Before You Offer in Alanya: A Property Cash-Readiness Checklist
Base your offer on cash available at each payment milestone
Choose an Alanya offer by comparing what must be paid with the money you can actually use when each payment falls due. A purchase can appear affordable in total while leaving a gap at reservation, an instalment or completion.
Start with the proposed payment schedule, a written list of price inclusions and your funding evidence. Do not turn an advertised price plus a standard percentage into an affordability verdict. If the property or intended use is still undecided, work through the broader decision roadmap in Buying Property in Alanya: What to Check Before You Commit alongside this worksheet.
Define what the proposed price actually buys
Ask for a written offer summary identifying the property, price currency, payment stages and included items. List furniture, appliances, parking or storage, completion work and any promised setup separately where relevant. An inclusion should describe the item or work clearly enough to check against the proposed agreement.
Ask whether the price includes any applicable VAT and which acquisition expenses are excluded. Request clarification of the proposed transfer-cost allocation and any agency charge before choosing your offer amount. Do not interpret “all inclusive” as a completed cost schedule.
Keep unresolved items visible. If the seller cannot yet identify the invoice treatment or a service quote is missing, label that entry “awaiting confirmation,” with a named person responsible for answering it. A missing number should not improve the apparent affordability of the property.
Map funding and expenses onto the same timeline
Build a worksheet around the actual proposed milestones, adding rows for every developer instalment if relevant. Use dates or contractual triggers supplied for your file, not a generic completion timetable.
| Milestone | Cash question | Evidence or input to request |
|---|---|---|
| Before reservation | What becomes payable or committed now? | Proposed reservation terms, payment amount and refund or withdrawal wording |
| Contract or instalment | Can usable funds cover this payment when due? | Draft schedule, price currency and funding availability |
| Preparation | Which services require advance payment? | Quotes for legal, valuation if applicable, translation, notarial and insurance work |
| Completion | What balance and excluded acquisition costs remain? | Price balance, current estimates and funding release conditions |
| Handover | What immediate spending sits outside the price? | Inventory, setup quotes and utility-provider requirements |
Ask for review of the actual reservation terms before treating a payment as refundable or recoverable. Include money committed at reservation in the timeline even if the proposal describes it as a credit against the eventual price.
For the allocation and evidence behind individual closing charges, use Tapu Transfer Costs in Turkey: An Alanya Buyer's Cost Ledger. This worksheet uses those inputs to test timing; it does not decide statutory liability.
Separate available cash from conditional funding
Classify each funding source as available, conditional or unresolved. For savings, confirm access and any conversion or transfer steps. For money expected from another asset sale, record the dependency rather than assuming it arrives before your purchase payment.
For borrowing, request a written assessment naming the borrower and property, including the net amount available and the conditions for release. Use İşbank's Turkish housing-loan information and English house-loan page as branch-enquiry starting points, not evidence that your funding is approved. Use Ziraat's loan-document guidance to organize questions for that lender; do not treat its list as universal.
Keep expected loan proceeds outside confirmed cash until the relevant conditions and availability are established. The mortgage decision guide in Mortgages in Turkey for Foreign Buyers: Offers and Alternatives helps frame the borrowing enquiry. A developer instalment proposal belongs on its own payment schedule; it should not be entered as bank cash arriving in your account.
Calculate headroom using quoted inputs and named unknowns
Choose one planning currency, retaining original currencies and dated conversion assumptions alongside it. Recalculate if a quote or payment schedule changes. Do not count conversion charges twice if already included in the amount you expect to receive.
For each milestone t, complete these blank inputs:
- Aₜ = “cumulative usable funding available by this milestone”: ______
- Rₜ = “cash deliberately kept outside the purchase”: ______
- Pₜ = “cumulative purchase-price payments due”: ______
- Cₜ = “cumulative acquisition and immediate setup costs due”: ______
Headroom at milestone t = Aₜ − Rₜ − Pₜ − Cₜ.
Count each funding receipt and expense once within its cumulative total. Conditional borrowing is not confirmed Aₜ. Mark estimated components within Cₜ and keep unpriced items in a separate list; the resulting headroom remains provisional until those gaps are resolved.
To test a proposed offer O, let fₜ be the cumulative share of that price due by milestone t under the proposed schedule:
Required cash by t = fₜ × O + Cₜ.
Compare that requirement with Aₜ − Rₜ at every milestone. Recalculate Cₜ if changing the offer changes a quoted cost. This is a planning test, not a universal maximum-price formula.
Change the offer when the funding sequence does not fit
Illustrative scenario — not an actual transaction: A buyer expects proceeds from selling a home abroad, but the Alanya seller proposes an earlier instalment. The buyer's eventual funds appear sufficient, while cash available for that instalment is unresolved. The buyer requests a revised schedule and checks its written terms before treating the offer as affordable. Neither funding arrival nor the seller's agreement is assumed.
Test identifiable changes: delayed funding, an expired conversion quote, revised supplier scope or an excluded item becoming payable earlier. Ask for updated inputs. An arbitrary “worst-case” percentage does not resolve these dependencies.
Keep ownership and exit planning separate before choosing your offer
Prepare separate budgets for ongoing ownership and a later sale. Keep intended reserves for those purposes outside purchase cash rather than counting them as spare completion funds. Do not use hoped-for rent or a future resale price to fill an immediate funding gap.
Proceed with an offer amount only when the milestone test fits the evidence and remaining uncertainties are addressed. Otherwise, revise the price or schedule, wait for missing information, or choose another property. Send Ogenus your available property folder, proposed payment schedule and unanswered budget questions, and request the missing price inclusions and payment details needed for your comparison.