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We constantly update this blog post so buyers can follow Bursa rents in 2026 with fresh and practical numbers.
Bursa is a large, local-demand rental market, with strong demand from families, students, industrial workers and young professionals.
That means Bursa apartment rents in 2026 are not only about the city average, because Nilüfer, Mudanya, Osmangazi and Görükle behave very differently.
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.
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 2026, the average monthly rent for a studio in Bursa is about ₺12,000, which is around $300 or €260 using simple June 2026 exchange-rate rounding.
For most studio apartments in Bursa in 2026, a realistic rent range is about ₺8,000-₺17,000 per month, or roughly $200-$425 and €175-€370.
The cheapest Bursa studios are usually in older parts of Yıldırım, Gürsu and Osmangazi, while furnished studios near Görükle, Uludağ Üniversitesi, Odunluk and central Nilüfer cost more because students and young workers compete for them.
We adjusted studio rents upward in Nilüfer because small furnished units usually rent above the citywide Bursa average.
We also used our own Bursa rental checks to avoid relying on one portal alone.
What's the average monthly rent for a 1-bedroom in Bursa as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Bursa is about ₺17,000, which is around $425 or €370.
For most 1-bedroom apartments in Bursa in 2026, a realistic monthly range is about ₺15,000-₺19,000, or roughly $375-$475 and €325-€415.
Cheaper Bursa 1-bedroom rents are usually found in Yıldırım, Gürsu and older Osmangazi, while the highest 1-bedroom rents are usually in Odunluk, Ataevler, Beşevler, Özlüce, Balat and Görükle.
We started from Bursa’s full-market rent average, then adjusted downward because 1-bedroom units are smaller than family apartments.
We checked the result against our own Bursa neighborhood rent hierarchy.
What's the average monthly rent for a 2-bedroom in Bursa as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Bursa is about ₺23,500, which is around $590 or €510.
For most 2-bedroom apartments in Bursa in 2026, a realistic monthly rent range is about ₺16,000-₺35,000, or roughly $400-$875 and €350-€760.
The cheaper Bursa 2-bedroom rents are usually in Yıldırım, Gürsu and older Osmangazi, while the most expensive 2-bedroom rents are usually in Odunluk, Balat, Özlüce, Ataevler, Bademli and Mudanya’s Güzelyalı area.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bursa.
We treated 2-bedroom apartments as the core Bursa family-rental product.
We then adjusted ranges by district, building age, metro access and our own market observations.
What's the average rent per square meter in Bursa as of 2026?
As of 2026, the average residential rent in Bursa is about ₺160 per square meter per month, which is around $4.00 or €3.50 per square meter.
Across Bursa neighborhoods in 2026, most rents sit between about ₺120 and ₺230 per square meter, or roughly $3.00-$5.75 and €2.60-€5.00 per square meter.
Bursa rent per square meter is generally below Istanbul and many prime coastal markets, but Bursa is more expensive than many smaller inland Turkish cities because Nilüfer and Mudanya lift the city average.
In Bursa, newer buildings, metro access, parking, site security, good insulation, natural gas heating and furnished small-unit layouts usually push rent per square meter above the city average.
We rounded the Bursa average upward because investor-grade apartments are usually cleaner than the whole listing stock.
We also compared Bursa’s local rent pattern with our Turkey city benchmarks.
How much have rents changed year-over-year in Bursa in 2026?
As of 2026, average rents in Bursa are up about 20%-25% year-over-year for new residential listings.
This Bursa rent increase is mainly driven by high inflation, strong local population demand, student demand around Görükle, and higher rents in Nilüfer and Mudanya.
Compared with 2025, Bursa rent growth in 2026 looks slower and more selective, because affordability pressure is limiting how much landlords can raise rents in older and lower-income areas.
We used portal rent growth for Bursa, then checked it against inflation and housing-price pressure.
We kept the estimate conservative because asking rents can be higher than signed rents.
What's the outlook for rent growth in Bursa in 2026?
As of 2026, Bursa rents are likely to rise another 8%-12% during the rest of the year, with full-year growth around 18%-25%.
The main forces behind Bursa rent growth are Türkiye’s high nominal inflation, Bursa’s large local population, student demand, industrial employment and the limited supply of good modern rentals.
The strongest Bursa rent growth is expected in Nilüfer, Görükle, Özlüce, Odunluk, Ataevler and Mudanya, because these areas combine tenant demand with better housing stock.
The main risk is affordability, because older apartments in Yıldırım, Gürsu and parts of Osmangazi may sit longer if landlords price them like Nilüfer apartments.
We treated official housing-price data as context, not as direct rent data.
We then used our own Bursa district scoring to estimate where growth should be strongest.
