Real Estate in Bursa

🇹🇷 Bursa property for sale: apartments, villas, land and market prices in Bursa, Turkey

Bursa sits where the Marmara meets Uludağ, offering buyers a mix of coastal life, industrial strength and mountain access that is rare in a single Turkish province. The city’s population exceeds 3 million residents, and its transport links make it a logical alternative to Istanbul for buyers seeking value, infrastructure and steady rental demand. This page explains what to expect when you want to buy property in Bursa, how the market works, and which buyer profiles suit which districts.

🗺️ Geography, transport and infrastructure in Bursa

Bursa is located on the southern coast of the Sea of Marmara, roughly 150 kilometres by road from central Istanbul via the Osmangazi (Gebze–Orhangazi–İzmir) motorway, which shortened commute and cargo times between the two cities. The city has a multimodal network: the Bursaray metro/light rail, tram lines, extensive intercity bus connections and sea ferries operating from Mudanya to Istanbul and coastal towns.
Bursa Yenişehir Airport serves regional and some domestic flights, while major international connections are typically through Istanbul’s airports and road links. The city’s logistics capacity is strengthened by several Organized Industrial Zones (OSB) around Nilüfer, İnegöl and Gemlik, supporting freight flows and employer-driven housing demand.
Bursa’s social infrastructure includes Uludağ University (one of Turkey’s largest campuses), Bursa Technical University, multiple state and private hospitals including the Bursa City Hospital complex and private chains such as Medical Park and Acıbadem footprint. The combination of universities, hospitals and industrial employers underpins long-term urban services and demand for housing.

💶 Economy and investment potential in Bursa

Bursa is an industrial powerhouse with a strong manufacturing base—automotive, textiles, machinery and furniture are major clusters. The city hosts global automotive plants such as TOFAŞ (Fiat) and substantial operations from suppliers and OEMs. Exports from Bursa province typically rank among the top Turkish provinces, with annual export values commonly in the multi-billion dollar range driven by automotive and textile sectors.
Bursa’s employment mix supports both blue-collar and professional incomes; the industrial sector and large-scale manufacturing mean stable payrolls and internal migration from Anatolia to the city. Tourism also contributes: Uludağ ski resort attracts winter visitors, while coastal towns like Mudanya see strong summer domestic tourism.
Bursa attracts local and international investors looking for steady yields and lower entry prices than Istanbul. The balanced economy reduces vacancy risk for rental apartments, while tourism niches (Uludağ, Mudanya, Gemlik) make seasonal short-term lets feasible.

💶 Property prices in Bursa by category and area

Bursa property prices vary by district, proximity to infrastructure and property type. Expect a broad range from affordable semi-central apartments to premium villas by the coast or on Uludağ slopes. Typical ranges (indicative, market-dependent):

• Apartments in central districts (Osmangazi, Yıldırım): €600–€1,200 per m².
• Mid-range new builds in Nilüfer and Kestel: €900–€1,600 per m².
• Coastal and resort properties (Mudanya, Gemlik): €1,100–€2,200 per m² for sea-view apartments and detached houses.
• Luxury villas and Uludağ chalets: €2,000+ per m² depending on slope and view.
• Secondary market property in industrial towns (İnegöl, Orhangazi): lower entry points, often €400–€900 per m².
  Bursa market dynamics show steady domestic demand, periodic spikes in new-build sales when developers offer payment plans, and seasonal demand peaks for Uludağ and coastal short-term rentals. Gross rental yields commonly range 4–7% for long-term lets, while successful short-term properties can reach 8–12% in peak months.

🎯 Best areas in Bursa to buy property by buyer objective

Nilüfer

• Nilüfer is the modern, green suburban district popular with families and professionals because of shopping centers (Forum Bursa, Bursa Korupark nearby), quality schools and proximity to Uludağ University campuses.
• Nilüfer typically commands higher per-square-metre prices and attracts buyers looking for long-term family residence and steady mid-range rental returns.
• New-build complexes with amenities, playgrounds and security are common here.

Osmangazi and Yıldırım

• Osmangazi and Yıldırım form the historic and commercial heart of Bursa, with dense apartment stock, easy access to markets, municipal services and mass transit.
• Osmangazi suits investors targeting student and worker rentals because of proximity to universities and industrial employers.
• Yıldırım provides lower entry prices and good yields for budget-conscious investors.

Mudanya and Gemlik

• Mudanya and Gemlik are coastal districts offering seaside apartments, summer rentals and marina access.
• Gemlik benefits from port and industrial activity, attracting buyers needing proximity to logistics and export hubs.
• Mudanya is a classic second-home market for Istanbul residents seeking weekend or summer properties.

İnegöl, Kestel, Karacabey

• İnegöl is known for the furniture industry and stable local demand; apartments here are affordable with reliable rental markets.
• Kestel and Karacabey offer rural-to-urban transition options and larger land parcels for development or agricultural-investment mixes.
• Orhangazi and Yenişehir can suit buyers looking at industrial proximity or lower-cost land.

