Build your rental budget from property-specific receipts and costs, then test what happens when income falls or repairs rise. An advertised rent is a pricing proposal; it is not evidence of bookings, collected money or the cash left for an owner.
Separate the four income figures
Request records for a clearly identified period and currency. Keep these figures in separate columns:
| Figure | Evidence to request |
|---|---|
| Asking rent | Dated advertisement and included services |
| Booked revenue | Booking ledger showing cancellations and discounts |
| Received revenue | Payment records reconciled to bookings or leases |
| Owner net cash flow | Receipts less identified outgoings, with tax and financing treatment stated |
For an occupied property, request the lease and payment history with unnecessary personal details removed. For a holiday rental, ask for availability records as well as bookings: owner-blocked dates, repairs and empty dates should be distinguishable. If the property has no operating history, label income assumptions as estimates and identify their evidence.
Build a monthly cost sheet
Record common charges, utilities, repairs, management, cleaning, insurance, booking costs and a professional tax estimate. Add furnishing and replacement reserves separately so an apparently good operating month does not conceal future expenditure.
Ask the manager whether quoted charges apply to bookings, collected revenue or another basis. Identify who pays during vacancy, who authorises repairs and whether the owner can inspect supporting invoices. Avoid subtracting a platform charge twice if it has already been withheld from a payout.
For cash planning, subtract actual outgoings from actual receipts. Show financing payments and larger capital purchases separately. If comparing yields, state the numerator and use the same denominator across properties, such as total acquisition and initial setup cost. Keep gross yield distinct from net cash flow.
Compare the units in Oba, Mahmutlar and Kestel
Use the same inspection sheet for each candidate: entrance access, lift access, usable layout, sleeping arrangements, noise, storage and practical routes to the places intended guests would use. Check any advertised view from the actual unit.
Request building budgets, common-charge records and management terms. Distinguish facilities within the unit from shared amenities, and confirm guest access and any restrictions. Compare these findings on your Ogenus shortlist of Investment Property Search in Alanya without assigning profitability to a neighbourhood name.
Resolve rental use and tax assumptions
Describe the planned stays, services and operator to the responsible provincial authority using the Ministry's application guidance. Record permission questions as unresolved until answered for the property.
Give a qualified tax adviser your ownership, residence and operating details, together with the GIB rental-income guide for people not settled in Turkey. Request an estimate with its assumptions, without treating every cash expense as a tax deduction.
Test the purchase before committing funds
Create a base case, a lower-income case and a no-rent case. Vary vacancy, collected rent, repair spending and exchange assumptions independently. Remove your personal-use dates from rental availability and check any management restrictions on those dates.
Calculate the cash you would need to fund each shortfall. Before paying, list missing records and agreed purchase conditions in writing. Keep future resale gains outside the operating budget: they cannot pay today's bills.