---
name: property-deep-dive
description: 'Universal property due-diligence skill across 103 countries. Pulls any or all of thirty-one sections per address — ten core (price/traffic/tax/rental/work/risks/mains/crime/amenities/climate), six financial-process (finance/currency/visa/insurance/notary/home-tax), eight decision-context (compare/retirement/digital-nomad/macro/demographics/schools/esg/exit), one regulatory (permits), two transaction (agent, scams), four process (language, connectivity, remote, relocation). Plus 4 cross-cutting layers — --integrity (data-honesty checks), --journey=<type> (7 templates: pre-offer/post-offer/foreign-buyer/investor/renovation/gite-bnb/inheritance), --type=<kind> (6 specialised: off-plan/auction/probate/plot-only/heritage/apartment-vs-house), --update (maintenance). Tooling — TCO calculator, mortgage calculator, test fixtures, listing-diff watcher, comparable-transactions DB, auto-validate cron. Country matrix in countries/<iso2>/ (full list in README). Outputs to terminal, MD file, or both.'
user-invocable: true
argument-hint: "<address> [--country=<iso2>] [--all] [--price] [--traffic] [--tax] [--rental] [--work=<profession>] [--risks] [--mains] [--crime] [--amenities] [--climate] [--finance] [--currency] [--visa] [--insurance] [--notary] [--permits] [--agent] [--scams] [--language] [--connectivity] [--home-tax] [--remote] [--relocation] [--compare=<iso2,...>] [--retirement] [--digital-nomad] [--macro] [--demographics] [--schools] [--esg] [--exit] [--tco] [--mortgage] [--watch] [--integrity] [--journey=<type>] [--type=<kind>] [--listing=<url>] [--save[=<path>]] [--quick|--deep] [--override-confidence=<HIGH|MEDIUM|LOW>] | --update[=<iso2>[,<iso2>...]] [--tier=<A|B|C>] [--include=<iso2>] [--exclude=<iso2>] [--validate-only|--refresh-only] [--add=<iso2>] [--diff] [--interactive] [--test] | --health-report"
---

# Property Deep-Dive (`/property-deep-dive`)

Master router for property due-diligence across multiple countries. Parses the address, detects the country, loads that country's playbook from `countries/<iso2>/playbook.md`, and runs the requested sections.

## When to use

Trigger this skill when the user:
- Asks about a property: "check this house", "is X address worth Y?", "what are the risks at...", "tax estimate for..."
- Pastes a real-estate listing URL (SAFTI, SeLoger, Rightmove, ImmoScout24, Idealista, Funda, Otodom, Sreality, Zillow, Realtor.com, etc.)
- Mentions a specific address in a real-estate / due-diligence context
- Says `/property-deep-dive` or asks to "analyse this house"

Skip if it's a code question or a generic real-estate market question (no specific address).

## Arguments

`$ARGUMENTS` is the user's input. Parse as: `<address> [flags]`.

**Address forms** accepted:
- Full street address: `1 Rue Principale, 86430 Adriers, France`
- Partial: `Adriers 86430` or `Berlin Mitte 10115`
- Listing URL: any platform URL — fetch the address from the listing
- Coordinates: `46.2582, 0.8040`

**Country detection** — in this priority order:
1. `--country=<iso2>` flag (e.g., `--country=fr`, `--country=de`, `--country=uk`)
2. Country name in the address ("France", "Germany", "España", "United Kingdom")
3. Postcode pattern matching:
   - **FR**: 5 digits (`86430`), French commune/dept name nearby
   - **DE**: 5 digits (`10115`), German city/Bundesland name
   - **ES**: 5 digits (`28013`), Spanish city/CCAA
   - **IT**: 5 digits (`00100`), Italian comune/regione
   - **UK/GB**: alphanumeric (`SW1A 1AA`, `EC1A 1BB`)
   - **NL**: 4 digits + 2 letters (`1011 AA`)
   - **BE**: 4 digits (`1000`)
   - **CH**: 4 digits, Swiss canton/commune
   - **AT**: 4 digits, Austrian Bundesland
   - **PT**: 4-3 (`1100-001`)
   - **PL**: NN-NNN (`00-001`)
   - **CZ**: NNN NN (`110 00`)
4. Reverse-geocode lat/lon via Nominatim, take `address.country_code`
5. If still ambiguous, ask the user explicitly