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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 2026, the top high-rent Bursa areas are Odunluk, Özlüce and Balat, where many good apartments rent around ₺27,000-₺35,000 per month, or about $675-$875 and €585-€760.
These Bursa neighborhoods command premium rents because they offer newer buildings, malls, hospitals, cafés, offices, parking, better site amenities and easy access to Nilüfer’s strongest lifestyle zones.
The usual tenants in these high-rent Bursa neighborhoods are young professionals, doctors, managers, foreign families and local families who want modern housing without leaving the city.
By the way, we’ve written a blog article detailing Sources and methodology: we compared Emlakjet district rents, Endeksa and KiraMetre.
We mapped district rent premiums to the best-known Bursa neighborhoods inside Nilüfer and Mudanya.
We also used our internal Bursa area notes to separate expensive from genuinely liquid.
Where do young professionals prefer to rent in Bursa right now?
The top Bursa neighborhoods for young professionals are Odunluk, Ataevler and Beşevler, with Özlüce, Balat and Konak also very relevant.
Young professionals in these Bursa neighborhoods usually pay about ₺18,000-₺30,000 per month, or roughly $450-$750 and €390-€650, depending on size and furniture.
Young professionals like these Bursa areas because they offer cafés, malls, metro access, office access, newer apartments, parking and a more modern daily lifestyle than much of the old city.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Bursa.
We treated rent premiums and transit access as signals of young professional demand.
We then checked those signals against our own Bursa neighborhood demand map.
Where do families prefer to rent in Bursa right now?
The top Bursa neighborhoods for families are Özlüce, Balat and Bademli, with Ataevler, Beşevler, Ertuğrul and Güzelyalı also strong choices.
Families renting 2-3 bedroom apartments in these Bursa neighborhoods usually pay about ₺24,000-₺45,000 per month, or roughly $600-$1,125 and €520-€980.
Families like these Bursa neighborhoods because they offer larger apartments, parking, calmer streets, newer buildings, green space, shopping, schools and easier daily routines.
Good educational options near these family-friendly Bursa areas include Bursa Uludağ University in the wider Nilüfer corridor, private schools around Nilüfer, and established school clusters in Ataevler, Özlüce and Beşevler.
We used 2-bedroom and 3-bedroom demand logic because families rarely rent true studios in Bursa.
We also used our own Bursa family-area scoring for schools, parking and daily convenience.
Which areas near transit or universities rent faster in Bursa in 2026?
As of 2026, the fastest-renting Bursa areas near transit or universities are Görükle, Uludağ Üniversitesi and Ataevler, with Beşevler, Acemler and Kükürtlü close behind.
In these high-demand Bursa areas, well-priced rentals usually stay listed for about 20-35 days, while overpriced or older units can still take longer.
A Bursa apartment within walking distance of BursaRay or Uludağ University can often earn a premium of about ₺2,000-₺5,000 per month, or roughly $50-$125 and €45-€110.
We estimated days-on-market from listing depth, vacancy assumptions and tenant-demand signals.
We checked the results against our own Bursa rental-speed observations.
Which neighborhoods are most popular with expats in Bursa right now?
The Bursa neighborhoods most popular with expats are Odunluk, Özlüce and Güzelyalı, with Balat, Ataevler, Beşevler, Bademli and central Mudanya also common choices.
Expats renting in these Bursa neighborhoods usually pay about ₺22,000-₺40,000 per month, or roughly $550-$1,000 and €480-€870.
Expats like these Bursa areas because they feel easier to navigate, have newer apartments, better amenities, more parking, stronger lifestyle appeal and access to services.
In Bursa, foreign tenants are usually a mix of Middle Eastern families, other regional foreign residents, international students and professionals who want a calmer and cheaper alternative to Istanbul.
And if you are also an expat, you may want to read our Sources and methodology: we compared Emlakjet, Endeksa and TURKSTAT population data.
We used premium-rent areas as a proxy for comfort, services and expat suitability.
We also used our own Bursa foreign-tenant notes to avoid overstating the expat market.
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Who rents, and what do tenants want in Bursa right now?
What tenant profiles dominate rentals in Bursa?
The top three tenant profiles in Bursa are local working families, young professionals and students around Görükle and Uludağ Üniversitesi.
As a planning estimate, local families represent about 45% of Bursa rental demand, young professionals about 25%, students about 15%, and other groups about 15%.
Families usually look for 2-bedroom and 3-bedroom apartments, young professionals look for modern 1-bedroom and 2-bedroom units, and Bursa students look for furnished studios, 1-bedroom units and shared apartments.
If you want to optimize your cashflow, you can read our Sources and methodology: we used TURKSTAT population data, Bursa Uludağ University and Emlakjet listings.
We inferred tenant shares from Bursa’s population base, university size and neighborhood rent patterns.
