Property Valuation in Turkey: An Alanya Buyer's Checklist
Before commissioning a valuation for an Alanya property, decide what question the report needs to answer and who will receive it. Are you seeking an independent view of the proposed purchase, responding to instructions for a transfer file, or preparing a separate financing or citizenship-related application? Write down the purpose before accepting a seller's existing report or arranging another assessment.
For your shortlist, keep the asking price, your proposed offer and any reported valuation in separate fields. Treat differences as questions to investigate. A figure becomes useful when you understand the property assessed, the evidence considered and the limits of the assignment.
Confirm the applicable instructions before ordering
TKGM publishes updated guidance; consult the applicable instructions with the receiving office through its valuation circular update announcement. The announcement alone does not establish whether your particular transaction needs a report, which provider is acceptable or whether an existing report can be reused.
Send the receiving office a concise description of the intended transaction and the property's identifiers. Ask whether a valuation is requested for that purpose, how ordering should be arranged, what provider authorization should be checked and what report scope is expected. If you already have a report, identify it explicitly rather than asking whether reports are generally accepted.
Keep the response with your purchase documents. Where different recipients are involved, record their answers separately. Ask each recipient about acceptance of the actual report; do not infer acceptance from another recipient's response.
Before ordering, request a written quote identifying the assignment, included charges, who will pay and the expected delivery date. Ask the recipient whether the report's issue date and your intended submission date affect acceptance, and what happens if the transaction is delayed. Record these answers before scheduling a payment or submission around the report.
If financing is involved, ask the lender how it arranges the assessment and how the result would affect the proposed loan amount and the funds you would need to contribute. Confirm acceptance separately with any other recipient.
Match the assessment to the apartment you viewed
Use ekspertiz raporu as the report label when requesting documents. Ask the issuer to identify its assignment, intended recipient and property reference. Compare those details with the proposed contract and the apartment shown during the viewing.
Create an identity sheet containing the province, district, neighbourhood, block, parcel and independent-unit references supplied for the property. Mark anything missing. Compare the stated floor, entrance, layout and area description with the documents and your viewing notes. Ask whether balconies, terraces or enclosed spaces have been included in an area figure and where that description comes from.
Keep these checks separate from interpreting title entries. The focused title-record checklist is available at How to Check a Turkish Tapu Before Buying in Alanya. A report discussing a title classification is also a reason to inspect the underlying classification documents; use Kat Mülkiyeti and Kat İrtifakı: Alanya Buyer Checks to organise those questions. Request permit-scope enquiries and structural inspection as separate workstreams, with their own documents and conclusions.
Use a comparison sheet to expose unanswered questions
| Item to compare | Question to send | Who should explain it |
|---|---|---|
| Property identity | Does the report describe the offered independent unit? | Report issuer and seller, with registry clarification where needed |
| Area description | Which spaces and measurement basis support this area? | Report issuer, using the referenced plans or measurements |
| Comparable properties | Why are these examples relevant to this apartment? | Report issuer |
| Condition assumptions | What was inspected, unavailable or assumed? | Report issuer; a separately appointed inspector for condition questions |
| Intended use | Does the assignment address the purpose I described? | Report issuer and intended recipient |
| Existing report | Will you accept this particular document for this file? | Each intended recipient |
Request complete documents with their attachments. Preserve the original alongside any translation so that a reviewer can trace an English explanation back to the corresponding passage. Keep seller explanations clearly attributed rather than copying them into your notes as established facts.
Investigate a valuation gap before changing your offer
Start with the assumptions. Ask the issuer to explain differences in floor position, outlook, condition, layout and the comparison properties selected. Ask which evidence reflects completed transactions and which reflects advertised expectations, without presuming either appears in the report.
Then examine the proposed purchase package. Is the seller discussing the apartment alone or also furniture and other items? Does the report identify the same subject? Record unresolved differences and request a written explanation or corrected document where appropriate.
If the explanation remains unclear, consider a separately scoped assessment. Avoid treating a lower figure as automatic negotiating proof or a higher figure as confirmation that the purchase is attractive.
An illustrative scenario: the terrace description does not match
Illustrative scenario: A buyer likes an apartment marketed with an enclosed terrace. The seller supplies a valuation for what appears to be the same home, but the area description does not explain the terrace.
The buyer records the discrepancy and asks the issuer which spaces were assessed. The seller is asked for the referenced plan, while the relevant planning office receives a separate question about the documented project scope. The buyer keeps the valuation question and the permit question distinct, then revisits the shortlist when the explanations can be compared.
Build the report brief before committing to the property
Prepare a short brief naming the property, intended purpose, recipient, available documents and unresolved discrepancies. Ask who will confirm provider authorization and acceptance, and what would prompt the recipient to request further information.
When discussing a shortlist with Ogenus, bring this brief and request the actual property documents before a payment decision. Keep valuation correspondence beside your broader purchase checklist at Buying Property in Alanya: From Documents to Handover. Your next step is a clear assignment and a documented answer to the question that matters for your file.