Before you start
Use this workflow when you want to record a property, land, rental asset or second home as an asset. Enter the property value as the gross asset value first. If there is a mortgage, keep it separate as a linked liability so Capitelist can show property value, debt and equity without double-counting.
Detailed steps
Open Assets > Real Assets
Go to Assets and select Real Assets. Review the current table before adding anything. If the property already exists, update the existing record instead of creating a duplicate. Real Assets is the right place for property, land, vehicles, metals and collectible objects.
Open Add Capital Item and choose Real Estate
Click Add Capital Item, choose Real Assets in the category rail, then select Real Estate. Use this option for property, land, a rental asset or a second home. Do not use Cash or Public Markets for property just because it has a known value.
Review the manual-entry form before entering numbers
The form asks for Name, Source / note, Current value, Currency and Amount invested. Keep these separate. Current value is what the property is worth now. Amount invested is what you paid or contributed. Source / note explains why the value is credible.
Enter property value, source and cost basis
Enter a specific property name, a short source note, the current value, the source currency and amount invested when known. Use the valuation currency from the source. Do not convert manually just to match the portfolio base currency. Leave amount invested blank if you do not know the original cost.
Save and verify the Real Assets table row
After saving, check the Real Assets table. Confirm the name, source note, category, amount invested, owned value, currency, liquidity and gain or loss. If the value or currency looks wrong here, open details immediately instead of relying on the dashboard total.
Open More details and check property equity
Open More details for the property. Review Owned equity, Owned property value, Ownership, Gross property value and Mortgage balance. If there is no mortgage yet, the detail should say No linked mortgage yet. If the property has debt, link it from this detail screen or add it in Debts as a mortgage.
Open Value and verify valuation metadata
Open the Value tab and check Owned value, Ownership, Gross value, Amount invested, Liquidity, Last updated, Valuation date and Valuation method. These fields explain how the property affects Net Worth, Capital Review, Forecast and shared portfolio views.
Open Net Worth and check the balance sheet effect
Return to Net Worth and confirm assets increased by the property value. Liabilities should not change unless you also added or linked a mortgage. Net worth should rise by the asset value when no liability is linked, and by equity when a mortgage is linked separately.
Field guide
The property label shown in Assets, details and review screens.
Use a specific name that lets you identify the property later.Short evidence label for the valuation.
Use terms like appraisal, broker opinion, market comparison, tax value or owner estimate.Your working estimate of what the property is worth now.
This affects Net Worth. Do not enter original cost here.The currency of the property valuation.
Use the source currency unless the source already provides a converted value.Original purchase price, contributed capital or known cost basis.
Leave it blank when unknown instead of inventing a clean gain/loss.Owned property value after linked mortgage debt is considered.
If no mortgage is linked, equity should match owned property value.Linked property debt shown from Debts.
Keep the mortgage as a liability; do not subtract it manually from current value.How quickly the property could realistically become cash.
Real estate is usually locked because sale timing, fees and negotiation matter.Date the value represents.
Update it whenever you refresh the valuation.The evidence type behind the current value.
Do not call an owner estimate an appraisal unless you have a formal appraisal.Decision rules
What it adds
- Makes property exposure visible in allocation, liquidity and currency exposure.
- Improves net worth by pairing assets with related liabilities.
- Helps Forecast understand whether debt service and illiquidity matter.
What it does not do
- Estimated property values are not appraisals.
- Selling costs, taxes and time-to-sale are not automatically deducted from value.
- Capitelist does not resolve legal title or ownership disputes.
Common mistakes
What to check
- Do not enter the full property value as owned value when ownership is partial.
- Keep the mortgage as a liability rather than subtracting it manually from the asset value.
- Review valuation dates frequently in volatile or illiquid markets.
- Use separate records for separate properties unless they are genuinely one asset.
Creating a duplicate property instead of updating the existing Real Assets row.
Entering original purchase price as current value.
Entering current value as amount invested.
Changing currency to the portfolio base currency without a source conversion.
Subtracting the mortgage from the property value and also adding the mortgage in Debts.
Leaving source note, valuation date or valuation method too vague for future review.
Treating real estate value as immediately available cash.
Combining separate properties into one record when they have different debt, ownership or sale constraints.
After you save
- Check the Real Assets table row.
- Open More details and verify equity, ownership and linked mortgage status.
- Open Value and confirm valuation date plus valuation method.
- Add or link a mortgage if the property has debt.
- Keep appraisal, broker opinion or source evidence in Documents when the property is material.
- Refresh the value when new evidence arrives or Capital Review flags the record.