Compare the property behind the luxury label
Start with the exact villa, its documented rights and the work required to operate it. Photographs, an asking price and a list of amenities do not establish what you will own or what maintaining it will involve.
Kargicak, Tepe and Bektas can be candidate search labels. Assess each address separately for access, privacy, condition and services. Do not assign a price premium, protected view or investment outcome simply because a listing uses a particular neighborhood name.
Write your essential requirements before viewing: detached accommodation, exclusive outdoor space, step-free entry, vehicle access, usable bedrooms and an absence-management arrangement. Separate essentials from attractive extras so that an impressive pool does not obscure an unsuitable layout.
Establish the plot, unit and garden rights
Ask whether the villa is independently detached or part of a shared complex, and identify the exact unit and parcel in the documents. Request an explanation of which land and facilities are included, which are shared, and what supports any claimed exclusive garden or parking rights.
Record plot area, gross building area and net internal area separately, with the source and measurement basis beside each. Do not compare a gross-area listing with another property's measured internal space as though the figures describe the same thing. Include terraces, storage, plant rooms and enclosed additions as separate questions.
Use the document questions in How to Check a Turkish Tapu Before Buying in Alanya How to Check a Turkish Tapu Before Buying in Alanya to prepare the title review. Ask the reviewing professional to identify discrepancies between records, sales particulars and the property inspected.
Inspect the systems that create recurring work
Request an inspection scope covering the roof, drainage, retaining walls, visible moisture, pool shell and pump, electrical installation and heating or cooling equipment. Record equipment models, apparent condition, service dates, warranties and unavailable maintenance records. Ask what was tested, what was inaccessible and which specialist follow-up remains necessary.
For structural questions, agree the engineer's actual inspection and document-review scope. A general condition report or a planning record should not be treated as a comprehensive safety finding. Buying in Alanya: Prepare a Building Review with an Engineer Buying in Alanya: Prepare a Building Review with an Engineer helps organise that appointment.
Visit the property through its actual entrance. Test parking, deliveries, steps and the route you would use with luggage or shopping. Observe privacy from occupied rooms and outdoor seating. Photograph views with the date and viewing position; a current view is an observation, not evidence that future neighboring development cannot affect it.
Complete a specification and condition worksheet
Create one sheet per villa. Leave unanswered cells marked unknown and assign someone to obtain the missing evidence.
| Specification | Verified record and date | Actual condition or test | Quote and currency | Exclusion | Open question |
|---|---|---|---|---|---|
| Unit, parcel and plot boundaries | ___ | ___ | ___ | ___ | ___ |
| Net/gross area and garden rights | ___ | ___ | ___ | ___ | ___ |
| Roof, drainage and retaining walls | ___ | ___ | ___ | ___ | ___ |
| Pool, pump and treatment equipment | ___ | ___ | ___ | ___ | ___ |
| HVAC model and servicing | ___ | ___ | ___ | ___ | ___ |
| Security and absence checks | ___ | ___ | ___ | ___ | ___ |
Attach the source document, inspection photograph or contractor proposal behind each entry. Record who supplied it and whether the quotation followed a site visit. A verbal estimate should remain distinguishable from a written offer with a defined scope.
Obtain operating quotes for a defined year
Ask contractors to quote pool care, gardening, security, cleaning between visits and absence inspections for the same annual period. Each quote should identify currency, billing frequency, included visits, materials, taxes as quoted, emergency call-outs and exclusions. Request insurance terms separately, including relevant conditions during absence.
Separate routine operating expenses from acquisition funds, equipment replacement and money retained as a reserve. A reserve transfer is money set aside, not another payment to the contractor. When reserve money pays an invoice, do not count both the transfer and invoice as the same year's expense.
For a shared complex, obtain the management budget and check whether pool, garden or security services already appear in shared charges. Do not add a private contractor's overlapping service unless it is actually required. Aidat in Alanya: Check Site Fees Before Buying Aidat in Alanya: Check Site Fees Before Buying provides questions for that comparison.
Keep refundable deposits separate from expenses. Record unquoted work as unquoted, not zero. If comparing annual operating cost per square metre, state the denominator and use the same area definition for both villas; otherwise compare total annual scope and cost directly.
Compare completed homes with written delivery promises
Inspect a resale or advertised turnkey home in its actual condition and list what remains incomplete. For off-plan property, request a dated written specification covering equipment, finishes, landscaping, pool systems, completion responsibilities and the process for approving substitutions. Record what happens if a specified item changes or is unavailable.
Hypothetical example: a buyer prefers a villa with a larger garden, but its maintenance proposal excludes drainage work and absence inspections. The buyer postpones choosing until those exclusions are priced and compared with the other villa's included services.
Keep rental permission, tax treatment and any citizenship objective in separate assessments. Neither a luxury description nor the asking price settles those questions.
Use planning resources for specific questions
Alanya Municipality publishes planning and permit service resources. Use the exact address and parcel identifiers when asking the responsible office which records are relevant.
Resource: Alanya Municipality planning and urban development department.
Prepare a folder containing the specification sheet, inspection scope, rights questions and annual quotes. When contacting Ogenus about a candidate, ask which documents the seller can supply, which equipment is included and which maintenance exclusions remain unresolved.
