Compare dated properties before judging the market
Build your Alanya market view from properties comparable to the home you might buy. Start with a defined question: whether a particular asking price is supported, or whether documented rental income supports your proposed acquisition cost. These require different evidence.
Write down your search boundary, property type, condition, size basis and observation period before collecting listings. Keep resale homes, unfinished projects and furnished turnkey offers in separate groups unless you can explain the adjustments. A changing mix of properties can change a sample average without showing what happened to an equivalent home.
This dashboard supports price and income comparisons. Neighborhood suitability still requires visits and household-specific checks. For a broader framework connecting observations with uncertain future conditions, use Alanya Property Outlook: Compare Evidence Before Buying Alanya Property Outlook: Compare Evidence Before Buying.
Keep asking prices, completed sales and appraisals separate
Label every observation by evidence type. An advertisement records an asking price on a particular date. For a claimed completed sale, request a redacted document supporting the property identity, transaction date, consideration and included items. Record what the document actually establishes; an agent's recollection belongs in a separate unverified field.
For an appraisal, record its purpose, valuation date, property scope and assumptions. Do not relabel an appraised value as an achieved sale price. Property Valuation in Turkey: An Alanya Buyer's Checklist Property Valuation in Turkey: An Alanya Buyer's Checklist helps structure that document request.
CBRT's residential property price metadata uses bank-linked appraisal values as proxies; a completed purchase or loan utilisation is not required. Its unit-price measure uses gross area.
Deduplicate listings using the building, unit, photographs, floor, layout and seller information where available. Retain uncertain matches but flag them. Several advertisements for one apartment should not become several independent observations. Record withdrawn listings separately; withdrawal alone does not establish a sale.
Fill the candidate dashboard without treating gaps as zero
Use the same observation window and currency basis for both candidates. Enter “missing” when evidence is unavailable and “not applicable” only with an explanation. Attach a source reference to each completed field.
| Dashboard field | Candidate A | Candidate B |
|---|---|---|
| Address, unit and property type | ___ | ___ |
| Evidence type and document date | ___ | ___ |
| Asking date or documented completion date | ___ | ___ |
| Price, original currency and included items | ___ | ___ |
| Net area, gross area and measurement source | ___ | ___ |
| Condition, furnishing and required works | ___ | ___ |
| Comparable sample window, count and exclusions | ___ | ___ |
| Duplicate checks and unresolved matches | ___ | ___ |
| Conversion date, rate source and direction | ___ | ___ |
| All-in acquisition funds and unquoted items | ___ | ___ |
| Rental strategy: long-term or short-stay; use a separate sheet for each | ___ | ___ |
| Rent period, collected income and currency | ___ | ___ |
| Owner-use, vacant and unavailable periods | ___ | ___ |
| Rental-permission evidence and unresolved scope | ___ | ___ |
| Expenses, billing frequencies and missing quotes | ___ | ___ |
Calculate price per square metre only after choosing one area basis. Divide the price in the stated currency by the corresponding documented square metres. Keep net-area and gross-area calculations in different columns. Explain condition differences rather than applying an invented adjustment percentage.
Measure rental cash flow over the actual period
Request redacted collection records, lease or booking records, refunds and operating statements for the same start and end dates. Separate advertised rent, contracted rent, unpaid receivables and cash actually collected. Refundable tenant deposits are not rental income.
Record owner-use dates, vacant dates, maintenance closures and dates unavailable for other reasons. State the denominator for any occupancy measure: occupied nights divided by available nights answers a different question from occupied nights divided by all calendar nights. Do not extrapolate a selected busy period into annual income.
Define R as collected rent after refunds but before any operating expenses withheld by a manager or platform. Define E as paid operating expenses, including those withheld amounts once. Reconcile net remittances to the underlying collection and expense records before calculating either total. Use the same reporting currency and stated period for both. Define A as the purchase price plus acquisition costs and initial works or furnishing required for the planned use, in that currency. Then (R − E) / A is a period operating cash-return ratio before separately recorded taxes and financing. It is not an annual result unless the observation period is a full year.
List management, cleaning, utilities, insurance, maintenance and shared charges with actual billing frequencies and coverage dates. Check whether management statements already deduct particular costs. Keep capital works, reserve allocations, taxes, financing interest and loan principal on separate lines. A transfer into your own reserve is not a paid operating expense in E; include an operating invoice once when paid from that reserve. Reconcile reserve transfers and payments separately, and identify any reserve contribution already included in shared charges before adding another cash outflow. Build the detailed ledger with Rental Income in Alanya: Build a Property Cash-Flow Plan Rental Income in Alanya: Build a Property Cash-Flow Plan.
Record provenance and keep currency conclusions narrow
Maintain a log so another person can reproduce each comparison.
| Observation ID | Source or document | Property/sample | Observation period | Currency/area basis | Limitation | Recheck date |
|---|---|---|---|---|---|---|
| ___ | ___ | ___ | ___ | ___ | ___ | ___ |
A nominal TRY price movement is not itself a EUR gain or an inflation-adjusted return. Keep purchase and comparison dates, original currencies, conversion assumptions and any inflation measure explicit. Future sale proceeds remain unknown.
Hypothetical example: Candidate A has a lower advertised price, but its quoted area includes shared space and its rental statement excludes owner-use dates. Candidate B has clearer area records and a complete collection period. Keep the comparison unresolved until the measurements and periods match; the cheaper advertisement alone does not settle value.
Turn the dashboard into a focused evidence request
Prepare a folder containing the candidate sheets, source log, redacted income records and outstanding quotes. If contacting Ogenus, ask which price observations can be documented, which units are duplicates, and which expense or rental-permission fields remain unanswered. Set a recheck date before relying on an old quotation or listing.
Source and methodology
CBRT Residential Property Price Index metadata explains appraisal-based methodology. It does not establish a price, achievable rent or return for either candidate.
