IN TÜRKİYE, NOT PRİCES, BUT WRONG DECİSİONS ARE RİSİNG

The Real Question in the Real Estate Market: Price or True Value?

In recent weeks, the most talked-about topics in the real estate market:
• Rent increase rates
• Where are prices heading?
• “Is now the right time to buy a home?”

Naturally, everyone is focused on the same question:
“Will prices go up or down?”

However, the reality we observe in the field is this:
👉 This question is incomplete.

The real question that should be asked:
“What is the true market value of this property?”

There Are Prices in the Market, But Where Is the Value?

Today, there are hundreds of listings in the market.
Properties in the same area, with similar features…

But there are significant differences between prices.

At this point, the investor asks:
“Which one is the right price?”

Our perspective is slightly different:
👉 “Which of these prices reflects the true value?”

Because what we often see in the market is not value.

In Türkiye, real estate prices are often:
• Formed based on the seller’s expectations
• Inflated through listing prices
• Shifted by market psychology

In other words, what we are mostly looking at is:
👉 Not value, but perception

Why Is the Difference Between Price and Value Critical?

This distinction determines the fate of the investment decision.

• A price that seems right but is inflated → long payback period
  • A quiet but correctly priced opportunity → high rental yield and strong ROI (Return on Investment)

The difference is:
👉 Not reading the price, but analyzing the value

How Do Global Investors Approach Real Estate?

Today, the data-driven investment approach has become a global standard.

No one makes an investment decision anymore just by saying
“The location is good.”

Investors look at the following metrics:
• Realized sales data (comparables)
• Regional value appreciation and market trends
• Rental yield and payback period
• Alternative investment comparisons

Because they know this:
👉 A solid investment decision is made with strong data analysis

Anadolu Properties Approach: Real Estate = Data

As Anadolu Properties, we do not evaluate the process with a traditional listing perspective.

We look at a property not as a:
👉 “Listing,” but as a “data set”

The main elements we analyze:
• Historical sales performance
• Regional development and growth direction
• Investment scenarios and risk analysis
• Alternative opportunity comparisons

Because true value does not emerge from a single data point,
👉 but from holistic analysis

The Foundation of the Right Investment Is Understanding Value

Yes, today in the market:
• Housing prices are being discussed
• Rent increases are on the agenda

But the unchanging reality is:
👉 Prices change
👉 The market fluctuates

But the foundation of the right investment never changes:
👉 Being able to analyze the true value correctly

Because most of the time, profit starts here:
👉 Not by finding the right property, but by eliminating the wrong investment

Mustafa Yılmaz

CEO – Anadolu Properties

Avrupa – Türkiye Yatırım Köprüsü