**Section flags** (combine any, default = `--all`):

| Flag | What it produces |
|---|---|
| `--all` | All thirty sections (default if no section flag specified) |
| `--price` | Listing price vs commune €/m² (or local currency), comp listings, fair-value verdict |
| `--traffic` | Traffic counts, road classification, noise translation |
| `--tax` | Property tax + transaction tax + future revaluations |
| `--rental` | Realistic short-let / gîte / Airbnb income, regulatory regime, net |
| `--work=<profession>` | Local employment options for the named profession |
| `--risks` | Natural + technological risks (acute hazards); build-year hazards. **Build-quality + new-build defect-rate sub-section extension** (`shared/risks-build-quality.md`) supplies the parallel construction-defect layer for new-build + off-plan property: statutory new-build warranty regimes (FR garantie décennale 10y / ES Ley 38/1999 LOE 10-3-1 / IT Codice Civile Art. 1669 + polizza decennale postuma DL 122/2005 / DE BGB 5y Mängelhaftung + MaBV escrow / UK NHBC Buildmark + Building Safety Act 2022 / IL Sale (Apartments) Law 1973 / IN RERA 2016 + 70% escrow / AU state DBI / CA provincial Tarion + 2-5-10 / NZ leaky-homes legacy + Building Act 2004 / ZA NHBRC + Housing Consumer Protection Act 2025 / TR TBK Art. 478 + Yapı Denetim 4708), off-plan deposit-protection mechanisms (FR GFA / ES aval bancario Ley 57/68 / IT polizza fideiussoria / DE MaBV / PL Deweloperski Fundusz Gwarancyjny since 1 Jul 2022 / AE RERA escrow / SA WAFI / IN RERA 70% escrow / VN Real Estate Trading Law bank guarantee / BR Patrimônio de Afetação / NL Wkb 1 Jan 2024), 7 cross-cutting traps (statutory warranty + off-plan deposit are independent layers; warranty period varies 5x; off-plan delivery risk is largest financial exposure — CN Evergrande/Country Garden/Vanke + VN Tan Hoang Minh/FLC/Vạn Thịnh Phát + AE 2008-2014 GCC crisis; post-disaster building-code enforcement gaps — TR 6 Feb 2023, NZ leaky homes, US Surfside, UK Grenfell, MA Sep 2023; Spain post-bubble defect rate + Cyprus damp = `claim — verify` not fact; common-law warranty schemes vary state/province; energy-performance + sustainability mandates layering atop), high-impact incidents (TR 6 Feb 2023 ~50,000 deaths exposed pre-amnesty construction; CN Evergrande HK liquidation 29 Jan 2024 + Country Garden + Vanke; AU Opal Tower 24 Dec 2018 → NSW DBP Act 2020 + iCIRT; US Surfside 24 Jun 2021 → FL SB-4D milestone inspections; UK Grenfell 14 Jun 2017 → Building Safety Act 2022; NZ leaky homes 1990s-2000s $11bn legacy; CY damp + Building Safety Law 158(I)/2024; MA 8 Sep 2023 Al Haouz earthquake + Decree 2.24.766 (Sep 2024); JP Noto 1 Jan 2024), and 2024-2026 reform calendar (EU EPBD IV Directive 2024/1275 in force 28 May 2024 transposition 29 May 2026; EU CPR Reg 2024/3110 in force 7 Jan 2025; NL Wkb 1 Jan 2024; DE GEG 65% renewable mandate 1 Jan 2024; CY HIPPODAMOS Jul 2024; PL DFG extended 2 Jul 2024; CZ Stavební zákon 283/2021 phased; SA WAFI Off-Plan Sale Law April 2024 + SBC 2024 mandatory 30 Jun 2025; OM RD 79/2025 in force 10 Mar 2026; TR Law 7534 of 5 Dec 2024 + 6306 rewrite 4 Feb 2026; ZA Housing Consumer Protection Act signed 27 Jan 2025; KE NCA Building Code 2024 launched 17 Jul 2024; AU AUSTRAC Tranche 2 1 Jul 2026; CA Tarion 1 Jul 2025/1 Jan 2026; US FL SB-4D Phase 1 31 Dec 2025/2026; CA SB-326/SB-721 1 Jan 2026; CN Evergrande HK liquidation 29 Jan 2024; VN Real Estate Trading Law bank-guarantee 1 Aug 2024) across 100 of 103 countries. **Pairs strongly with `--type=off-plan`** for buyers committing to pre-completion property |
| `--mains` | Mains drains / sewer connection check + verification path PLUS utilities-reliability extension (grid type, SAIDI/SAIFI, outage band 🟢🟡🟠🔴, load-shedding regime, 2024-2026 reform calendar, water-supply reliability — universal logic in `shared/mains-reliability.md`) |
| `--crime` | Commune-level crime rates + trend + national/regional comparison (per-country source registry in `shared/crime-sources.md`) |
| `--amenities` | Distance to grocery / DIY / pharmacy / GP / hospital / schools / public transport via OSM Overpass (universal logic in `shared/amenities-osm.md`) |
| `--climate` | Climate change projections per coordinate: temperature trajectory, sea-level rise, heatwaves, drought, wildfire, degree-day shift (universal logic in `shared/climate-projections.md`) |
| `--finance` | Foreign-buyer mortgage availability, LTV cap (non-resident), 10-yr fixed rate, FX-loan rules, banks with non-res desks (universal logic in `shared/finance.md`). **Banking-access extension** (`shared/finance-banking.md`) supplies the parallel non-resident bank-account layer: tax-ID prerequisite chain (NIE/NIF/CURP/CPF/Iqama/PESEL/CPR ordering), FATCA acceptance bucket per country (Standard/Restricted/Refused), named expat-banking arms with minimums (HSBC Expat Jersey universal fallback, Charles Schwab International, UBS WM, Lombard Odier, LGT, Citi IPB SG), 7 cross-cutting traps (tax-ID Catch-22, FATCA bank-by-bank execution, residency-coupled online banking, mortgage-domiciliation survival, currency-control regimes, small-banking-sector de-risking, foreign-buyer-ban interaction), and 2024-2026 reform calendar (EU AMLA Frankfurt 1 Jul 2025, EU IPR + VoP 9 Oct 2025, AU foreign-buyer ban 1 Apr 2025, NZ partial reopen 19 Dec 2025, CN PBoC 1 Jan 2026, HK CARF/CRS 2.0 from 2028/2029, TR KKM terminated 23 Aug 2025, AR cepo lifted 14 Apr 2025, SAMA Visitor ID 25 Sep 2025, BG eurozone 1 Jan 2026, RS SEPA scope 22 May 2025) across 100 of 103 countries |
| `--currency` | Currency code, peg status, FX volatility, capital controls, hedging market depth, 2025-26 currency reforms (universal logic in `shared/currency.md`) |
| `--visa` | Residency-by-investment / citizenship-by-investment / property-linked visa programs and current status (open/restricted/ENDED) (universal logic in `shared/visa-programs.md`; machine-readable source of truth in `config/_visa-programs.json` — region tables auto-render from JSON) |
| `--insurance` | Catastrophic-risk reinsurance scheme, flood/earthquake policy availability, mortgage-mandatory rules, climate-risk reforms (universal logic in `shared/insurance.md`) |
| `--notary` | Notary required (civil-law) vs solicitor (common-law), days from offer to deed, closing costs as % of price, title insurance norms, 2025-26 reforms (universal logic in `shared/notary-process.md`). **Forced-heirship sub-section extension** (`shared/notary-forced-heirship.md`) supplies the parallel succession-law layer: civil-law forced shares (réserve héréditaire / quota legittima / Pflichtteil / legítima / iryūbun / yuryubun / zachowek) vs common-law testamentary freedom + family-provision claims vs Sharia faraid + opt-out paths, EU Reg 650/2012 (Brussels IV) nationality-law-choice mechanism, FR 24 Aug 2021 Art. 913 al. 4 prélèvement compensatoire carve-out (constitutionality + Brussels IV compatibility still pending in litigation as of May 2026), 7 cross-cutting traps (Brussels IV not universal — DK + IE opt-out + UK Brexit; civil-law claim against estate vs against property — NL legitieme is monetary since 2003 BW reform; Sharia opt-out jurisdiction-by-jurisdiction — AE DIFC / Abu Dhabi Civil Court vs SA/KW/OM no opt-out; religion at death determines regime in pluralist jurisdictions — MY/ID/LB/IN/LK; regional forals + state-Civil-Code variation — ES Cataluña/Aragón/País Vasco/Navarra/Galicia/Baleares + MX 32 state codes + US Louisiana + CA Quebec; lifetime gifts clawed back — DE 10yr sliding-scale + FR rapport unlimited + BR doação inoficiosa STJ-confirmed timing test + IT 10yr azione di riduzione; EU 2024 AML6 + AMLA Frankfurt 1 Jul 2025 + DAC8 31 Dec 2025 affect succession planning vehicles), and 2024-2026 reform calendar (CH 1 Jan 2023 Pflichtteil reform descendants 3/4→1/2 + parents abolished; LI 1 Aug 2024 Erbrecht reform mirroring CH; FR Loi 2021-1109 Art. 24 effective deaths from 1 Nov 2021; KR Constitutional Court 25 Apr 2024 sibling yuryubun unconstitutional with deadline 31 Dec 2025; AE Federal Decree-Law 41/2022 effective 1 Feb 2023; DIFC Wills Service Centre + Abu Dhabi Civil Court for non-Muslim foreigners; SA Mecca/Medina restriction + Law of Real Estate Ownership by Non-Saudis approved 8 Jul 2025 in force Jan 2026; SC abolished forced-heirship 1 Jul 2021; SG Family Justice Probate Rules 16 Sep 2024; CJEU C-21/22 + C-651/21 + C-187/23 + ECtHR Jarre/Colombier 15 Feb 2024) across 100 of 103 countries |
| `--permits` | Building-works permit regime: declaration vs full-permit thresholds (m² creation/extension/façade), heritage / listed-building overlay, conformity-at-completion certificate, retention/amnesty path, post-purchase enforcement risk. Distinct from `--work=<profession>` which is local employment, NOT building works (universal logic in `shared/permits.md`) |
| `--agent` | Buyer-side agency landscape: commission rate (buyer/seller/total), who pays (statutory vs market), licensing regime (mandatory body / voluntary / none), MLS y/n + portal substitutes, dual-agency legality, exclusivity-contract risk (mandat exclusif), buyer's-agent (EBA / aankoopmakelaar / chasseur) availability, off-plan/developer-agent distinction. Captures 2024+ reforms: US NAR settlement (eff. 17 Aug 2024), DE Bestellerprinzip §§656a-d BGB (eff. 23 Dec 2020), CZ Zákon 39/2020, TR Yetki Belgesi 2018, VN Law 29/2023. Distinct from `--exit` (sell-side at eventual sale) and `--notary` (transaction completion) (universal logic in `shared/agent.md`) |
| `--scams` | Country-specific transaction-fraud register: documented buyer-side property scams with regulator advisories, prosecutions, or investigative-journalism evidence. 7 cross-cutting traps (BEC at closing, title/deed forgery, off-plan disappearance, foreign-restricted-zone nominee, golden-visa price-inflation, customary-tenure / restitution-lien, concession-vs-freehold). Covers 2024-2026 enforcement waves: US FBI IC3 $2.77B BEC 2024, NY/FL/TX deed-theft statutes, UK HMLR Property Alert £59M FY24-25, GR Circular 1/2026, TR "Bona Fide" Sept 2025, ZA Hawarden v ENS SCA 10 Jun 2024, NO Eml. 1 Jul 2025, AE RERA fines 2024, CN Evergrande/Country Garden, VN Tan Hoang Minh, KR jeonse, JP jimenshi, TH nominee taskforce. Distinct from `--integrity` (data-honesty checks on output) and `--risks` (natural/technological hazards) (universal logic in `shared/scams.md`) |
| `--language` | Foreign-buyer language requirements: deed-language rule (which language must the deed be in; bilingual permitted; which version controls), sworn-interpreter-at-signing mandate (statutory profession vs court-admitted vs notary-public-certified), POA / apostille chain (Hague member status — VN in force 11 Sept 2026, TH approved Dec 2025, AE non-member, SA in force 7 Dec 2022), mandatory diagnostic-document language (DPE/APE/CEE/Energieausweis/EPC/BER/PEA), sworn-translation cost bands. 7 cross-cutting traps (Apostille membership confusion, sworn-translator-regime variation, bilingual-deed local-controls rule, diagnostic-docs always local-only, state/regional variation US/CA/CH/BE/IN, consular-POA bypass, 10× cost variation). Distinct from `--notary` (transaction completion) and `--visa` (residency programs) (universal logic in `shared/language.md`) |
| `--connectivity` | Foreign-buyer broadband / fixed-internet profile: official address-level fibre availability checker (ARCEP FR, BNetzA DE, Ofcom UK, FCC US, nbn AU, Anatel BR, etc.), dominant ISPs with FTTH product line, tariff bands (entry / mid / gigabit) in local currency + EUR/USD equivalent, FTTH urban coverage %, rural fallback (5G FWA / Starlink / fixed-wireless), Starlink licence status (calendar-actionable: AE Mar 2026, JO Feb 2026, CO Apr 2024; ZA grey 2026-27 BEE-blocker; CN/IR/SY/RU/BY banned; BA only major-EU absence; IN/SA/MA/EG/IL pending), build-era / strata trap (HOA / SVJ / borettslag / talohyhtiö / 小区 approval), country-specific quirk (ZA load-shedding ISP-UPS premium, LB EDL outages mandate generator, CN GFW + IPLC dedicated international line $1k-3k+/mo, AR FX volatility). 7 cross-cutting traps (listing-vs-active-line, national-FTTH masks rural gaps, Starlink moves fast, 5G FWA asymmetric upload, strata approval delays, microstate monopolies MC/AD/LI/SM/MV/UY/EC/CV/MO/LB, contract-length traps + bundle pricing). Distinct from `--digital-nomad` (national Speedtest tier + DNV) and `--mains` (utility verification) (universal logic in `shared/connectivity.md`) |
| `--home-tax` | Buyer-nationality tax overlay: home-country tax exposure when a resident of country X buys / owns / disposes of property abroad. Indexed by **buyer's tax-residence country** (not property country) — covers 20+ buyer cohorts including US (citizenship-based; FATCA Form 8938, FBAR/FinCEN 114, PFIC § 1297, § 988 phantom-currency-gain on foreign-mortgage payoff per *Quijano v. US*, § 877A expat tax, OBBBA $15M estate exemption permanent from 2026), UK (FA 2025 — non-dom abolished 6 Apr 2025, 4-y FIG regime, IHT residence-based via 10/20 LTR test, FHL abolition, *Bentley v Pike* sterling-CGT), CA (T1135 personal-use carve-out, ITA § 128.1 departure tax including foreign RE, 50% inclusion 66.67% reform CANCELLED Mar 2025), AU (Div 855 worldwide CGT, 50% individual discount, MRE removed for foreign residents post-30 Jun 2020, FRCGW raised to 15% 1 Jan 2025), NZ (FIF on foreign-property holding entities, ring-fenced rental losses § EL 4, foreign property OUTSIDE bright-line), DE (§ 23 EStG 10y Spekulationsfrist, § 6 AStG ATAD reform, ErbStG 5 estate-tax DTTs), FR (IFI worldwide RE > €1.3M, exit tax PLF 2026 in flux, Form 3916 €1,500/account/year), IT (IVIE 1.06% post-Jan 2024, Quadro RW, 24-bis €200k flat from 10 Aug 2024 / PLF 2026 → €300k draft, 24-ter Mezzogiorno 30k pop limit), ES (Modelo 720 post-ECJ, Patrimonio + ITSGF > €3M, Beckham 24% extended to teleworkers), NL (Box 3 Hoge Raad 2024 constitutional crisis, Wet WRBox3 → 1 Jan 2028, 30%-ruling → 27% from 2027), Nordics (DK Ejendomsværdiskat uniquely on foreign property, NO formueskatt + 12-y exit-tax cap 2024, SE/FI no wealth/IHT), CH (Eigenmietwert abolished by 28 Sept 2025 vote effective 1 Jan 2029), JP/KR/SG/HK/CN (territorial vs worldwide split; JP 5y permanent-resident cliff; KR 5y foreign-shield; CN 6-y rule resetting on 30+ day exit; SG/HK foreign rental exempt), IL (Olim 10y foreign-source exemption + 1 Jan 2026 reporting-only repeal), emerging markets (IN LRS USD 250k + TCS 20%, BR Lei 14.754/2023, ZA SDA R1M + FIA R10M + § 9H exit tax including foreign RE, MX, AE/SA/GCC). 7 cross-cutting traps (phantom-currency-gain, PFIC, wealth tax overlap, estate-tax patchwork, exit-tax events, structural decisions direct/corp/trust/LLC, treaty FTC vs exemption). Distinct from `--tax` (property-country side: tax foncière / IBI / IMU) and `--finance` (mortgage availability for non-resident buyers) (universal logic in `shared/home-tax.md`) |