🏗️ Major developers and projects in Bursa

National government-backed entities such as TOKİ and Emlak Konut have delivered mass housing and mixed-use developments in Bursa, improving supply and infrastructure in expanding districts.
Several national developers operate regionally and launch new-build property in Bursa’s growth corridors and Nilüfer suburbs; these projects commonly feature integrated amenities, playgrounds, fitness and underground parking.
Local contracting firms and regional housebuilders also deliver smaller gated communities, seaside complexes in Mudanya and mid-rise blocks in Osmangazi — buyers should verify project completion records and title status before contracting.

🏦 Mortgages and installment plans for property in Bursa

Foreign buyers can obtain mortgages in Turkey for foreigners, with terms and LTV ratios depending on the bank and the buyer’s documentation. Typical down payment requirements for non-residents range from 20–40% of the property price, with loan terms up to 10–20 years depending on the currency of loan and borrower profile.
Interest rates vary by bank and loan currency; buyers often compare Turkish lira and foreign-currency lending options to match income and currency exposure. Developers frequently offer interest-free installment plans for new build property in Bursa, sometimes requiring 25–40% initial deposit and staged payments until title delivery.
Mortgage pre-approval and comparing offers from Turkish banks (Ziraat, İşbank, Garanti BBVA, Akbank) is advisable — many lenders now provide services in English and have products tailored to foreigners.

🧾 Property purchase process in Bursa step-by-step

Engagement and selection

• Search with local agents or developers, visit properties, check neighbourhoods and planned infrastructure (metro extensions, new highways).
  Reservation and preliminary agreement
• Obtain a tax identification number, open a Turkish bank account if needed, and sign a reservation or promissory contract with deposit.
  Due diligence and title check
• Verify TAPU (title deed) status, any encumbrances, utility liens and building permits at the Land Registry and municipal planning office. Developers should provide project permits and occupancy certificates.
  Completion and registration
• Pay the balance, arrange notarised contracts if a mortgage is used, and register the TAPU at the Land Registry. Buyers pay the title deed transfer tax (commonly 4% of declared value) and cover notary and agency fees as agreed. Earthquake insurance (DASK) is mandatory for all properties.

⚖️ Legal aspects, residence permits and citizenship by investment in Bursa

Buying property in Bursa grants eligibility for Turkish residence permit by real estate investment in Bursa, allowing foreign buyers to apply for a short-term residence permit linked to property ownership. The residence permit application process requires property documentation, insurance, tax number and biometric application at migration offices.
Citizenship by investment is available under Turkish law for property acquisition meeting the minimum investment threshold. The commonly cited threshold for citizenship via property is USD 400,000, with conditions including a minimum hold period (commonly 3 years) during which the property cannot be sold. Meeting criteria does not happen automatically; applicants must follow legal procedures and present notarised documents and bank transfer proofs.
Legal checks, TAPU verification, and using a qualified lawyer or licensed agent are essential steps to avoid pitfalls and to ensure smooth processing of residence permit through property purchase in Bursa and any citizenship by real estate investment in Bursa application.

🎯 Investment advantages and buyer scenarios for Bursa

Living and family residence

• Nilüfer and Osmangazi are best for families needing schools, parks and hospitals; apartments and duplexes close to universities or business districts support long-term stability.
  Rental income and long-term investment
• Osmangazi, Yıldırım and university corridors generate consistent long-term rental demand—ideal for buy-to-let models targeting students, factory workers and local employees. Expected gross yields typically sit around 4–7% depending on property quality.
  Short-term and seasonal investment
• Uludağ chalets and Mudanya sea-view apartments suit short-term holiday rentals with peak-season revenues that can significantly exceed long-term yields. Seasonal management and higher turnover are required.
  Premium and relocation buyers
• Mudanya coast, Gemlik bays and selected Nilüfer compounds offer premium residential options for relocation buyers and second-home purchasers from Istanbul and abroad. Developers targeting premium buyers include government-backed projects and regional luxury builders.
  Remote work and second homes
• Nilüfer and Mudanya provide fast internet, coworking options and weekend connectivity to Istanbul, making Bursa attractive for remote workers seeking lower living costs and quality of life.
  Industrial-linked buyers and land investors
• İnegöl, Gemlik and Organized Industrial Zones attract investors seeking rental demand from factory workers and corporate housing or purchasing land for light-industry development.

Bursa combines industrial productivity, university-driven demand and tourism niches that suit a wide range of buyer profiles: families seeking green suburbs, investors chasing stable yields, holiday buyers targeting coastal apartments and developers offering new build property in Bursa with installment plan options. If you plan to buy property in Bursa, consider district-specific dynamics, confirm legal title and permits, compare financing both with Turkish banks and developer offers, and assess whether the purchase is for residence permit through property purchase in Bursa or for the higher threshold route that enables citizenship by real estate investment in Bursa.