefit from an exemption threshold of around ₺47,000 per year (approximately $1,340 USD or €1,235 EUR), below which no tax is owed.
Landlords in Bursa can claim deductions against rental income by choosing either actual documented expenses (repairs, management fees, depreciation) or a simpler lump-sum expense method that reduces paperwork.
A common tax mistake specific to Bursa landlords is failing to declare rental income properly when earning above the exemption threshold, or not keeping receipts for deductible expenses, which can lead to penalties during tax audits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Bursa.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bursa, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Endeksa | Endeksa is a well-known Turkish real estate analytics platform that publishes transparent, regularly updated local metrics. | We used it as the backbone for Bursa's rent per m², average rent, district ranking, and days on market. We then adjusted November 2025 values to January 2026 with a simple, clearly stated extrapolation. |
| OECD Housing Prices | The OECD is an international organization and its housing indicators are widely cited and methodologically documented. | We used it to anchor the national rent inflation context behind Bursa's market. We cross-checked the direction and magnitude of rent growth versus local Bursa portal data. |
| Global Property Guide | Global Property Guide is a long-running housing data publisher and it clearly attributes its Turkey series to the OECD. | We used it to sanity-check whether Bursa's local YoY changes make sense relative to Turkey-wide rent inflation patterns. We relied on Bursa-local levels from Endeksa and used this only for national triangulation. |
| CBRT Inflation Report (Akbank) | This document summarizes CBRT's official Inflation Report forecasts, which are the key macro driver of rent dynamics in Turkey. | We used it to frame a 2026 rent growth outlook since inflation strongly influences rent resets. We cross-referenced it with more recent reporting that CBRT later revised its 2026 forecast. |
| Reuters | Reuters is a top-tier global newsroom and is careful about quoting official statements from central banks. | We used it to update the macro view when CBRT raised its end-2026 inflation forecast. We then reflected that in the 2026 outlook range instead of using older forecast points alone. |
| GİB (Turkish Revenue Administration) | GİB is the official tax authority in Turkey, so it's the source of truth for rental income rules and thresholds. | We used it to describe how rental income is taxed and the residential rental income exemption levels. We translated it into plain-language steps for non-professionals. |
| Bursa Defterdarlığı (GİB) | It's an official government tax site localized for Bursa that summarizes property tax basics and payment timing. | We used it to support the property tax section explaining what it is, where it's paid, and when it's paid. We paired it with the law text and municipal guide for the actual rate structure. |
| Emlak Vergisi Kanunu (Law 1319) | This is the official legal text repository, making it the highest-authority source for Turkey's property tax framework. | We used it as the legal anchor behind the property tax explanation. We then summarized the practical rates using a municipal guide that's easier to read. |
| TBB Property Tax Guide | TBB is the national umbrella body for Turkish municipalities and publishes practical guidance aligned with the law. | We used it to explain how property tax is assessed and paid in normal, human language. We cross-checked the core logic against GİB pages and the law text. |
| Ministry of Treasury & Finance CPI Bulletin | It's an official ministry publication that reproduces the TURKSTAT CPI release figures. | We used it to confirm the 12-month average CPI concept that feeds Turkey's rent increase cap logic. We used it for context only since Bursa rent levels come from Bursa-specific data. |
| CBRT Statistics Page | CBRT is Turkey's central bank and this page consolidates official inflation references used by markets. | We used it to keep inflation terminology consistent with official publications. We used it only to support the macro explanation of why rents move. |
| Sahibinden | Sahibinden is one of Turkey's biggest property marketplaces and reflects live listing supply. | We used it qualitatively to confirm Bursa has deep listing volume and to sanity-check time-to-rent assumptions. We did not treat asking prices there as an official average without an index methodology like Endeksa's. |
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