| `--relocation` | Foreign-buyer 90-day post-completion relocation logistics: pets + driving licence + vehicle import + utility setup + healthcare gap. The "surprise cost / surprise timeline" patterns that turn a clean purchase into a scrambled move-in. **Pets**: ISO 11784/11785 microchip + rabies vaccinations + FAVN/RFFIT titer (≥0.5 IU/ml, where applicable) + 180-day waiting period (AU/NZ/JP/SG-Schedule-III/MY) + quarantine + banned breeds (PL 11 permit-conditional / DE Listenhunde + Bayern strictest / NO 6 banned absolutely / DK 13 banned / IL 8 banned + UK/IE XL Bully ban from 31 Dec 2023 / RO ban Pit Bull/Boerboel/Bandog / FR Cat 1 import-banned / ES PPP regime / CY 4 banned / MT Pit Bull banned / MY restricted-breeds permit / TR 6 banned). **Driving licence**: EU/EEA mutual recognition under Dir 2006/126/EC + **EU 4DLD Directive 2025/2205** in force 25 Nov 2025 (transposition deadline 26 Nov 2028); bilateral patchwork outside EU (US state-by-state; CA province-by-province; **AU EDR category removed Apr 2025-Feb 2026** — now binary 28 recognised countries vs full re-test); senior re-test thresholds (NL 75+ medical mandatory; IT 70+ 5-yearly / 80+ 2-yearly; UK 70+ self-declaration 3-yearly; JP 70+ cognitive screening + 75+ on-road test from 13 May 2022). **Vehicle import**: emissions (Euro 5/6 + WLTP per Reg 2018/858 from 1 Sep 2020; US Tier 3; AU ADR; IN BS6 from 1 Apr 2020; CN China 6) + age limits (KSA/QA/KW 5-year; BH raised to 10y; OM 10y; AE no cap but >10y permit; KE 8y + **2026-01-01 KEBS rule** RHD only first-registered ≥2019; NG 12y reaffirmed Nov 2025; MU petrol <3y/diesel <4y; **EG one-vehicle-per-5-years from 26 Dec 2024**) + RHD/LHD restriction (AE prohibits RHD individual import; UK/IE/MT/CY/AU/NZ/JP/SG/IN RHD; mainland EU/US/CN/KSA LHD-only) + collector exemptions (US 25-year NHTSA; AU SEVS Concessional RAV; EU classic >30y per MS); LEZ landscape (UK ULEZ Greater London 29 Aug 2023 + £12.50/day; FR ZFE-m Crit'Air 3 ban 1 Jan 2025 + pedagogical period to end 2026; DE Umweltzone green-only universal 2025; ES Madrid 360 citywide ZBE from 1 Jan 2025; **PL Warsaw SCT** 1 Jul 2024 + Stage 2 from 1 Jan 2026; **Kraków LEZ** 1 Jan 2026; **SE Stockholm Miljözon Klass 3** EV-only inner-city 31 Dec 2024; **NL zero-emission zones** 1 Jan 2025 — Amsterdam/Rotterdam/Utrecht/Eindhoven/Maastricht; DK Copenhagen LEZ expanded 1 Mar 2025; BE Brussels stricter from Jan 2026 — court overturned 2027 postponement). **Utility setup**: country-specific DSO + supplier liberalisation pattern + foreign-buyer ID requirement Catch-22 (DE SCHUFA + Anmeldung + Steueridentifikationsnummer mailed 2-6 wks; NL BSN + RNI/BRP; FR RIB + justificatif; ES NIE + bank account; IT codice fiscale; CH cantonal Einwohnerkontrolle within 8 days; HR OIB mandatory; HU MVM Next sole universal supplier with restricted foreign-owner cap eligibility; CR Firma Digital BCCR citizen/DIMEX-only; SE Personnummer or samordningsnummer; FI HETU; NO fødselsnummer or D-nummer; DK CPR-nummer; **DE 24h electricity-switching rule from 6 Jun 2025**); foreigner-only deposit premium 100-1,000 EUR/AED/USD per utility. **Healthcare**: parallel 90-day cliff — DE Krankenversicherung mandatory day 1 (failure = €1,000+ backdated); FR Carte Vitale via CPAM after 3-mo residence; ES Cartilla Sanitaria; IT Tessera Sanitaria; NL zorgverzekering compulsory + 4-mo grace with backdating; CH KVG within 3 months. **2024-2026 reform calendar** (40 dated entries): EU 4DLD 25 Nov 2025; EU Reg 2016/429 transition 22 Apr 2026 (UK pet passports invalidated); CDC Dog Import Form 1 Aug 2024; HK Mainland-CN pet quarantine 120→30 days 3 Jun 2025; SG AVS Schedule I/II/III replaced Cat A/B/C/D 1 Apr 2026; AU EDR removed Apr 2025-Feb 2026; AU PEXA-Sympli IOP suspended 2024; AU FRCGW $750k threshold removed 1 Jan 2025; NZ MPI Cat 3 sealed-crate dropped 1 Mar 2026; ZA e-DRS 1 Apr 2025 + Eskom load-shedding suspended (300 days clear by 12 Mar 2026); ZA *Hawarden v ENS* SCA reversal 10 Jun 2024 (BUYER bears BEC); VN Circular 12/2025/TT-BCA 28 Feb 2025; BR CONTRAN Resolution 1.020 1 Dec 2025; AR ARCA replaces AFIP 25 Oct 2024; MX March 2025 LESE/LCFE/LPTE/LCNE energy reform; PA new licence design 6 Nov 2025; HU NREA 1 Oct 2024; TR ÖTV revised 1 Aug 2025; GE excise reform Apr 2026 (1.5/4.5 GEL/cm³); RW Euro 4 mandate Aug 2025; TH EV3.5 incentive 80→40% duty 2024-2025. 7 cross-cutting traps (FAVN-titer 6-7 month flow; AHC vs pet passport post-Brexit; DL bilateral patchwork; emissions+age+RHD/LHD trifecta; LEZ urban driving cost; utility Catch-22; healthcare 90-day cliff). 7 universal mitigations + 40-row reform calendar. Pairs strongly with `--language` (apostille / sworn-translator) + `--remote` (deed execution) + `--home-tax` (tax-residence considerations on emigration). Distinct from `--mains` (parcel infrastructure), `--connectivity` (broadband), `--remote` (deed execution mechanisms) (universal logic in `shared/relocation.md`) |
| `--remote` | Foreign-buyer remote-execution mechanisms: can a buyer execute a property purchase without physically being present? Five distinct mechanisms covered — (1) POA to a local representative + apostille / consular legalisation chain (universal fallback that works in all 103 countries), (2) remote video-conference signing at notary (operational for property in PT since DL 126/2021 Apr 2022 / BE since 8 Apr 2024 / EE since 1 Feb 2020 e-Notar / LT since 1 Jul 2021 / LV since 1 Jul 2018; explicitly excluded for property in DE § 16a-d BeurkG / IT rogito requires contestualità fisica / AT § 31 GBG / NL DOBV BV-only / ES Ley 11/2023 catalogue excludes compraventa / MT physical simultaneity / PL forma aktu notarialnego), (3) eIDAS QES — Reg (EU) 910/2014 + eIDAS-2 Reg 2024/1183 EUDI Wallet rollout target end of 2026 / mandatory acceptance 2027, (4) digital land-register filing (AU PEXA / NZ Landonline modernization Dec 2026 target / UK HMLR PG8+82+81 + Mercury-style + Digital ID Standard Safe Harbour / CA Ontario Teraview+OnLand from 17 Jun 2024 / BC LTSA myLTSA / ZA e-DRS launched 1 Apr 2025 / Nordics fully digital via BankID/MitID/Audkenni / GE PSH e-Apostille since 2014 / RW Irembo with e-Apostille from 5 Jun 2024 / TR webtapu / BR e-Notariado / Kenya Ardhisasa), (5) mortgage-bank residual wet-ink trap (Fannie/Freddie accept RON since 31 Mar 2020 + manufactured homes 7 Aug 2024 but lender + warehouse + recorder all gate). US RON ~46 states + DC + PR — **CA SB 696** signed 30 Sep 2023 with full effective date pushed to **1 Jan 2030** (regulations pending May 2026); **Federal SECURE Notarization Act HR 1777 / S 1561** reintroduced 119th Congress May 2025, NOT enacted; FL § 117.295 expressly permits foreign-passport credential analysis as KBA substitute. AU PEXA + Sympli interoperability **SUSPENDED** 2024 (no compelling case). 7 cross-cutting traps (eIDAS recognition asymmetry — QES is EU-mutual, deed-validity is national; mortgage-bank residual wet-ink — RON-eligible note ≠ RON-eligible loan; time-zone collision on real-time video signing; state/canton/province fragmentation; identity-verification infrastructure incompatibility — Catch-22 for foreign buyers without local eID; apostille / consular legalisation chain still required for foreign POA — VN flips to Hague 11 Sept 2026 / TH cabinet approval Dec 2025 instrument NOT yet deposited / AE signed Mar 2024 deposit unverified; AML/KYC gatekeepers — *Hawarden v ENS* [2024] ZASCA 90 BUYER bears BEC risk + FinCEN RRE Rule effective 1 Mar 2026). Captures 2024-2026 reform calendar — eIDAS-2 EUDI Wallet, DE BeurkG § 16a-d, FR Décret 2024-378, IT D.Lgs. 110/2010 + DM 8 Feb 2023, ES Ley 11/2023, PT DL 126/2021, BE 8 Apr 2024, NL DOBV, CH Eigenmietwert abolition 28 Sept 2025 (effective 1 Jan 2029), AU PEXA-Sympli IOP suspension, NZ Landonline + OIA Amendment 6 Mar 2026, CA Hague 11 Jan 2024, ZA e-DRS 1 Apr 2025, US CA SB 696 + SECURE Act + FinCEN RRE 1 Mar 2026, EU AMLR/AMLA 19 Jun 2024, HCCH Apostille VN 11 Sept 2026 / TH pending, VN Real Estate Business Law 29/2023, HU NREA 1 Oct 2024 / e-property 16 Jan 2025, EE+LT+LV operational e-notary, Hawarden v ENS [2024] ZASCA 90 BEC liability test reversed for buyer. Pairs strongly with `--language` (apostille / sworn-translator / POA-translation chain). Distinct from `--language` (deed-language regime), `--notary` (transaction completion process), `--scams` (BEC at closing register) (universal logic in `shared/remote.md`) |
| `--compare=<iso2,...>` | Side-by-side multi-country comparison for relocation/investment (universal logic in `shared/compare.md`) |
| `--retirement` | Retiree-specific filter: pension taxation, healthcare, climate, expat communities (`shared/retirement.md`) |
| `--digital-nomad` | DNV availability + thresholds, internet quality, coworking density, time-zone overlap (`shared/digital-nomad.md`). **Working-age healthcare carve-out sub-section extension** (`shared/digital-nomad-healthcare.md`) supplies the parallel healthcare-access layer for working-age 25-65 DN-visa holders + remote workers + employed expats — companion to per-country `--retirement` healthcare layer covering retirement-age 65+: DN-visa availability + income threshold + healthcare requirement (PT D8 €3,680/mo / ES DNV €2,762/mo / IT Lavoro Autonomo Nomadi Digitali €28k/yr / GR €3,500/mo / CY €3,500/mo + 500-1,000 quota / EE €4,500/mo / MT NRP €42k/yr Apr 2024 raise / HR DN Permit Jan 2021 first formal EU / RO Law 22/2022 / HU White Card €3k/mo Jan 2024 raise / CZ Gov Resolution 475/2023 effective 1 Jul 2023 / SI 21 Nov 2025 latest EU launch / BG 20 Dec 2025 / MD 20 Sep 2025 / SK 700/yr quota tightening 1 Jul 2025 / AE Virtual Working / SA Premium Residency / IL B-1 + Bituach Leumi 6-mo wait / TR GSS 6% min wage from 1 Dec 2025 / JP Designated Activities Notice 53 1 Apr 2024 / KR Workation F-1-D Jan 2024 / TH LTR Sep 2022 + DTV 15 Jul 2024 / MY DE Rantau Oct 2022 / ID E33G Apr 2024 / PH Jun 2025 EO 86 / TW Gold Card / VN 5y Talent Visa 15 Aug 2025 / LK Feb 2026 / BB Welcome Stamp 30 Jun 2020 first in world / CR Estancia Rentista para Trabajadores Remotos Aug 2022 / CO V-DNV Oct 2022 / BR VITEM XIV 24 Jan 2022 / PA Decree 198 7 May 2021 / UY May 2023 [NOT Aug 2023] / MU Premium Visa 23 Oct 2020 first in Africa / SC Workcation Apr 2021 / CV Dec 2020 / KE Class N gazetted 1 Oct 2024 / ZA Remote Work Visa 8 Oct 2024 ZAR 650,976/yr), public-system enrollment timelines + tax-residency interaction (DE Krankenversicherung mandatory day-1 €1,000+ backdated penalty / CH KVG within 3 months 50% surcharge / FR PUMA 3-mo continuous residence / NL zorgverzekering 4-mo grace €528 fines / IT SSN tax-residency / ES Convenio Especial after 1-year residence €60-160/mo / PT SNS via residence card + AIMA / KR NHIS auto-enroll 6 months mandatory since 2019 / JP NHI 14 days of move / TW NHI after 6-month residency / IL Bituach Leumi 6-month residency rule NIS 16,860 buy-in / AU Medicare via residency + 11 RHCA countries + Lifetime Health Cover loading 2%/yr past age 30 / CA BC MSP 3-month wait / NZ ACC accidents-only NOT illness / KE NHIF replaced by SHA + SHIF 1 Oct 2024), reciprocal coverage (EHIC EU/EEA/CH + UK GHIC post-Brexit + AU RHCA UK/IT/SE/NL/NO/FI/IE/MT/BE), 7 cross-cutting traps (DN-visa status ≠ public-system access; enrollment timeline varies day-1 to 12 months; tax-residency triggers carry healthcare consequences; EHIC/GHIC for tourists not DNs; private insurance acceptance jurisdiction-specific; post-disaster crisis disruptions IL post-7-Oct-2023 + LB ongoing; tax-attractive regimes PT NHR2.0/IFICI Lei 82/2023 + ES Beckham RD 1008/2023 + IT 24-bis €200k 10 Aug 2024 + GR Non-Dom + NL 30%-ruling reduced to 27% from 1 Jan 2027 do NOT bundle public healthcare), and 2024-2026 reform calendar (PT NHR2.0/IFICI 1 Jan 2024 / ES Beckham extension Jan 2023 / IT 24-bis €200k 10 Aug 2024 / IT €300k flat-tax 1 Jan 2026 / NL 27%-ruling 1 Jan 2027 / CH KVG +4.4% 2026 / DE GEG 1 Jan 2024 / MT NRP €42k 1 Apr 2024 / IT DN Visa 5 Apr 2024 / JP DN Visa 1 Apr 2024 / KR Workation Jan 2024 / TH DTV 15 Jul 2024 / SI 21 Nov 2025 / BG 20 Dec 2025 / MD 20 Sep 2025 / CY 500→1000 quota Mar 2025 / SK 700/yr quota 1 Jul 2025 / TR GSS 3%→6% 1 Dec 2025 / KW health-assurance KD 100 23 Dec 2025 / AE Federal Decree-Law 48/2023 + MOHRE Basic Health 1 Jan 2025 / SA WAFI April 2024 / KE Class N + SHIF 1 Oct 2024 / ZA Remote Work Visa 8 Oct 2024 / AU SID 482 7 Dec 2024 / NZ AEWV 10 Mar 2025 / US OBBBA 4 Jul 2025 + Medicaid 1 Jan 2027 / CA Tarion 1 Jul 2025 + 1 Jan 2026 / VN Talent Visa 15 Aug 2025 / LK DN Visa Feb 2026) across 100 of 103 countries |
| `--macro` | Inflation, GDP growth, central-bank policy rate, sovereign yield context (`shared/macro.md`) |
| `--demographics` | Population, aging, schools, family-friendly metrics (`shared/demographics.md`) |
| `--schools` | Foreign-buyer schools / education-access layer (universal logic in `shared/schools.md`) covering working-age families with school-age dependents. International school landscape per major city — IB / British IGCSE+A-Level / American AP / French Lycée AEFE / German Schule + Nord Anglia (75+ schools globally) / Cognita (95+) / GEMS (60+, AE-dominant) / ISP (85+) / Globeducate (60+) / Inspired (110+) / Dulwich International / Harrow International / UWC / QSI emerging-markets franchise (Tashkent/Yerevan/Tbilisi/Sarajevo/Phnom Penh/Tirana). Annual fee bands USD 3-80k local currency + USD/EUR equivalent (NYC Trinity USD 50-65k highest globally; SG SAS USD 26-43k; HK ESF USD 17-26k vs HKIS USD 26-45k; JP ASIJ USD 17-23k; AE Dubai GEMS USD 16-30k; CH Ecolint CHF 30-45k; UK ISL GBP 25-40k; IN Mumbai/Delhi/Bangalore USD 9-18k Asia tier-1 lowest; BR São Paulo Graded USD 17-25k; CV/SC USD 3-15k Africa lowest tier). Waitlist horizons (AU Sydney top private 5-10 yr from birth — SCEGGS Darlinghurst + Cranbrook; SG/HK 12-36 mo; US NYC Trinity 2-3 yr; CH Geneva Ecolint 18-24 mo; FR Paris Lycée International Saint-Germain 5+ yr; NL Amsterdam capacity crisis 2+ yr since 2023; PT Lisbon CAIS 12-18 mo; ZA Johannesburg St John's 3-7 yr legacy + sibling priority dominant). Local public school landscape + language-of-instruction + foreigner-enrollment process + quality variance (FR carte scolaire / DE Schulpflicht with track-decision at age 10 Gymnasium/Realschule/Hauptschule / UK Local Authority catchment + selective grammar / NL postcode-loting / CH cantonal Stundenplan / ES bilingual variance Madrid+Cataluña+Castilla-La Mancha / IT liceo tracks at age 14 / PT agrupamentos catchment-based / JP gakku district + jusho / KR jeonse + work-permit + Korean-language / CN hukou-style residence + property ownership for prestigious xuequ / HK ESF + Direct Subsidy Scheme / SG Primary One Registration + parents-alumni priority + sibling priority / MY SJK(C) Chinese-medium SJK(T) Tamil-medium / IN Hindi/English/regional-medium + state variance under NEP 2020 / ZA former Model C catchment / KE/NG/GH state schools by district + variable quality). Catchment-area / residency-priority rules drive property-value premium (CN xuequ school district Beijing/Shanghai/Shenzhen 30-300% premium for Haidian/Xicheng/Pudong-Chuansha catchment; US public school district correlated with property tax — Westchester/Marin/Palo Alto/Fairfield County 30-100% premium; NZ Auckland Grammar zone Epsom + Mt Eden 20-40%; UK London catchment-area for Kingston upon Thames / Chiswick 15-30%; AU NSW state school zones + Selective High Schools — Sydney 19 selective by exam; FR carte scolaire gates collège). 7 cross-cutting traps (UK 1 Jan 2025 20% VAT shock on private school fees + business-rates relief removal — ~15-20% effective fee increase + ripple to global British school networks; catchment-area + property-value premium is the single largest hidden cost — verify school-district / catchment status BEFORE the offer; waitlist horizons range from weeks to a decade — apply 12-24 months pre-arrival; public-system access language-of-instruction is the binding constraint for foreigner kids; top-tier networks dominate but premium-priced; curriculum choice IB vs British vs American vs Bilingual shapes university pathway; post-disaster + crisis disruptions reshape school access overnight — IL post-7-Oct-2023 + LB ongoing + UA post-Feb-2022 + TR post-6-Feb-2023 + CN post-2024 expat repatriation + BNO HK emigration aftermath + NG Lagos AISL Victoria Island/Ikoyi tied to oil-expat demand). 2024-2026 reform calendar (UK 1 Jan 2025 VAT + business-rates; AE Dubai KHDA + Abu Dhabi ADEK annual ratings Outstanding/Very Good/Good/Acceptable/Weak; SG MOE PSLE reform + DSA expansion; CN xuequ rules adjustment; AU AUSTRAC Tranche 2 1 Jul 2026; KE NHIF→SHA + SHIF 1 Oct 2024 indirectly affecting school-health-cover; ZA BELA Act 2024 expanded school-governance powers; NZ AEWV 2025 affecting expat-family enrollment; US OBBBA 4 Jul 2025 + 529-plan changes; BR Lei 14.945/2024; AR Milei vouchers debate) across 100 of 103 countries. Distinct from `--retirement` (retirement-age 65+ healthcare/lifestyle), `--digital-nomad` (working-age healthcare carve-out), `--demographics` (population / aging / family-friendly metrics — separate quantitative layer) |
| `--esg` | EPC distribution, climate exposure, community impact, carbon-tax/energy levy (`shared/esg.md`) |
| `--exit` | Sell-side liquidity, time-on-market, agent commissions, sell-side closing costs (`shared/exit.md`) |
| `--tco` | 30-year total cost of ownership calculator bridging --tax / --finance / --insurance / --notary (`shared/tco-calculator.md`) |
| `--mortgage` | Monthly P&I + amortization + stress-test wired to live --finance rates (`shared/mortgage-calculator.md`) |
| `--watch <url>` | Add a listing URL to the watchlist for price-drop / status-change tracking (`shared/listing-diff-watcher.md`) |

