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Turkey · TRY

Bursareal estate

Bursa is Turkey’s automotive and textile industrial centre with a ferry link to Istanbul, an Ottoman-heritage core and a ski mountain on top of it — cheaper than Istanbul, and for structural reasons.

IstanbulAntalyaAnkaraİzmirBodrum
Tapu-verified title
DASK & code year checked
3D map
4%tapu harcı on the declared deed value
DASKcompulsory earthquake insurance, not optional
Taputhe title deed is the sale, not the reservation form
Military checkstill required on some parcels for foreigners
What a purchase really costs

Buyer costs in Bursa, as a share of price

Tapu harcı (title deed fee) (4%)
4%
Döner sermaye & registry service fee
0.2%
Sworn translator, notary & power of attorney
0.3%
Agency, buyer side (2% + 20% KDV)
2.4%
Total on top of the price
6%

≈ +6% over the price. The deed fee is 4% of the declared value, legally 2% from each side and in practice usually carried by the buyer. Declaring below the real price to shave the fee is tax fraud and it caps your future capital-gains base. DASK earthquake cover is mandatory before utilities connect, and some parcels still need a military-zone clearance before a foreigner can complete.

Rentals run on rules

The rent side, in three lines

  • Residential leases run one year and renew automatically; the landlord cannot simply decline to renew without a statutory ground.
  • Annual increases are tied to the twelve-month average CPI — a headline lira rent is not a free-floating number.
  • Deposit is capped at three months’ rent under the Turkish Code of Obligations.

Seasonal coast rent and Istanbul long-let are different products. A summer gross yield is not an annual one.

Cities

Six metros, one tapu system

The deed fee is national, the risk is not. Building code year, fault geometry and site (HOA) fees decide whether a cheap lira price is a bargain or a liability.

Nilüfer is the modern residential district and the one most new-build sells into; the historic core around the Grand Mosque and Cumalıkızık is heritage-constrained. Industrial employment, not tourism, is the demand engine.

The high-speed ferry across the Marmara puts Istanbul within reach for some workers, which supports a real spillover demand — and exposes Bursa to Istanbul’s cycle.

The city sits in an active seismic zone. Code year, soil conditions on the alluvial plain and any transformation status are the same first questions as in İzmir.

FAQ

Is it an Istanbul commuter market?
Partially, via the ferry. Treat it as a spillover, not a substitute — the local industrial employment base is what actually sets the rent.
Does Uludağ affect the market?
It creates a small seasonal ski-let niche on the mountain that has little to do with the city’s residential stock. Keep the two models separate.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: TRY.