We also used our own demand segmentation for Bursa investor-grade apartments.
Do tenants prefer furnished or unfurnished in Bursa?
In Bursa, about 65%-70% of tenants prefer unfurnished rentals, while about 30%-35% prefer furnished or semi-furnished apartments.
A furnished Bursa apartment can usually rent for about ₺2,000-₺5,000 more per month than a similar unfurnished one, or roughly $50-$125 and €45-€110.
Furnished rentals in Bursa are most popular with students in Görükle, young professionals in Nilüfer, healthcare workers, short-stay professionals and expats who do not want to buy furniture.
We used furnished small-unit premiums mostly around Nilüfer and Görükle.
We then checked those premiums against our own Bursa tenant-profile analysis.
Which amenities increase rent the most in Bursa?
The five amenities that increase Bursa rent the most are newer earthquake-conscious construction, covered parking, site security, natural gas combi heating and a clean furnished setup.
In Bursa, each of these strong amenities can add about ₺1,000-₺5,000 per month, or roughly $25-$125 and €20-€110, depending on the neighborhood and apartment size.
In our property pack covering the real estate market in Bursa, we cover what are the best investments a landlord can make.
We compared rent differences between older basic units and modern Bursa apartments with stronger features.
We also used our own landlord ROI notes for Bursa rentals.
What renovations get the best ROI for rentals in Bursa?
The five best ROI renovations for Bursa rentals are repainting, modern lighting, kitchen refresh, bathroom refresh and adding air conditioning or appliances for furnished units.
In Bursa, these practical renovations often cost about ₺150,000-₺300,000 in total, or roughly $3,750-$7,500 and €3,260-€6,520, and can add about ₺2,000-₺6,000 per month in rent if the location is good.
Luxury finishes, imported designer furniture, expensive marble, oversized smart-home systems and full rebuilds usually have poor ROI in Bursa because most tenants are still price-sensitive.
We estimated ROI from the rent gap between tired apartments and clean ready-to-move Bursa units.
We also used our own renovation-cost checks for practical landlord budgets.
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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 2026, the realistic vacancy rate for long-term rentals in Bursa is about 6%-9% per year for a well-priced apartment.
Across Bursa neighborhoods, vacancy is usually around 4%-7% for good units in Nilüfer, Görükle and transit-linked areas, but closer to 10%-14% for overpriced or older units in weaker locations.
Compared with Bursa’s normal historical pattern, vacancy risk looks a little higher in 2026 because more landlords are testing high asking rents while tenants are more price-sensitive.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bursa.
We used vacancy ranges because Türkiye does not publish a clean official Bursa rental vacancy rate.
We also checked the result against our own Bursa leasing-risk framework.
How many days do rentals stay listed in Bursa as of 2026?
As of 2026, a normal Bursa rental usually stays listed for about 25-40 days before finding a tenant.
The realistic Bursa range is about 20-30 days for furnished 1-bedroom units in Görükle and clean 2-bedroom units near BursaRay, and about 45-75 days for overpriced older apartments.
Compared with one year ago, Bursa rentals appear to take slightly longer to lease in 2026 because affordability is tighter and tenants compare more listings before committing.
We estimated listing time from vacancy assumptions, listing depth and rent-growth cooling.
We also used our own Bursa rental-speed notes for district-level adjustments.
Which months have peak tenant demand in Bursa?
The strongest tenant-demand months in Bursa are August, September and October, with a smaller second peak in January and February.
This Bursa seasonality is driven by Uludağ University intake, school-year planning, job changes, family moves and workers relocating around Nilüfer, Osmangazi and industrial zones.
The quietest months for Bursa rentals are usually late November, December and parts of early summer, when fewer families and students want to move.
We linked rental seasonality to student intake, school timing and Bursa’s job-move cycle.
We also used our own seasonal leasing assumptions for Bursa landlord planning.
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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 2026, a normal Bursa apartment landlord should expect annual property tax of roughly ₺3,000-₺10,000, or about $75-$250 and €65-€220.
The realistic Bursa property-tax range can be lower for older low-assessed apartments and higher for valuable Nilüfer or Mudanya homes, but most normal apartments remain far below luxury-tax levels.
Property tax in Bursa is based on the municipal assessed value, and residential property in a metropolitan municipality like Bursa is generally taxed at 0.2% per year.
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.
We used legal rates, then translated them into practical Bursa landlord amounts.
We also separated normal apartments from high-value homes, which need special checks.
What utilities do landlords often pay in Bursa right now?
In Bursa long-term rentals, landlords most often pay property tax, compulsory earthquake insurance, building insurance if chosen, major repairs and sometimes site dues between tenants.
Typical landlord-paid monthly holding costs in Bursa can be about ₺500-₺1,500 for averaged insurance and taxes, plus unpaid site dues or repairs when the apartment is vacant, equal to about $13-$38 and €11-€33.