**Cross-cutting layers** (combine with sections):

| Flag | What it produces |
|---|---|
| `--integrity` | 4 data-honesty checks on top of standard output: dispute resolver, listing photo OCR, listing-vs-cadastre cross-check, red-flag scanner (`shared/integrity-checks.md`) |
| `--journey=<type>` | Decision-context templates that re-shape findings into a workflow output. Types: `pre-offer`, `post-offer`, `foreign-buyer`, `investor`, `renovation`, `gite-bnb`, `inheritance` (`shared/journeys.md`) |
| `--type=<kind>` | Specialized property-type checks layered onto standard output. Full templates: `off-plan`, `auction`, `probate`, `plot-only`, `heritage`, `apartment-vs-house`. Additional flags `mixed`, `agricultural`, `coastal`, `commercial` are recognised by the dispatcher but currently render only standard sections (no specialised overlay yet) (`shared/property-types.md`) |

Multiple cross-cutting layers can stack: `--integrity --journey=pre-offer,foreign-buyer --type=off-plan`.

**Output flags**:

| Flag | Behaviour |
|---|---|
| `--save` | Save full report to MD. Default location logic below. |
| `--save=<path>` | Save to a specific path |
| `--quick` | Single-pass, ~2 min; minimal external lookups |
| `--deep` | Multi-pass with Tavily + agents + PDF extraction; ~10–15 min (default for `--all`) |
| `--listing=<url>` | Use this listing URL as primary source (auto-detected if URL present) |

### Save-path logic

When `--save` is used without a path:
1. If a git project is detected and `_local/reports/` exists → save there
2. Else if `_local/` exists → create `_local/reports/` and save there
3. Else if `.gitignore` contains `_local` → create `_local/reports/` and save there
4. Else → save to current working directory

Filename: `property-<country>-<commune-slug>-<section-or-all>-<YYYY-MM-DD>.md`. Example: `property-fr-adriers-all-2026-04-25.md`.

## Master execution flow

1. **Parse `$ARGUMENTS`** — extract address, country (if explicit), flags, listing URL.
2. **Country detection** — run the priority cascade above. If ambiguous, ask the user.
3. **Load country playbook** — read `countries/<iso2>/playbook.md` from this skill folder. If the file doesn't exist, see "Unsupported country" below.
4. **Pre-flight (universal)** — see `shared/preflight.md`:
   - Geocode address (Nominatim) → (lat, lon, postal code, admin units, OSM road `osm_id`)
   - Identify the road via Overpass (ref, highway class, maxspeed)
   - Fetch listing if URL given (universal extraction prompt)
   - Cache local admin facts: population, sub-admin, neighbouring localities
5. **Run requested sections** — for each requested section, execute the country playbook's section instructions (data sources, compute steps, output template). Run independent sections in parallel where possible.
6. **Assemble draft** — combine into MD per the shared template.
7. **🔒 Anti-hallucination validation gate (MANDATORY)** — before printing or saving, run the seven pre-output checks in `shared/anti-hallucination.md`. Any check that fails BLOCKS output until fixed. Failures must trigger fix-passes, not workarounds. If a fix-pass cannot satisfy a check, the offending claim must be removed or replaced with `data not publicly available — verify at <authoritative source>`.
8. **Inject quality footer** — append the mandatory verification footer + the run-quality notes block (if any source failed during the run).
9. **Output** — print to terminal and/or save to MD.
10. **One-line follow-up** — offer a `/schedule` agent if appropriate (skip for single-section or `--quick` runs).

## 🔧 Updater mode

The skill has a maintenance mode for keeping country playbooks fresh. Sources change, rates shift, regulations get added — the updater keeps everything current.

**Invocation**:

```
/property-deep-dive --update                              # update ALL populated countries
/property-deep-dive --update=fr                           # one country
/property-deep-dive --update=fr,it,cz,sk                  # selected list
/property-deep-dive --update --tier=A                     # 15 high-velocity markets (quarterly)
/property-deep-dive --update --tier=B                     # 30 mid-volume markets (semi-annual)
/property-deep-dive --update --tier=C                     # 42 stable/frontier markets (annual)
/property-deep-dive --update --tier=A --include=ge        # force-include a non-canonical country
/property-deep-dive --update --tier=A --exclude=fr        # skip a canonical Tier-A country this cycle
/property-deep-dive --update --validate-only              # URL liveness only (~5 min)
/property-deep-dive --update --refresh-only               # re-research data only
/property-deep-dive --update --add=pl                     # populate a scaffold country fully
/property-deep-dive --update --diff                       # show planned changes; do not write
/property-deep-dive --update --interactive                # confirm each playbook before writing
```

**What the updater does**:

1. **Validates every URL** in each country playbook (HTTP HEAD/GET, classify 2xx / 3xx / 4xx / 5xx)
2. **Replaces broken URLs** by searching for current equivalents on the same primary source
3. **Re-researches fast-changing data** (price benchmarks, tax rates, regulatory changes)
4. **Applies the anti-hallucination guard** to all changes
5. **Backs up and logs** every change to `playbook.md.bak-<date>` and an "Update history" section
6. **Outputs a maintenance report** to `_local/reports/property-deep-dive-update-<date>.md`

**Recommended cadence (tiered)**:

| Mode | Cadence | Time | Countries |
|---|---|---|---|
| `--validate-only` | Weekly | ~5 min | all 103 (URL liveness only) |
| `--health-report` | Monthly | ~1 min | all 103 (decay matrix) |
| `--update --tier=A` | Quarterly | ~7-8 hr | 16 high-velocity |
| `--update --tier=B` | Semi-annual | ~15 hr | 38 mid-volume |
| `--update --tier=C` | Annual | ~21 hr | 49 stable/frontier |
| `--update --add=<iso2>` | As needed | ~30 min/country | new scaffold |

Tier membership lives in `config/_tiers.json` at the repo root. See `shared/updater.md` § Refresh tiers for the full spec including auto-promotion via regulatory-watch and manual `--include`/`--exclude` overrides. **Always run `--diff` first** if uncertain; `--interactive` is the safest mode.

### Auto-downgrade — confidence decay over time

Every section's confidence label decays automatically:

| Original | After 6 mo | After 12 mo | After 18 mo |
|---|---|---|---|
| HIGH | MEDIUM | LOW | STALE |
| MEDIUM | LOW | STALE | STALE |

The decay is computed at **render time** (every section invocation), not only during `--update`. A 14-month-old playbook never displays "Confidence: HIGH" silently. See `shared/updater.md` § Auto-downgrade for the full spec, including:
- Per-section `**Last verified**: YYYY-MM-DD` stamp (defaults to playbook Status footer)
- `--override-confidence=<level>` flag for hand-verified single-section runs
- `regulatory-watch.md` Tier 1/2 entries that bypass the calendar entirely (e.g., a fresh tax reform makes a 4-month-old `--tax` stamp meaningless)
- `STALE` tier banner that suppresses output until `--update` re-stamps

`/property-deep-dive --health-report` produces a per-country / per-section decay matrix to plan the next `--update` batch.

### Regulatory watch

`shared/regulatory-watch.md` is the **single source of truth for "what changed when"** — date-stamped reform tracker covering:
- ENDED programs registry (golden visas, NHR, MEIN, CBI — anti-hallucination critical)
- Recently enacted reforms (last 24 months, all 103 countries)
- Pending / in-flight reforms with revisit dates
- EU directive transposition deadlines (EPBD recast 2024/1275 due 29 May 2026, AMLD6, DAC8, etc.)
- Watchlist (rumored / proposed)

Consult this file before any `--tax`, `--rental`, `--visa`, `--finance` output. A Tier 1 entry (e.g., MT MEIN ENDED) makes the corresponding playbook claim a confident lie if not yet patched.

**Trigger events** that warrant an immediate update:
- New EU regulation affecting property (e.g., short-let, EPBD recast)
- National tax reform announcement
- ECJ ruling affecting visa / ownership programs
- User reports a broken URL or stale data
- Major real-estate market shift (>15 % YoY change)
- New mandatory diagnostic requirement
- Any new entry added to `regulatory-watch.md` with Tier 1 or Tier 2 impact

**Pair with `/schedule`** for automation (tiered):

```
/schedule weekly: /property-deep-dive --update --validate-only       # URL liveness, all 103
/schedule monthly: /property-deep-dive --health-report               # decay matrix
/schedule quarterly: /property-deep-dive --update --tier=A           # 16 high-velocity
/schedule semi-annually: /property-deep-dive --update --tier=B       # 38 mid-volume
/schedule annually: /property-deep-dive --update --tier=C            # 49 stable/frontier
```

