Apartments for sale in Bursa to live in and invest
The most interesting apartments on sale now, from a one-bedroom in Yildirim to a three-bedroom for residence in Nilufer, price per m² and yield by district, costs on top of the price and what the purchase gives for status.
In 2026 a square metre of housing in Bursa costs $740 (36,900 lira) on average by the asking price index, by district from $590 in Gemlik to $890 in Nilufer and Mudanya. Long-term letting brings 7.2% a year before tax. A one-bedroom in Yildirim costs $24,000, a purchase from $200,000 gives a residence permit, and from $400,000 citizenship.
Below are the most interesting offers on sale now, price per m² and rental yield by district, and all the costs on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
Which apartments are for sale in Bursa
The most interesting apartments from $24,000 to $212,000 with title to a separate apartment: in the older neighbourhoods of Yildirim, in Nilufer near the university and in seaside Mudanya. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 75 m² one-bedroom near bus and minibus stops
$24,000
A one-bedroom apartment on the 2nd floor of a four-storey building in the Namazgah neighbourhood, in central Yildirim: a wide entrance hall, heating by gas stoves. The building is over 30 years old, the apartment is vacant and eligible for a mortgage. A market, schools and bus and minibus stops are nearby, and parking is easy. The average long-term rental yield in Yildirim is 6.8% a year before tax.
A 45 m² furnished one-bedroom near the university
$28,000
A furnished one-bedroom apartment on the 2nd floor of a five-storey building with a lift in Gorukle, the student neighbourhood near the university and the city hospital. The building is 6-10 years old, a gas boiler, the apartment is vacant and eligible for a mortgage. Buses and minibuses pass by the building, and central Gorukle, shops and cafes are within walking distance. The average long-term rental yield in Nilufer is 6.8% a year before tax.
A 110 m² three-bedroom with central heating
$35,000
A three-bedroom apartment on the 1st floor of a four-storey building in the Yesil neighbourhood: windows on two sides, central gas heating, a building fee of 150 lira a month. The building is over 30 years old, the apartment is vacant, with title to a separate apartment, and eligible for a mortgage. Transport is within walking distance. A square metre here costs $310 against the Yildirim average of $640.
A 70 m² two-bedroom with a tenant near the university
$36,000
A furnished two-bedroom apartment on the 1st floor of a five-storey building with a lift in Gorukle: an open-plan kitchen and living room, a gas boiler, 70 m² gross and 50 m² net. The building is 6-10 years old. A tenant lives in the apartment and pays 11,000 lira ($230) a month, which is 7.4% a year before tax. The apartment is eligible for a mortgage, with bus and minibus stops nearby.
A 130 m² three-bedroom in central Mudanya near the seafront
$59,000
A three-bedroom apartment on the 2nd floor of a five-storey building in the Omerbey neighbourhood, in central Mudanya: 130 m² gross and 120 m² net, a gas boiler. The apartment is vacant and eligible for a mortgage. The seafront, a market, schools, public offices and bus stops are within walking distance. Mudanya is the seaside district of Bursa on the Sea of Marmara, and a square metre here costs $890, as in Nilufer.
A 160 m² three-bedroom in a complex with a pool, for residence
$212,000
A three-bedroom apartment on the top, 6th floor in the Balat neighbourhood with an open view: underfloor heating, a lift, a utility space for a washing machine, an insulated roof. The complex has an indoor pool, a gym, security, a concierge, covered and open parking, with a building fee of 4,600 lira a month. The building is 6-10 years old. The price is above $200,000, the residence threshold for home ownership, if the valuation report confirms the value.
How much a square metre costs in Bursa districts
The table shows price per m² by district from the asking price index for apartments, October 2026. The Bursa average is $740 (36,900 lira). Mudanya on the sea and Nilufer with the university and new housing complexes are 19-20% above the average, Osmangazi in the historic centre is 5% below it, and Yildirim, Inegol and Gemlik are 14-21% below it. That is why we price an apartment by district, not by city.
| District | Per m², $ | Per m², lira | 90 m² apartment, $ |
|---|---|---|---|
| Mudanya | $890 | 44,300 | $81,000 |
| Nilufer | $890 | 44,000 | $80,000 |
| Osmangazi | $710 | 35,000 | $64,000 |
| Yildirim | $640 | 31,600 | $58,000 |
| Inegol | $610 | 30,400 | $56,000 |
| Gemlik | $590 | 29,200 | $54,000 |
| All Bursa | $740 | 36,900 | $67,000 |
Data for October 2026: price per m² by Bursa district and the city average from the asking price index for apartments on 19 October 2026. Dollars at 49.5523 lira per dollar (Central Bank of Turkey, 19 October 2026).
