Close to Istanbul without the crowds: Bursa, Kocaeli and Sakarya for Arab buyers
In short
Bursa, Kocaeli and Sakarya are three provinces near Istanbul with lower prices and more nature. Sakarya is known for Lake Sapanca and its summer homes; Kocaeli combines the industrial city of İzmit with the nature of Kartepe overlooking the lake; and Bursa is a large green city at the foot of Mount Uludağ, with the modern district of Nilüfer. Istanbul is reached by motorway, high-speed train and sea ferry. Because the region was hit by the 1999 earthquake, choose modern buildings built to the new regulations.
Written by Mohammed Bukhari, Real estate consultant
Last reviewed October 7, 2026
Many families love Istanbul but not its crowds and prices. The solution some of them choose: live in a nearby province and go to Istanbul when needed. These three provinces are the most requested among our clients.
Sakarya: Sapanca
- Lake Sapanca: a green lake among the mountains and a popular summer destination for Gulf families.
- Housing: houses, villas, chalets and compounds around the lake.
- Character: mainly quiet and seasonal, with the major services in the city of Sakarya.
Browse properties in Sapanca.
Kocaeli: İzmit and Kartepe
- İzmit: a major industrial centre, with housing demand from people who work there.
- Kartepe: mountain and forests with views of Lake Sapanca and the Gulf of İzmit, plus a winter resort.
- Proximity: the closest of the three provinces to Istanbul.
Browse properties in Kartepe and properties in İzmit.
Bursa: Nilüfer and around
- A big city: one of Turkey’s largest cities, with a full range of services.
- Uludağ: a famous mountain for skiing and nature.
- Nilüfer: a modern district with residential compounds and shopping centres.
- The coast: Mudanya on the Sea of Marmara.
Browse properties in Nilüfer.
Getting to Istanbul
- Motorways: a motorway to Kocaeli and Sakarya, and the Osmangazi Bridge over the Gulf of İzmit shortens the drive to Bursa.
- High-speed train: stops at İzmit and near Sakarya on the Ankara–Istanbul line.
- Sea ferries: between Istanbul and Mudanya in Bursa.
Building safety
The region was hit by the major 1999 earthquake in and around İzmit. Choose modern buildings built to the new regulations, and ask for the permit and soil information. See the guide to earthquake safety in buildings.
Which province suits whom?
- Sapanca: a summer home in nature.
- Kartepe: nature, closer to Istanbul.
- İzmit: work, and rental demand from people who work there.
- Bursa: permanent living in a large green city.
Points to watch
- Seasonality in Sapanca and Kartepe: demand is concentrated in summer.
- Tourist rentals require a licence. See the guide to the short-term rental law.
- Closed neighbourhoods in some cities. See the guide to closed neighbourhoods.
- Land and rural houses: check the zoning (imar durumu). See the guide to buying land and zoning.
The bottom line
Bursa, Kocaeli and Sakarya give you nature and space for less than Istanbul, with reasonable access to the city. Choose according to your goal: summers in Sapanca, nature close by in Kartepe, work in İzmit, or a full life in Bursa.
Contact us for a tour of the three provinces.
Sources
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