## Country support matrix

**103 countries fully populated** as of 2026-05-08.

| ISO2 | Country | Status | Key data sources |
|---|---|---|---|
| **fr** | France | ✅ Fully populated | Géorisques, DICRIM, Sispea, IRSN, DRIAS, IAL, BRGM, Conseil Départemental |
| **it** | Italy | ✅ Fully populated | OMI Agenzia Entrate, IdroGEO ISPRA, INGV MPS04, ANAS, BDSR (CIN), ARERA ATID, ARPA |
| **cz** | Czech Republic | ✅ Fully populated | ČÚZK Nahlížení, Sreality cenová mapa, ČSÚ, ČHMÚ povodně, ČGS radon/sesuvy, ŘSD sčítání, eTurista |
| **sk** | Slovakia | ✅ Fully populated | ÚGKK ZBGIS/CICA/eSKN, Realitný barometer, NBS, SVP MPO/MPR, SHMÚ, ŠGÚDŠ radon, GFÚ SAV, SSC CSD2022 |
| **de** | Germany | ✅ Fully populated | BORIS-D, ImmoScout24, Destatis HPI, BfG Hochwasserportal, BfS Radon-Karte, BAFA/KfW, Grundsteuerreform 2025 |
| **at** | Austria | ✅ Fully populated | HORA, Statistik Austria HPI, OeNB Wohnimmobilien, AGES Radon, GeoSphere, Grundbuch, BEV |
| **ch** | Switzerland | ✅ Fully populated | swisstopo, Comparis, Homegate, Wüest Partner, Naturgefahrenkarte, SLF, swisseo, GEAK, Lex Koller — **Eigenmietwert abolition 2028** |
| **es** | Spain | ✅ Fully populated | Catastro, Idealista, INE IPHab, SNCZI flood, IGN seismic, CSN radon, **Cataluña ITP progressive 2025** |
| **pt** | Portugal | ✅ Fully populated | ePortugal, Idealista PT, INE IPHab, ANEPC, APA, IPMA, Confidencial Imobiliário SIR, **Lisbon AL suspended 2025** |
| **se** | Sweden | ✅ Fully populated | Lantmäteriet, Hemnet, Booli, SCB, MSB Översvämning, SGU radon, **fastighetsavgift cap 9,525 SEK** |
| **fi** | Finland | ✅ Fully populated | Maanmittauslaitos/KTJ, Etuovi, Oikotie, SYKE Tulvakartta, GTK/STUK radon, **varainsiirtovero 3% / 1.5% (2024 reform)** |
| **no** | Norway | ✅ Fully populated | Kartverket/Matrikkelen, Finn.no, Eiendom Norge, NVE/Skrednett, NGU/DSA radon, **dokumentavgift 2.5% (borettslag exempt), tilstandsrapport mandatory 2022** |
| **uk** | United Kingdom | ✅ Fully populated | Land Registry PPD, Rightmove, gov.uk Flood Map, Council Tax bands, UK Radon, BGS — **SDLT nil-rate £125k April 2025, FHL abolished April 2025, additional dwelling 5% surcharge Oct 2024** |
| **nl** | Netherlands | ✅ Fully populated | Kadaster, Funda, WOZ-waardeloket, Risicokaart, NDW, KNMI, Klimaateffectatlas — **Box 3 forfait 6% 2026, overdrachtsbelasting 10.4% second home, Wet werkelijk rendement 2028** |
| **be** | Belgium | ✅ Fully populated | STATBEL, Notaires.be, Immoweb, Geopunt VL, WalOnMap, BruGIS, OVAM — **Vlaanderen 2% + Wallonie 3% registratierechten primary residence Jan 2025, asbestattest mandatory Vlaanderen Nov 2022** |
| **dk** | Denmark | ✅ Fully populated | OIS, Boliga, Vurderingsstyrelsen, BBR, Tinglysning, DMI, Klimatilpasning, GEUS — **boligskat 2024 reform unified ejendomsværdiskat + grundskyld, 20% precautionary deduction** |
| **is** | Iceland | ✅ Fully populated | HMS Fasteignaskrá, Þjóðskrá, Veðurstofan IMO, Náttúruhamfaratryggingar, ÍSOR, Almannavarnir — **Reykjanes "New Reykjanes Fires" 9 eruptions since Dec 2023, Grindavík evacuated, NTÍ mandatory natural-hazard insurance** |
| **si** | Slovenia | ✅ Fully populated | GURS, Nepremicnine.net, ARSO, Atlas okolja, GeoZS, e-Sodstvo, ETN — **posplošena vrednost reform 13 May 2025, davek na nepremičnine 1.45% pending 2026** |
| **ie** | Ireland | ✅ Fully populated | Tailte Éireann, Property Price Register, Daft.ie, OPW Floodinfo, GSI radon, EPA, RTB — **LPT revaluation 1 Nov 2025, base rate 0.0906%, FHL abolished April 2025, DCBS mica/pyrite €420k cap** |
| **gr** | Greece | ✅ Fully populated | Ktimatologio, Bank of Greece RPPI, Spitogatos, EPPO/OASP seismic, HSGME, HL-NTWC tsunami, AADE — **VAT/CGT suspended 2026, ENFIA -20% insured residences, Athens STR freeze, Cyclades 30% bed cap, Golden Visa €800k/€400k tiers** |
| **pl** | Poland | ✅ Fully populated | EKW, Geoportal2, NBP BaRN, AMRON-SARFiN, Otodom, Wody Polskie ISOK, PAA radon, GIOŚ — **PoN 2025 budynek/budowla reform, PCC first-home exempt Aug 2023, Storm Boris 2024, Czyste Powietrze gas-boiler exit Mar 2025, eternit deadline 2032** |
| **ca** | Canada | ✅ Fully populated | CREA HPI, Realtor.ca/Centris, Teranet OnLand (ON) + LTSA+LOTR (BC) + SPIN2 (AB), Earthquakes Canada, Public Safety Canada — **UHT REPEALED Mar 2026, foreign buyer ban extended to 1 Jan 2027, BC SVT rates DOUBLED 2026, Toronto MLTT graduated tier 1 Apr 2026** |
| **au** | Australia | ✅ Fully populated | CoreLogic + ABS RPPI, realestate.com.au + Domain, state Land Titles Office (NSW LRS, VIC Landata, QLD Titles QLD), BoM, Geoscience Australia, FIRB — **foreign-buyer established-dwelling ban 1 Apr 2025–31 Mar 2027, foreign owner surcharges NSW 9%/VIC 8%/QLD 8%, VIC VRLT statewide Jan 2025 + Short-Stay Levy 7.5%, QLD Form 1 from 1 Aug 2025** |
| **nz** | New Zealand | ✅ Fully populated | LINZ Toitū Te Whenua, REINZ HPI + QV, Trade Me Property, GeoNet, GNS Science NSHM 2022, Toka Tū Ake (Natural Hazards Commission) — **bright-line 2-yr from 1 Jul 2024, interest deductibility 100% restored 1 Apr 2025, NHCover $300k+GST, NO stamp duty, foreign-buyer ban (AU+SG exempt)** |
| **ee** | Estonia | ✅ Fully populated | Maa-amet Geoportaal, e-Kinnistusraamat (RIK), KV.ee + City24, Statistikaamet, EGT (radon), e-Notar UNIQUE — **maamaks reform 2024-2026 (rates rising, no building tax — UNIQUE), VAT 22%→24% (Jan 2025), CGT 22% from 2025, STR registration mandatory Jul 2025** |
| **hr** | Croatia | ✅ Fully populated | OSS Uređena zemlja (cadastre + ZK), DGU Geoportal, Njuškalo, DZS + HNB, DHMZ CFFWIS, HGI-CGS, Seizmološka služba — **NEW Porez na nekretnine 2025 (€0.60–€8/m²), 2025 Hospitality Act 80% co-owner consent for STR, EUR since Jan 2023, Petrinja 2020 reconstruction ongoing** |
| **hu** | Hungary | ✅ Fully populated | Földhivatal Online + TAKARNET, KSH + MNB, Ingatlan.com, OVF flood, MBFSZ, OMSZ — **Otthon Start 3% mortgage from 1 Sep 2025, Terézváros (Budapest VI) STR ban from 1 Jan 2026, 5% VAT new homes extended to 2026, Földforgalmi törvény agri-land restrictions** |
| **mx** | Mexico | ✅ Fully populated | RPP per estado + Catastro municipal, Inmuebles24, SHF HPI, INEGI, RAN ejido, SSN/CENAPRED/CONAGUA — **Fideicomiso for foreigners in Restricted Zone (50km coast/100km border), Sheinbaum Vivienda 2025 INFONAVIT zero-interest 30yr, CDMX Airbnb Law Oct 2024, Quintana Roo RETUR-Q + 6% ISH** |
| **br** | Brazil | ✅ Fully populated | Cartórios + matrícula + CIB national rollout 2026, ZAP+VivaReal, FIPE-ZAP, BCB, CEMADEN, INMET — **Reforma Tributária 2026-2033 (CBS 2027 → IBS 2029), MCMV extension Apr 2026 (R$200B + R$13k income + R$600k cap + 35yr), STJ 2021 condomínio can ban STR, foreign rural caps Lei 5.709/1971** |
| **ar** | Argentina | ✅ Fully populated | Registro Propiedad provincial, Zonaprop + Argenprop + MercadoLibre, Reporte Inmobiliario, INPRES, AFIP — **DNU 70/2023 + Ley Bases 27.742 (rental liberalization PERMANENT), Bienes Personales reform Ley 27.743 (1.10%→0.50% schedule 2025-2027), Cepo cambiario partial lift Apr 2025, USD-denominated market** |
| **cr** | Costa Rica | ✅ Fully populated | Registro Nacional rnpdigital.com (UNIQUE strong digital), Encuentra24 + MLS Costa Rica, BCCR, OVSICORI + RSN, IMN — **Investor visa $200k → $150k (2025), No CGT for individuals (UNIQUE), Maritime Zone Law 6043 (50m public + 150m concession 51% Tico), 4 active volcanoes + Cocos subduction** |
| **pa** | Panama | ✅ Fully populated | Registro Público + ANATI, Encuentra24 + CompreoAlquile, INEC, SINAPROC + IMHPA — **USD economy, Territorial tax (no foreign-source income tax UNIQUE), Pensionado USD 1,000/mo (most generous LatAm), Friendly Nations Visa modified 2021 ($200k investment), 10-km border restriction CONSTITUTIONAL, Comarcas indígenas off-limits to foreigners** |
| **rs** | Serbia | ✅ Fully populated | RGZ + eKatastar, HaloOglasi + Nekretnine.rs, NBS price index, Seizmološki zavod — **Foreign-buyer reciprocity rules, 2014 Sava+Bosna floods, CGT 15% with 10-year exemption, EU candidate since 2012, Belgrade Waterfront mega-project** |
| **me** | Montenegro | ✅ Fully populated | UzN + eKatastar (gov.me/uzn), MONSTAT, Realitica, Seizmološki zavod CG — **EUR informally adopted 2002 (UNIQUE no central-bank issuance), Progressive RETT 3/5/6% since Jan 2024, CBI ABOLISHED Dec 2022, NEW Jan 2026 Investor Residency €150k, EU accession 2026-2028 target** |
| **ba** | Bosnia & Herzegovina | ✅ Fully populated | DUAL ENTITY: FBiH (katastar.ba) + RS-entity (RGURS rgurs.org) + Brčko, BAM-EUR peg 1.95583, Sarajevo + Banja Luka + Mostar — **17% VAT (lowest EU), 2024 FBiH first-time-buyer VAT refund 17% on 40 m², FBiH NO CGT individuals vs RS-entity 13%, RS-entity NO transfer tax (0%) vs FBiH 0.05-5%, BHMAC mine contamination (1992-95 war legacy)** |
| **mk** | North Macedonia | ✅ Fully populated | AKN cadastre, MAKSTAT + NBRSM, Reklama5 + Pazar3 + Skopjeshome, SUASZSM seismic — **MKD-EUR peg 61.5, 1963 Skopje M6.1 earthquake (1,070+ dead, Tange masterplan reconstruction), CGT 10% with 5-yr OR 3yr+1yr-resident exemption, NATO since 2020, Ohrid UNESCO**  |
| **al** | Albania | ✅ Fully populated | ASHK + e-Albania (service code 9473) + iKadaster (World Bank end-2026 target), INSTAT + BoA Fischer HPI, MerrJep, IGEWE — **2019 Durrës M6.4 earthquake (€985m losses), DIVA STR platform NEW 1 Jan 2026 (15% flat), Vlora Airport 2026, +18% YoY national, EU candidate since 2014, Title legalization risk for 1990s-2010s informal builds** |
| **lt** | Lithuania | ✅ Fully populated | Registrų centras (UNIFIED cadastre + land-book), Ober-Haus OHBI (Vilnius +10.7% YoY Dec 2025), Aruodas/Domoplius — **NO transfer tax (1.0-1.5% all-in), NTM 2026 reform progressive on non-main residences, 2-yr/10-yr CGT exemptions, Vilnius €2/night city tax (Feb 2024 first Baltic), BRELL grid exit Feb 2025** |
| **lv** | Latvia | ✅ Fully populated | VZD cadastre + Zemesgrāmata Land Book (SEPARATE), CSP HPI Q4 2025: 224.02 (+8.4% YoY), SS.lv #1 — **Stamp duty 1.5%/2% cap €50k, NĪN frozen 2012-13 fiscal value, 2026 PIT 25.5%/33%, capital gains to 25.5% (was 20%), compulsory land lease (dalītais īpašums) Riga gotcha, RU/BY purchase ban (post-2022)** |
| **ro** | Romania | ✅ Fully populated | ANCPI eTerra3 + myeTerra (ROeID auth), INS HPI 168.99 Q4 2025, Imobiliare.ro Bucharest €2,204/m² — **VAT 19→21% (1 Aug 2025), local property tax baseline +167% (1 Jan 2026), CGT 1%/3% by holding (no primary-res exemption), AMCCRS Bucharest Rs I/II/III/IV seismic class (~350 Rs I), Termoenergetica (was RADET) DH crisis, Schengen full integration 1 Jan 2025** |
| **bg** | Bulgaria | ✅ Fully populated | AGCC KAIS cadastre + Registry Agency (SEPARATE), NSI HPI 256.71 Q4 2025, Imot.bg #1 — **Eurozone since 1 Jan 2026 at 1.95583 BGN/EUR, CGT 10% with 3yr/5yr exemptions (residents/EU/EEA only), VAT 20% no reduced rate housing, non-EU cannot own ANY land (EOOD workaround), Toplofikatsiya Sofia in active financial crisis, 2024 worst-recorded wildfire year (~600 fires)** |
| **lu** | Luxembourg | ✅ Fully populated | ACT cadastre + AED Bureaux des hypothèques (SPLIT), STATEC apt €8,094/m² Q1 2025 (+3.7% YoY), athome.lu — **Bëllegen Akt €40k credit per person PERMANENT (1 Jul 2025), 7% transfer tax standard, CGT 2-yr speculative + half-rate post-2yr (NOT 10-yr French rule), VAT 3% super-reduced (€50k cap, ≤400m²), IFON property-tax revaluation phased 2026/2030/2028, Esch-Belval CASIPO contamination zones** |
| **cy** | Cyprus | ✅ Fully populated | DLS portal RoC + ETEK seismic, CBC RPPI Q4 2025 +7.1% YoY house, Limassol apt 150.1 — **2026 Comprehensive Tax Reform (stamp duty largely abolished, CGT exemptions raised €17,086→€30,000 + €85,430→€150,000, SDC rental abolished), VAT 5% reduced to first 130m²/€350k cap (190m²/€475k cliff), Trapped Buyers Amendment Law 110(I)/2025, 2025 worst drought since 1901 (reservoirs 21.7%), TRNC north title risk** |