The common Bursa practice is simple: tenants usually pay electricity, water, natural gas, internet and regular monthly site dues, while landlords pay ownership costs and major repairs.
We separated tenant utilities from landlord holding costs because Bursa leases usually pass daily utilities to tenants.
We also used our own cost model for vacant-month and maintenance buffers.
How is rental income taxed in Bursa as of 2026?
As of 2026, rental income in Bursa is taxed in Türkiye as real estate capital income, with the 2026 residential rental exemption set at ₺58,000 per year.
Bursa landlords can usually deduct expenses by using either the lump-sum expense method or actual expenses, depending on eligibility and the documents the landlord keeps.
Common Bursa landlord tax mistakes include ignoring rent received in cash, confusing tenant-paid site dues with taxable rent, forgetting the annual declaration, and assuming Bursa has a separate local rent tax.
We cover these mistakes, among others, in our Sources and methodology: we used GİB Rental Income Guide, GİB tax law resources and TURKSTAT inflation context.
We treated taxation as national Turkish tax treatment, not a Bursa-only tax.
We also used our own investor checklist to highlight common reporting mistakes.
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 this source matters | How we used it for Bursa rents |
|---|---|---|
| TURKSTAT / TÜİK Data Portal | It is Türkiye’s official statistics agency, so it is the best base for national inflation and demographic context. | We used it to understand the inflation backdrop behind Bursa rent changes. We also used it to avoid treating private listing data as the whole market. |
| TURKSTAT main statistics page | It publishes official CPI, population and housing-related statistics for Türkiye. | We used it for the May 2026 CPI context, including annual inflation near 32.6%. We compared Bursa rent growth with this wider inflation pressure. |
| CBRT Residential Property Price Index | It is published by Türkiye’s central bank and is the official housing-price index source. | We used it to frame Bursa rents within the national housing cycle. We did not use it as direct rental data. |
| CBRT May 2026 RPPI PDF | It is the official May 2026 housing-price bulletin from the Turkish central bank. | We used it to understand nominal house-price momentum in 2026. We used it as market context for the Bursa rent outlook. |
| Emlakjet Bursa rental listings | It is a major Turkish property portal with live rental listing depth. | We used it for Bursa asking-rent averages and district rent signals. We down-weighted extreme listings and compared the results with other sources. |
| Emlakjet Bursa apartment rentals | It focuses on apartment rentals, which matches the residential property scope of this article. | We used it to check apartment-only rent levels in Bursa. We used its rent per square meter as a main June 2026 listing benchmark. |
| Endeksa Bursa rental index | It is a recognized Turkish property analytics platform with district-level rental data. | We used it as a second benchmark for Bursa rent per square meter. We also used it to validate Nilüfer, Mudanya and Osmangazi positioning. |
| KiraMetre Bursa rent index | It reports Bursa rents from tenant records, so it helps balance portal asking rents. | We used it as a reality check against listing portals. We treated its lower city average as closer to occupied-market or median-style rent. |
| Emlakverisi Bursa analytics | It provides Bursa rental and investment analytics at city and district level. | We used it to cross-check Bursa’s May 2026 average rent. We treated it as a secondary private-sector benchmark. |
| Bursa Uludağ University statistics | It is the university’s own official statistics page. | We used its active student count to explain demand around Görükle and the university corridor. We linked this demand to furnished small-unit rentals. |
| TURKSTAT Population Statistics Portal | It is TÜİK’s official population statistics portal. | We used it to understand Bursa’s demographic demand base. We paired it with university and listing data to interpret tenant depth. |
| GİB Rental Income Guide | It comes from Türkiye’s Revenue Administration, so it is the right source for rental-income tax rules. | We used it to explain rental-income taxation in Türkiye. We translated the rules into simple guidance for Bursa landlords. |
| GİB Real Estate Tax Law No. 1319 | It is the official Turkish legal source for property tax. | We used it for the annual property-tax structure. We converted the legal rules into a simple landlord cost estimate for Bursa. |
| Official Gazette Real Estate Tax Communiqué No. 88 | It is the official legal publication for 2026 high-value residential tax thresholds. | We used it to flag that luxury-property tax only matters above high statutory thresholds. We excluded it from normal Bursa apartment cost estimates. |
| BURULAŞ | It is Bursa’s official public transport operator. | We used it to understand transit-linked rental demand in Bursa. We compared transport logic with rent premiums near BursaRay and key corridors. |
| Bursa Hakimiyet local reporting | It is local Bursa reporting, so it helps identify market issues that official datasets may not show quickly. | We used it as a signal that empty rental units were increasing in Bursa in 2026. We treated it as local context, not as a full vacancy dataset. |
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