What yield letting an apartment in Bursa gives
Long-term letting in Bursa brings 7.2% a year before tax on average: a 90 m² apartment rents for $400 (19,900 lira) a month on average. Yield is highest in Gemlik and Inegol, 7.2-7.3%: a square metre there is cheaper, and a 90 m² apartment rents for $320-330 a month. In Nilufer and Mudanya a 90 m² apartment rents for more, $440-450 a month, but a square metre costs more, so the yield there is 6.5-6.8%.
| District | Rent of 90 m² a month | Yield a year |
|---|---|---|
| Gemlik | $320 (16,000 lira) | 7.3% |
| Inegol | $330 (16,500 lira) | 7.2% |
| Osmangazi | $360 (17,900 lira) | 6.8% |
| Nilufer | $450 (22,400 lira) | 6.8% |
| Yildirim | $330 (16,100 lira) | 6.8% |
| Mudanya | $440 (21,600 lira) | 6.5% |
| All Bursa | $400 (19,900 lira) | 7.2% |
Data for October 2026: rent and price per m² by district and the city average from the index on 19 October 2026, rent for a 90 m² apartment. Yield is gross, before tax, building costs and vacancy between tenants.
Rental income is taxed on a 15-40% scale, with no tax on up to $1,200 a year. Property tax is 0.1-0.6% a year of the cadastral value. After 5 years of ownership a sale is tax-free. Letting to tourists for up to 100 days needs a permit from the Ministry of Culture and Tourism and the consent of all apartment owners in the building.
What costs to add to the apartment price
The main payment is a 4% title transfer fee. By law the buyer and the seller split it in half, but the seller often shifts their share to the buyer, so who pays is agreed before the deposit. A deal with a foreigner requires a report by a licensed valuer, and earthquake insurance is required before ownership is registered.
| Payment | Apartment for $59,000 (2,900,000 lira) | Share of price |
|---|---|---|
| Title transfer fee, buyer's share by law | $1,180 (58,000 lira) | 2% |
| Seller's share, if shifted to the buyer | $1,180 (58,000 lira) | 2% |
| Agency fee, legal cap | $1,410 (69,600 lira) | 2% plus 20% VAT |
| Licensed valuation report | required for a deal with a foreigner | fixed amount |
| Earthquake insurance | required before registration | by apartment area |
| Total on top of the price | $2,580-3,750 (128,000-186,000 lira) plus fees | 4.4-6.4% |
Data for October 2026: the fee rate is from the Turkish Law on Fees, the agency cap from the real estate trade regulation. At the cadastre a service fee is paid, and if you do not speak Turkish, a sworn translator is required. A calculation for a specific apartment a manager will make.
In Bursa an apartment is checked before the deposit
A mistake costs more than the fee: a cheap apartment turns out to be ownership without the right of use or a share, the building has no occupancy permit, it was built before 2000 and not checked for earthquake resilience, the neighbourhood is closed for new residence permits, or the valuer gives less than $200,000. Such an apartment gives no residence and is harder to sell. Murblz support removes these risks: we choose the apartment, check the cadastre extract, the building and the seller, order the valuation and support the deal and the residence documents together with locally licensed partners.
The cost of support depends on the budget and goal of the purchase, a manager will calculate it in the chat.
Does an apartment in Bursa give residence or citizenship
Yes, from $200,000. A short-term residence permit through home ownership is granted if the apartment is worth at least $200,000 by a licensed valuer's report. It is issued for up to 2 years and renewed while you own the apartment. From the list, the 160 m² three-bedroom in Nilufer for $212,000 meets the threshold.
Whether a neighbourhood is open to new residence permits for foreigners, the manager checks against the migration service list before the deposit. Citizenship is granted for a purchase from $400,000 with a ban on selling the apartment for 3 years, recorded in the cadastre. Details are on the pages Turkish residence permit and Turkish citizenship by investment.
How we choose an apartment
- Goal and budget: living in Bursa, letting, residence, citizenship or all at once. The manager clarifies the district, closeness to the sea or the university, the area and the age of the building.
- The list: apartments with title to a separate apartment, the seller's price, building costs and a yield calculation.
- Checks: the cadastre extract, the occupancy permit, earthquake resilience of buildings older than 2000, third-party rights of use, building debts, whether the neighbourhood is open for residence, the valuation report.
- The deal in person or by power of attorney: payment through a Turkish bank, earthquake insurance, registration of ownership in the cadastre and the residence or citizenship documents.
The list a manager sends in the chat, with seller prices on the date of the list.
Read also
- Investment property in Turkey: what to buy and what it costs
- Apartments for sale in Istanbul to live in and invest
- Apartments for sale in Trabzon to live in and invest
- Apartments for sale in Yalova to live in and invest
- Turkish residence permit
- Turkish citizenship by investment: how to get it in 2026
- Mortgages for foreigners in Turkey in 2026
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Bursa cost?
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Which district of Bursa to buy an apartment in?
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Does an apartment in Bursa give a residence permit?
Can I buy an apartment in Bursa remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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