| **mt** | Malta | ✅ Fully populated | LRA hybrid (Public Registry deeds 1863 + Land Registry title 1982), NSO RPPI 177.36 Q4 2025 (+6.1% YoY), Frank Salt + djar.ai aggregator — **MEIN ECJ ruling 29 Apr 2025 (Case C-181/23 ENDED), MPRP residency continues, NO annual property tax + NO VAT residential UNIQUE, FTB 0% stamp duty first €200k, UCA/vacant 0% on first €750k (Jan 2025–Dec 2026), AIP permit + minimum thresholds €143k apt/€247k other, LRA 2025-2035 reform target full compulsory registration by 2035** |
| **us** | United States 🆕 | ✅ Fully populated (federal overview) | NO national cadastre (county recorders authoritative + APN per county), FHFA HPI + NAR + Case-Shiller + S&P, Zillow/Redfin/Realtor.com, FEMA NFIP Risk Rating 2.0 (Apr 2023), USGS NSHM 2023, NCA5 (Nov 2023) — **OBBBA (PL 119-21, 4 Jul 2025) reset: SALT cap $40k (sunset 2030), MID $750k permanent, §§ 25C/25D terminated 31 Dec 2025, NRA estate exempt $15M (2026); FIRPTA 15%; § 121 $250k/$500k; CFIUS 31 CFR Part 802 +59 sites Dec 2024; LCRI lead-service-line replace by 1 Nov 2027; 36 states with foreign-buyer laws by end-2025 (TX SB 17 1 Sep 2025, FL SB 264 1 Jul 2023); NAR settlement Aug 2024 unbundled buyer-agent commissions** |
| **tr** | Türkiye 🆕 | ✅ Fully populated | TKGM cadastre + Web Tapu + e-Devlet, TÜİK Konut Fiyat Endeksi (Q4 2025 İstanbul TRY 74,101/m² ≈ $1,755, nationwide TRY 45,447/m² ≈ $1,076, +26% YoY), TCMB KFE, AFAD seismic hazard, MGM, sahibinden.com — **CBI $400k + 3-year non-resale lock (raised from $250k in 2018, $400k Jun 2022, district exclusions); Law 7464 STR licensing eff 1 Jan 2024 (post-31-Dec-2024 transition closed, 100k–1M TRY/property fines); Land+Building Tax 0.1–0.6% Emlak Vergisi (Büyükşehir 2× multiplier); Tapu Harcı 4% (2+2); KDV tiers 1/10/20%; DASK earthquake insurance mandatory; TBDY 2018 building code watershed; post-Kahramanmaraş 2023 regulatory wave + Law 6306 kentsel dönüşüm** |
| **ae** | United Arab Emirates 🆕 | ✅ Fully populated (foreign-buyer-restricted framing) | Per-emirate cadastre — DLD Dubai + ADREC Abu Dhabi + SRERD Sharjah + RAK MoED + Ajman/UAQ/Fujairah; AED USD-pegged 3.6725 since 1997; Bayut Index + Property Monitor + Property Finder; NCM weather; DEWA/ADDC/SEWA/FEWA — **Designated freehold zones only for non-GCC (Dubai DLD list + Tamleek Federal Decree-Law 21/2021 expanded ADREC); Sharjah 100-yr usufruct only for non-GCC + non-Arab; Golden Visa property route AED 2M (10-yr) / AED 750k (2-yr); NO income tax / NO annual property tax (only DLD 4% transfer + 5% housing fee on rental value); Federal Corporate Tax 9% from Jun 2023 above AED 375k applies to commercial-held property; Smart Rental Index brackets RERA-set; Apr 2024 record floods → Tasreef stormwater plan to 2033; Dubai Law 2/2025 DIFC Wills direct enforcement** |
| **jp** | 日本 / Japan 🆕 | ✅ Fully populated | Foreigners may own freehold (no nationality restriction); 法務局 Hōmukyoku registry + 登記情報提供サービス, MLIT 不動産価格指数 + 公示地価 + 路線価, J-SHIS earthquake hazard (HERP), JMA, MLIT ハザードマップポータル — **固定資産税 1.4% + 都市計画税 0.3% on 課税標準額; 不動産取得税 3%/4% (residential reduced to 2027-03-31); 39.63%/20.315% capital gains short/long; 相続税 progressive 10–55% (¥30M+¥6M/heir basic exemption); ~9M akiya (2023 housing survey); 民法改正 2024 mandatory inheritance reg within 3 yrs; 空家特措法 2023 改正 管理不全空家 designation can revoke 1/6 land tax exemption; BoJ rate normalization Mar 2024 NIRP exit → Jan 2025 0.5% → Dec 2025 ~0.75%; 民泊 Jun 2018 180-night cap; 重要土地等調査法 effective 2022-09-20** |
| **th** | Thailand 🆕 | ✅ Fully populated (foreign-buyer-restricted framing) | Department of Lands cadastre (Chanote โฉนด + Nor Sor 3 Gor + Nor Sor 3 + Sor Kor 1 + Por Bor Tor 5), REIC + AREA, DDProperty + Hipflat + FazWaz + Lazudi, DDPM + TMD + GISTDA — **Foreigners CANNOT own land freehold (Land Code §86); condo 49% foreign quota max per project (Condominium Act BE 2522); 30-yr leasehold (renewals not enforceable); Thai company nominee enforced under §96bis; Chanote-only for foreigners; FX FET form mandatory; Land+Building Tax 0.01–0.7% (effective 2020, annual Royal Decree reductions); transfer fee 2% + SBT 3.3% (<5yr) + WHT + stamp 0.5%; Hotel Act §4 STR illegal <30 nights without license; Thailand Privilege (formerly Elite) tiered 900k–5M THB; LTR Visa (10-yr, 4 categories); DTV Visa (2024, 5-yr multi-entry, 500k THB savings); proposed 99-yr lease + 75% condo quota under discussion 2024-25, NOT enacted as of Apr 2026** |
| **do** | República Dominicana 🆕 | ✅ Fully populated | Foreigners freehold w/ same rights (Constitución art. 51, Ley 195-69); Tribunal Superior de Tierras + Jurisdicción Inmobiliaria (Ley 108-05) + DNMC + Registro de Títulos, DGII for IPI + transfer, ONAMET hurricane, BCRD; SuperCasas + Inmobiliaria.com.do + A2 Inmuebles — **CONFOTUR (Ley 158-01 + 195-13) registered tourism projects: 100% IPI + transfer + ITBIS exemption ~15 yrs (Punta Cana, Las Terrenas, Cap Cana, Bahía Príncipe, Samaná); IPI 1% above DOP 9.86M (2025); transfer 3%; ITBIS 18% on new construction by developer; investor residency USD 200k → 2-3-yr citizenship; AML Ley 155-17 + UAF; Ley 28-01 border zone; pre-2007 title chain weakness — ALWAYS use lawyer (NOT just notario); USD parallel pricing in resort zones; hurricane insurance + planta backup standard** |
| **co** | Colombia 🆕 | ✅ Fully populated | Foreigners freehold (Ley 9/1989); IGAC catastro multipropósito + ORIP + SNR notarial supervision + UAECD Bogotá + Subsecretaría Catastral Medellín; DANE + BanRep IPVN; Metrocuadrado + Finca Raíz + Properati + CienCuadras — **Migratorio M visa real-estate route ≥350× SMLMV (~COP 498M / USD 125k 2026), ≥650× → PR-eligible after 5 yrs; Predial Unificado per-municipio (Bogotá 5–15‰, Medellín differs) on avalúo catastral (multipurpose cadastre rollout closing avalúo-vs-comercial gap, some areas 2-3× bills); Ley 388/1997 plusvalía urbanística; NSR-10 (Decreto 926/2010) seismic code post-Quindío 1999 baseline; condominio régimen Ley 675/2001; Bogotá Decreto 538/2024 10% STR lodging tax + RNT mandatory; Medellín El Poblado Acuerdo 056/2024 STR restrictions; Ley 2277/2022 reform (gan. ocas. 15%, wealth tax above UVT); estrato 1-6 system controls utility tariffs hugely** |
| **uy** | Uruguay 🆕 | ✅ Fully populated | Foreigners freehold w/ same rights; DNC + Registro de la Propiedad Inmueble; INE IPCV + BCU; OSE national water; InfoCasas + Mercado Libre Inmuebles + Gallito + Properati — **Tax-residency 11-yr exemption on foreign interest+dividends (Ley 19.937 / 18.083) — wealthy-immigrant magnet from AR/BR; UYU + USD parallel pricing for property; ITP 4% transfer (2+2 customary split); Contribución Inmobiliaria 0.25–1.4% (per Intendencia, semi-annual); IRPF cat I 12% rental (12% IRNR non-resident); Patrimonio above UYU exempt threshold; condominio horizontal Ley 14.261; Ley 19.210 cash-payment caps 40,000 UI for property AML; Decreto 138/020 + 153/020 lowered RE investment threshold to UI 3.5M for tax residency; Maldonado STR Receptive Operator registration ongoing; Ley 16.906 Inversiones COMAP + DFL2-equivalent VIS social-housing incentives** |
| **cl** | Chile 🆕 | ✅ Fully populated | Foreigners freehold (DL 1939/1977 border-zone restriction for PE/BO/AR nationals within 10km land border + 5km coast); Conservador de Bienes Raíces (territorial CBR) + SII avalúo fiscal; UF (Unidad de Fomento) inflation-indexed daily by BCCh — most property priced in UF NOT CLP; INE IRPV + CChC; Portal Inmobiliario + Toctoc + Yapo — **Contribuciones de Bienes Raíces ~0.98% on avalúo fiscal (above UF 11,000–32,000 exempt); semi-annual April + November; sobretasa 0.275–0.425% above UF 670 (Ley 21.210 reform); notario 1.2% IVA + CBR inscripción 0.2–0.7% + impuesto del timbre 0.8% on mortgage; CGT primary residence first UF 8,000 lifetime exempt, rest 10% flat; NCh 433 building code post-1985 watershed + 2010 Maule revision (DS 61/2011) raised standards again; SENAPRED (ex-ONEMI) + SHOA tsunami + SERNAGEOMIN volcanic+seismic+landslide; mega-drought central+north + Código de Aguas reform 2022/2024; condominio Ley 21.442 (2023); DFL2 vivienda económica ≤140 m² tax benefits** |
| **za** | South Africa 🆕 | ✅ Fully populated | Foreigners freehold (Expropriation Act 13/2024 assented Jan 2025 — Constitutional challenges pending); Deeds Registry (DALRRD) + Surveyor-General per-city; SARS + SARB QB + FNB HPI + Lightstone; Property24 + Private Property + Pam Golding; SAPS Crime Stats — **Transfer Duty Schedule 8 SARS exempt below R1.1M, progressive to 13% above R12M (2025/26); VAT 15% alternative if seller VAT vendor; Municipal Rates per City Council (Cape Town ~0.6055%, JHB ~0.7%, eThekwini ~0.95–1.0%); CGT 40% inclusion at marginal (max 18% effective); Section 35A withholding 7.5% on price >R2M for non-resident sellers; Estate Duty 20% above R3.5M (R7M w/ surviving-spouse abatement); foreign mortgage typically 50% LTV cap (resident foreigners 70–90%); conveyancer mandatory for transfer at Deeds Office; Sectional Titles Schemes Mgmt Act 8/2011 + Property Practitioners Act 22/2019 (PPRA replaced EAAB Feb 2022); FICA AML proof of source of funds; Beetle/Electrical/Plumbing/Gas CoCs at sale + Body Corporate Levy + Rates Clearance Cert (cannot transfer without); SANS 10400-XA energy efficiency post-2008; Tourism Amendment Bill (Aug 2024) regulating Airbnb pending; Eskom load-shedding declined 2024–25 via Operation Vulindlela + private generation; CGS dolomite/sinkhole zones JHB West Rand + Pretoria; Day Zero 2017–18 residual; KZN April flooding 2022 + 2024** |
| **ge** | Georgia 🆕 | ✅ Fully populated | NAPR cadastre (1-hour express transfer at PSDA), Geostat IPI, MyHome + SS.ge + Place.ge; Revenue Service rs.ge; NBG mortgages — **Foreigners freely own residential freehold (Constitution Art. 19); 1-yr visa-free for ~95 nationalities; Tax Code: 5% PIT flat on rental (small-business status), no CGT after 2-yr ownership, property tax only if household income > GEL 40k/yr (~USD 14.8k); buyer-side transaction cost ~0.1-0.5% of price (lowest in region); EU candidate Dec 2023; Lari managed-float; Tbilisi Sakrebulo Decision 14-69 sets 2025 property-tax schedule** |
| **id** | Indonesia 🆕 | ✅ Fully populated (foreign-buyer-restricted framing) | Foreigners CANNOT own freehold (Hak Milik) — only Hak Pakai/SHMRS/HGB-via-PT-PMA/Hak Sewa; BPN cadastre + atrbpn.go.id, BPS IHPR, Rumah123 + Lamudi + OLX; DJP tax — **PP 18/2021 statutory framework: Hak Pakai 30+20+30=80yr direct ownership w/ KITAS/KITAP; SHMRS strata-title condos foreigner-owned w/ KITAS/KITAP; nominee structures (Hak Milik via Indonesian friend) ILLEGAL under UUPA Art. 26(2) — Bali Provincial Court voided multiple 2023-2025; BPHTB 5% transfer + PPh Final 2.5% seller + 11% PPN on new builds = 17-19% all-in for foreign new-build; Permenkumham 22/2023 Second Home Visa (IDR 2B asset can BE the property); Bali subak irrigation customary law + tanah ayahan desa village-land off-limits** |
| **my** | Malaysia 🆕 | ✅ Fully populated (foreign-buyer-restricted framing) | JKPTG federal land office + state cadastres; NAPIC napic.jpph.gov.my (state-of-art price tracker), DOSM HPI, PropertyGuru + iProperty + EdgeProp; LHDN tax — **State-set foreign-buyer minimum thresholds: KL MYR 1M / Selangor MYR 2M / Penang MYR 1-3M Island vs Mainland / Johor MYR 1-2M tiered (verify per-state EXCO circular); Foreigners CANNOT buy Malay Reserved Land (Tanah Rizab Melayu), low-cost housing, agricultural smallholder; flat 4% MOT stamp duty for foreigners (vs progressive citizen scale ~36% more on RM 1.5M); RPGT permanent 10% for foreigners even after 5+ yrs (citizens drop to 0%); MM2H relaunched 2024 — 3 tiers Silver/Gold/Platinum MYR 1-5M FD + MYR 40-50k/mo income; Sabah Cap. 68 + Sarawak Cap. 81 INDEPENDENT land regimes; Penang Island STR ban (2020) + KL/PJ MC by-laws increasingly prohibit Airbnb** |
| **vn** | Vietnam 🆕 | ✅ Fully populated (foreign-buyer-restricted framing) | All land "owned by the people" (state); Department of Land Administration + provincial VPĐKĐĐ; GSO RE price index, MOC valuation tables, Batdongsan + Chotot — **2024 Land Law (31/2024/QH15) + 2023 Housing Law (27/2023/QH15) effective 1 Aug 2025: foreigners can own residential houses + apartments (NOT land) on 50-year lease + 50-yr renewal; quotas: 30% per apartment block + 250 landed houses per ward; Pink Book (Sổ Hồng) = LURC + ownership cert with 50-yr notation; cannot buy in defense/security areas (case-by-case); 2024 Land Law expanded mortgage rights to foreign-owned credit institutions (was domestic-only); annual provincial land-price tables replaced 5-yr tables; PIT 5% rental (gross), 2% transfer (gross sale), VAT 10% new builds, no recurring property tax enacted as of 2026-05; NO Vietnam Golden Visa via real estate (DT investment visa requires enterprise capital, not RE)** |
| **ph** | Philippines 🆕 | ✅ Fully populated (foreign-buyer-restricted framing) | LRA Torrens registry (OCT/TCT/CCT chain), BIR zonal values + CGT, BSP mortgages, PSA RREPI, Lamudi + MyProperty + Property24 — **1987 Constitution Art. XII §7: only Filipino citizens or 60% Filipino-owned corps can own LAND; foreigners CAN own condo units (RA 4726) provided condo's foreign equity ≤40%, buildings on long-term-leased land (RA 7652 50+25yr), inheritance succession; Anti-Dummy Law (CA 108) criminal grade — 5-15 yrs imprisonment + property forfeiture for nominee structures; SRRV (PRA) USD 10-50k deposit by age category; SIRV USD 75k qualifying assets; PH "CGT" is 6% on GROSS sale price (or zonal/FMV whichever higher) — transaction tax in substance, not gain-based; tax stacking 6% CGT + 1.5% DST + 0.5-0.75% LTT + ~0.25% reg + 1-2% notarial = ~10% all-in; English-language records = major DD advantage; Matthews v. Taylor (2009) — foreigners cannot reclaim funds for land titled to Filipino spouse** |
| **il** | Israel 🆕 | ✅ Fully populated (de-facto-restricted framing) | RMI/Israel Land Authority manages ~93% state-owned land (state ~70% + KKL/JNF ~12-13% + Development Authority ~10%); Tabu/Land Registry + RMI lease admin; Tax Authority Mas Rechisha + Mas Shevach; CBS dwelling price index — **Lease (חכירה) typical 49+49yr; Heskem Hadash post-2009 reform allows freehold conversion (חופשי) for capitalization fee on built-up land; KKL/JNF land restricted to Jewish lessees by charter (litigation ongoing); Mas Rechisha non-resident scale 8% on first ~ILS 6.05M / 10% above; Olim 7-year incentivized scale 0.5% on first ILS 1.92M / 5% above (~ILS 207k saving on ILS 4M flat est.); Karnit Property Tax & Compensation Fund — state-funded war/missile damage compensation (Oct 2023 Israel-Hamas + Sep-Nov 2024 Israel-Hezbollah disrupted insurance markets; Karnit central); Mas Shevach 25-50% on gain for non-residents; VAT 17→18% from 1 Jan 2025; TAMA 38 earthquake retrofit incentive sunset 1 Oct 2022 (replaced by TAMA 70 + local outline plans); settlement-area Area C deeds out-of-scope for commodity DD** |
| **ma** | Morocco 🆕 | ✅ Fully populated | ANCFCC Torrens-style cadastre (titré/immatriculé) + DGI tax + Office des Changes (FX repatriation); HCP IPAI residential index, Bank Al-Maghrib MAD; Mubawab + Avito + Sarouty — **Foreigners CAN own freehold (mulk) most urban + tourism areas — but only on titré property (immatriculé under ANCFCC); CANNOT own agricultural land outside urban perimeters (Vivendi authorization or SCI structure required), habous (religious endowment) lands, collectif (tribal) lands without conversion; non-titré (melkia) requires réquisition d'immatriculation before foreigner can safely buy (older medina riads often non-titré); Office des Changes registration at purchase via authorized bank is ONLY legal repatriation gateway — skip and sale proceeds + rental income cannot leave dirham zone (non-convertible currency); registration duty 4% + notarial 0.5-1% + conservation foncière 1.5% + broker 2.5% +VAT; CGT (TPI) 20% net gain, exempt if held >6 yrs primary res / >10 yrs secondary post-2017; mosque proximity (adhan 200-500m) deal-breaker variable; Al Haouz 2023 M 6.8 quake + RPS 2024 strengthened code (not retroactive); CFC special status, SMIT tourism zones** |
| **eg** | Egypt 🆕 | ✅ Fully populated (partially restricted framing) | REPA real estate publicity + ETA tax + GAFI investment + CBE Form 4 FX repatriation; CAPMAS census + Property Finder + Aqarmap — **Law 230/1996: max 2 properties/foreigner, max 4,000 m² each, NOT in protected/military/Sinai/border zones, NOT within 5 km of Suez Canal, agricultural land Egyptian-only, 5-yr resale lock (waivable Cabinet); EGP devaluation history ~15.7→30→50/USD by 2024 (IMF EFF free-float Mar 2024) → ~50-51/USD by 2026-05; Form 4 paper trail at purchase mandatory for future USD repatriation — without it sellers stuck with EGP-only exit; CGT 2.5% of GROSS sale price (Law 175/2023) — even loss-making sales taxed; stamp duty/registration ~2.5-3%; real estate tax 10% of annual rental value above EGP 24k threshold; Investment Law 160/2023 RBI/CBI tiers USD 250k cash deposit (5-yr) → PR / USD 300k RE → citizenship / USD 350k investment → citizenship; Sinai is usufruct-only 50-yr leasehold from TDA despite Sharm sales offices marketing as "freehold" (deal-killer misrepresentation); New Administrative Capital + North Coast (Sahel) + Red Sea Riviera main foreign-buyer markets** |
| **sg** | Singapore 🆕 | ✅ Fully populated (foreign-restricted framing) | SLA INLIS + OneMap, IRAS for ABSD/BSD/SSD/property-tax, URA Master Plan + private-residential price index, MAS TDSR/LTV — **ABSD 60% foreign individual / 65% entity (eff. 27 Apr 2023), BSD 1–6%, SSD up to 16% (4-yr — eff. 4 Jul 2025), Residential Property Act limits foreigners to condos + LDAU-approved Sentosa Cove landed; HDB closed to foreigners (PRs only after MOP); property tax restructure Jan 2024 + Jan 2025 (NOO 36% top, OO progressive); GIP S$10M business / S$25M family office / S$200M-SFO (2023 Factsheet); STR <90 days BANNED private residential (URA), 3-month minimum HDB rental; SORA-only benchmark 1 Jan 2025; SGD MAS managed float S$NEER** |
| **hk** | Hong Kong 🆕 | ✅ Fully populated | LR IRIS + Lands Department cadastral + RVD quarterly RPPI, IRD stamp office, HKMA macroprudential, ImmD CIES — **ALL cooling measures (BSD 15% + AVD 7.5% + NRSD 15%) ABOLISHED 28 Feb 2024 — uniform Scale 2 (max 4.25%); ALL land Crown lease (most pre-1997 capped to 30 Jun 2047 — long-term value question); rates 5% + Government Rent 3% of rateable value; HKMA LTV 70% under HK$15M / 60% above + DSR 50% + stress test +200bps; CIES reactivated Mar 2024 (HK$30M + up to HK$10M residential as portfolio component, NOT primary investment); STR <28 days illegal (Hotel & Guesthouse Cap. 349); HKD pegged USD 7.75-7.85 LERS; typhoons (HKO T8/T10) + landslides (GEO); Top Talent Pass + QMAS + IANG visa pathways** |
| **kr** | South Korea 🆕 | ✅ Fully populated | IROS Real Estate Registry + MOLIT 공시지가 + RTMS Real-Price Registration (실거래가) since 2006, BOK macroprudential — **Foreigner notification regime via Foreign Land Acquisition Act (1998 simplified); reciprocity-based but most countries OK; military / cultural / ecological protection zones restricted; acquisition tax (취득세) 1–3% sliding + multi-home surcharge; property tax (재산세) 0.1–0.4%; comprehensive RE tax (종부세) 0.5–5% on aggregate above thresholds; CGT (양도소득세) 6–45% scale + multi-home surcharge up to 75%; primary-residence ₩12B exemption 2yr+; Jeonse (전세) lump-sum deposit risk + 2022–24 jeonse-fraud crisis (HUG insurance reform); F-2 Investor visa ₩600M 5yr / F-5 PR after 5yr; KRW free-float + macroprudential** |
| **tw** | Taiwan 🆕 | ✅ Fully populated | MOI 內政部地政司 cadastre + 不動產資訊平台 + 實價登錄 2.0 (individual prices since Jul 2021), CBC LTV macroprudential — **Reciprocity-based per Land Act §17–19 (foresight zones excluded — no forest/agri/military/frontier/water-source); PRC nationals heavily restricted (Cross-Strait Act §69 case-by-case + 1 residence + 5-yr lock); 房屋稅 2.0 multi-home reform 1 Jul 2024 (up to 4.8% non-self-use); Land Value Tax 1–5.5%; Land Value Increment Tax 20–40% on sale; 房地合一稅 2.0 since 1 Jul 2021 (45/35/20/15% by holding) — foreigners FLAT 35–45% regardless; CBC LTV 60% Taipei + 70% elsewhere (multi-home tightened Jun 2023); 民宿 license required + 公寓大廈 by-laws often ban Airbnb; 2024 Hualien M7.4 + 1999 921 baseline + TBDY 2018 building code; Gold Card / Plum Blossom long-stay (NO golden visa via real estate)** |
| **li** | Liechtenstein 🆕 | ✅ Fully populated (heavily restricted framing) | GBORA Public Registry + Liegenschaftsregister + Grundbuchamt, Statistik Liechtenstein, FMA + LLB/VPB/Bank Frick — **GVG Real Property Transactions Act LR 214.11: non-residents effectively BANNED from residential RE without Grundverkehrskommission special permit (~5-10/year max — must demonstrate "besonderes Interesse"); EEA residents must hold active LI residence permit; quota-based residency Auslosung lottery ~28 EEA + ~17 third-country/year (NO investment-track); CHF currency union with CH since 1923 (SNB policy applies); NO standalone property tax — Vermögenssteuer auf Immobilien via 4% Sollertrag formula (~0.05–0.15% effective); 1.0% Handänderungsabgabe transfer fee (per-Gemeinde 0.5–1.0%); notary NOT mandatory (Schriftlichkeitsgebot — written contract → GBORA); MeteoSwiss + Hydroamt risks (Rhine flood + alpine avalanche); ~40k pop / 9485-9498 postcodes** |
| **mo** | Macao SAR 🆕 | ✅ Fully populated | CRP Conservatória do Registo Predial + DSCC cadastre + DSEC quarterly RPPI, DSF tax, AMCM macroprudential — **Land Law 10/2013 (eff. 1 Mar 2014) — ALL land state-owned; pre-2014 perpetual aforamento (emphyteusis) vs post-2014 25-yr arrendamento (renewable to 50yr); Property Tax 6% rental income / 10% notional × 80% OO rebate (effective 2%); Stamp Duty stack: 1–3% standard + 0.5% verba + 10% Non-Resident BSD (Law 4/2018) + SSD 20%/10% (<1yr/<2yr Law 6/2011) ≈ 12–15% non-resident all-in; AMCM LTV 70%/60% (under/over MOP 8M); Investment Residence Scheme (Despacho 7/2007) SUSPENDED 2007 — NOT reactivated; Talent Programme NEW 2024 (Law 7/2023, NOT property-linked); STR <30 days illegal (DL 16/96/M); MOP-HKD-USD double peg 1.03/7.75-7.85; typhoons SMG T8/T10 — Hato 2017 + Mangkhut 2018 baseline; UNESCO 22 heritage buildings (Heritage Law 11/2013); ~673k pop / Cantonese + Portuguese co-official** |
| **ad** | Andorra 🆕 | ✅ Fully populated | 7 Comú parish-level cadastres + Justícia courts Registre de la Propietat, Departament d'Estadística IPH, AFA financial supervision — **Llei 10/2012 + Llei 36/2024 òmnibus: non-residents need autorització d'inversió estrangera + ~10% surcharge tax on foreign RE investment (eff. Apr 2024 — verify current); Residència Activa/Passiva ~€600k investment OR €350k + €50k AFA deposit + €10k/dependent (passive ≥90 days/yr; active ≥183 days/yr); EUR adopted 2011 (Monetary Treaty); IRPF 0% under €24k / 5% €24k–40k / 10% above (lowest Western Europe); IGI VAT 4.5% standard / 0% second-hand resale; ITP 4% transfer; cadastre at Comú (parish) level — NO national cadastre (federalist); naturalization 20-yr (NOT investment-pegged); avalanche (FORTA) + Valira flood; Llei 26/2024 STR registration + parish quotas (Andorra la Vella restricts new); ~85k pop (75% non-Andorran)** |
| **mc** | Monaco 🆕 | ✅ Fully populated | Direction du Domaine + Notaires monégasques + Direction des Services Judiciaires, IMSEE Observatoire de l'Immobilier — **OPEN to all nationalities (no nationality restriction in secteur libre / domaine privé); residency NOT formally investment-pegged but practitioner bar ~€500k bank deposit + property/rental + clean record (Carte temporaire 1yr → ordinaire 3yr → privilégiée 10yr); droits d'enregistrement 4.5% standard (Loi n° 1.560 of 3 Dec 2024 closed SCI 7.5% loophole — now uniform 4.5%); notaire fees ~1.5% (Loi 4 mai 1981); NO annual property tax (UNIQUE); NO personal income tax — except French nationals under 1963 Convention fiscale franco-monégasque (Article 7); NO CGT on Monaco RE (UNIQUE selling point); 20% TVA on new builds; EUR (Monetary Convention with France 2002); IMSEE 2024 weighted avg ~€51,000–55,000/m² (highest globally); ~38k pop (9,500 Monégasques); STR via Direction du Tourisme registration; minimal natural risk; Plan Bleu / Plan Climat Monaco** |
| **md** | Moldova 🆕 | ✅ Fully populated | ASP cadastru.md unified cadastre + property registration since 2012, BNS Indicele Prețurilor Imobiliare, BNM monetary, fisc.md tax — **Residential RE OPEN to foreigners (Civil Code 2002); agri/forest land BANNED to foreign individuals (Land Code Art. 6 + 19) — SRL workaround fragile; flat 12% PIT + 6% CGT (5yr primary residence exemption) + 7% rental withholding; property tax 0.05–0.4% on cadastral value; VAT 8% reduced on residential by developer / 20% standard; notary mandatory (Civil Code Art. 213); MDL managed-float BNM (volatility shock 2022-24); Investor Residency Law 200/2010 ≥€250k investment → 5yr permit + naturalization eligibility 8yr; CBI ENDED via Law 100 of 16 May 2020 (often misreported as active); EU candidate 23 Jun 2022 + accession opened 25 Jun 2024; Romanian-citizenship-by-descent path (EU passport for eligible); Vrancea seismic legacy (1940/1977/1986) + Dniester/Prut floods + Ukraine-war spillover risk; **TRANSNISTRIA OUT OF SCOPE** — separatist parallel cadastre not recognized by ASP** |
| **qa** | Qatar 🆕 | ✅ Fully populated (foreign-restricted framing) | REA + MOJ Notary cadastre + PSA Quarterly Real Estate Price Index, MCI for foreign-buyer designated zones, QCB macroprudential, MOI Permanent/Investor Residency — **Law 16/2018 + Cabinet Decision 28/2020: 9 designated FREEHOLD zones (West Bay Lagoon, Pearl-Qatar, Al Khor Resort, Lusail, Al Kharaij, Al-Dafna, Onaiza, Al-Wakra +) + 16 leasehold-99yr zones (incl. Msheireb Downtown — counterintuitive); NO recurring property tax / NO PIT / NO VAT not yet implemented (UNIQUE); 0.25% REA transfer + ~1-2% notarial; QCB LTV 75% nationals / 60-70% non-residents; QAR pegged USD 3.64 since 2001; PR Law 10/2018 ≥QAR 1M qualifying assets (~USD 275k, capped ~100/yr) + Investor Residency Law 21/2018 ≥QAR 730k (~USD 200k); NO citizenship-by-investment (Law 38/2005 strict); Tourism Hospitality Law STR ≥30d only; FIFA 2022 transformation legacy + Lusail metro; QNV2030; sandstorms + extreme heat (45°C+) + Doha 2018/2021/2024 storm-surge floods; ~3.05M pop (12% Qatari + 88% expat); NO postcode system (Zone+Street+Building)** |
| **sa** | Saudi Arabia 🆕 | ✅ Fully populated (FAST-EVOLVING regime) | REGA Real Estate General Authority + MOJ Notary (Kateb Adl) + Suhail platform, GASTAT Real Estate Price Index, SAMA macroprudential, ZATCA tax — **NEW Foreign Real Estate Ownership Law 7 Jan 2025 (eff. Jan 2026 — implementing regulations rolling out): foreigners can buy in DESIGNATED ZONES Riyadh/Jeddah + others; pre-2025: near-total ban for non-GCC + non-Muslim BANNED in Mecca/Medina (constitutional/religious — UNIQUE in world, applies regardless of foreign-ownership reform); GCC nationals ALWAYS open; NO recurring property tax (UNIQUE) BUT White Land Tax 2.5% annual on idle urban >10,000 m² (Royal Decree M/4 2016); RETT 5% Royal Decree A/84 2020 (deductible from VAT); VAT 15% (raised 2020) — residential rental EXEMPT; NO PIT / Zakat 2.5% Muslims; SAMA LTV 90% Saudi (REDF subsidies) / 60-70% expat with Iqama; SAR pegged USD 3.75 since 1986; Premium Residency (Iqama Khassa) Vision 2030: SAR 800k one-time PR / SAR 100k/yr renewable / Real-Estate-Owner SAR 4M (verify PRC); Tourism Law 2020 + Sahel STR licensing; Vision 2030 mega-projects (NEOM, Qiddiya, Diriyah Gate, Red Sea, AlUla, Roshn) drive Riyadh+Jeddah+Eastern Province values; sandstorms + extreme heat (50°C+) + Jeddah 2009/2011 catastrophic floods; ~36.4M pop (63% Saudi + 37% expat)** |
| **pe** | Peru 🆕 | ✅ Fully populated | SUNARP Registro de Predios + Catastro per Municipio (no national cadastre), BCRP IPV Lima quarterly + INEI, BCP/BBVA/Interbank/Scotiabank mortgages — **Constitution Art. 71 BORDER ZONE: foreigners BANNED within 50km of any border (terrestrial + maritime — overrideable only by Supreme Decree from Consejo de Ministros) — affects Tumbes/Tacna/Puno/Madre de Dios/Loreto + coastal margin; beyond border: full freehold same rights; Impuesto Predial 0.2-1.0% on autoavalúo (progressive Municipal); Alcabala 3% above 10 UIT exempt threshold; CGT 5% flat (residents) / 30% non-resident; IGV 18% on first sale of new construction (effectively ~9% via 50% terreno-vs-construcción split — Ley IGV art. 13(d) — non-obvious developer-pricing quirk); USD widely accepted (~30% Lima/coast pricing) + sol PEN managed-float BCRP minimal capital controls; Investor Visa USD 30k in BUSINESS activity (NOT real-estate alone — repeatedly miscategorized as golden-visa); Rentista visa USD 1,500/mo passive; NO golden-visa via residential RE; Pacific Ring of Fire HIGH seismic (2007 Pisco M8.0 + 1970 Ancash M7.9 baseline) + tsunami coastal + 2017/2023 El Niño catastrophic floods + huaicos (mountain landslides) + volcanic Misti/Ubinas/Sabancaya south; ~34M pop / Lima Metro ~10.7M; postcodes 5-digit (post-2017)** |
| **ec** | Ecuador 🆕 | ✅ Fully populated (security flag) | Registro de la Propiedad per Municipio (no national cadastre) + Geocatastro Quito/Guayaquil/Cuenca portals, INEC Indice Precios Vivienda + BCE, Banco Pichincha/Produbanco/BIESS mortgages — **Constitution Art. 405-406 OPEN to foreigners; SECOB Border Zone 50km + coast Galapagos requires authorization (waivable); Impuesto Predial Urbano 0.025-5 per mil sliding Municipal; Alcabala 1% Municipal; CGT 0% IF held >5 yrs (UNIQUE Ecuador exemption) — otherwise progressive PIT; **IVA raised 12 → 13% from 1 Apr 2024** (security funding under Decreto Ejecutivo 110 — possibly reverts/escalates per 2026 budget); USD officially adopted Sep 2000 (replaced sucre at 25,000:1) — NO FX risk on USD properties (UNIQUE) + ISD 5% outbound transfers; Investor Visa USD 42,500 (~100×SBU) → 2-yr Temporary → Permanent after 21mo + naturalization 3yr; Pensioner Visa USD 1,500/mo; Pacific Ring of Fire seismic (2016 Pedernales M7.8 — 676+ deaths Manabí/Esmeraldas) + Cotopaxi volcano active phase 2024 + Galapagos rising sea-temp + tsunami coastal; **2024 Internal Armed Conflict Declaration** narco-gangs Guayaquil/Esmeraldas/Manta/Quevedo/Durán violent crime peak — Quito + Cuenca relatively safe; Censo 2022 final 16.9M (revised down from 18.0M projected — material per-capita revision); ~17.7M pop 2024 mid-year est.** |
| **py** | Paraguay 🆕 | ✅ Fully populated | DGRP Registro Inmobiliario + SNC Servicio Nacional de Catastro per Departamento, BCP financial stability, no national transactional RE price index (listings only), BNF/Itaú/Continental/Atlas/Familiar mortgages — **Constitution Art. 109 OPEN; Border Zone Ley 2.532/2005: foreigners CANNOT own RURAL within 50km of borders (urban parcels CDE/Encarnación/PJC OK — common misconception); Impuesto Inmobiliario 1.0% on cadastral (Municipal) + Impuesto Inmobiliario Adicional Rural Latifundios 0.5-1% on >10,000 ha; CGT included in IRP 8% flat (effectively ~2.4% via 30% taxable design — Ley 6.380/2019 + Decreto 3.184/2019 — among LOWEST in S.America); IVA 10% standard / 5% low-income housing; PIT 8% flat with TERRITORIAL-source design (foreign passive income generally NOT taxed even for residents — major retirement attraction); PYG Paraguayan guaraní managed-float BCP relatively stable + USD informal pricing; **Permanent Residency 2023 REFORM (Resolución SET 1186)**: previously cheapest formal RBI in S.America (~USD 5,200 deposit) — NOW need SET RUC + active economic activity OR USD 70,000 SUACE business investment; Citizenship after 3yr continuous PR; Río Paraguay flooding catastrophic 2014-15 + 2018 + 2019 + 2024 (Asunción Bañados informal settlements highest exposure) + Cerrado/Chaco wildfires 2019-20 + 2024 + drought; Itaipú/Yacyretá hydroelectric (Paraguay #2 net electricity exporter — drives Ciudad del Este server-farm RE); Mennonite Filadelfia/Loma Plata semi-autonomous Chaco; ~7.4M pop / Asunción Metro ~3.0M; Spanish + Guaraní co-official; postcodes 4-digit (5-digit also used)** |
| **am** | Armenia 🆕 | ✅ Fully populated | Cadastre Committee + e-cadastre.am unified online cadastre, ARMSTAT quarterly RE Price Index Yerevan + national, CBA macroprudential, Ameriabank/ACBA/Inecobank mortgages — **Civil Code Art. 184 + Law on Real Property 1999 OPEN residential to foreigners; Land Code Art. 4 BANS agricultural land for foreigners (LLC workaround); **HO-185-N Real Estate Tax phased reform 2021-2026**: progressive AMD 0.05-1.0% on cadastral value approaching ~80-90% market (2026 = first FULL effect on carrying cost); cadastral brackets AMD 10M/25M/47M/75M/100M/200M; transfer 0.05% state duty + ~AMD 50-150k notary fixed = LOWEST closing costs in region (~0.1-0.5%); VAT 20% standard but residential first-sale by developer EXEMPT (Tax Code Art. 64); PIT 20% flat (since 2022 reform); CGT 10-20% (residency-dependent), primary residence 1+yr exempt; **HO-105-N IT Sector 1% turnover regime + 10% PIT for IT employees extended to 31 Dec 2031** (UNIQUE — vs Georgia Virtual Zone / Romania flat-12% IT); AMD managed-float CBA strengthened materially 2022-24 from Russian capital + IT boom; visa-free 180d for ~92 nationalities; Investor Residency AMD 50M (~USD 130k) deposit OR property → 5yr renewable; Citizenship by descent (Diaspora) streamlined Art. 13; naturalization 3yr PR + dual citizenship (since 2007); **HIGH SEISMIC**: 1988 Spitak M6.8 (~25,000 deaths) baseline — pre-1989 stock vulnerable; Yerevan + Gyumri + Vanadzor microzoning; geopolitical: 2020+2023 NagornoKarabakh war (~120k displaced Sep 2023, Karabakh now out of Armenian cadastral scope post-2023) + CSTO suspension Feb 2024 + EU candidate path consideration 2024-26 + Russian-relocant wave 2022-24 (~50% peak Yerevan appreciation); ~2.78M pop (Yerevan ~1.08M) + ~7M global diaspora** |
| **az** | Azerbaijan 🆕 | ✅ Fully populated | SCSI State Service on Property Issues + e-emlak.gov.az + ASAN Service one-stop, SSC State Statistical Committee quarterly RE stats, CBAR macroprudential, IBA/Kapital/PASHA/Unibank/ABB mortgages — **Land Code 1999 + Constitution Art. 13 OPEN residential to foreigners; agricultural land BANNED foreigners (Land Code Art. 47); border + strategic security areas case-by-case approval often denied; foreigners must register within 1 month; **Property Tax m²-BASED not %-based**: Tax Code Art. 198 flat AZN 0.4/m² for 30-120m² band Baku (30m² exempt floor) — value-component 0.6% triggers only above 120m²; transfer notary 0.5-1% sliding + AZN 100-500 fixed reg + 0.1-0.5% stamp; CGT 14% resident / 10% non-resident, primary residence 3+yr exempt; VAT 18% standard, first-sale by licensed developer 0%; PIT 14% flat (since 2018 simplification); rental 14% flat; AZN pegged USD 1.70 since 2017 (de-facto, NOT formal currency-board — 2015 breached twice +33% then +47% free-float; SOFAZ FX-buffer ~US$60bn supports peg); visa-free 90d ~70 nationalities + ASAN eVisa; TRP via real estate ≥AZN 100k (~USD 60k) → 1yr renewable to 5+; PR after 8yr continuous TRP; Strategic Investor Visa AZN 540k priority sectors; naturalization 5+yr PR + Azeri lang + dual citizenship limited; Caucasus + Caspian seismic (2000 Baku M6.8, 2012 Zaqatala) + AzDTN 2.4-1 2010 code + Caspian sea-level falling 2010-24 ~1m + Absheron mud volcanoes (unique); 2020+2023 Karabakh + East Zangezur reintegration: ANAMA de-mining cert required + AZ-citizen-priority subsidized mortgages + non-recognition former de-facto Karabakh authority docs — **out-of-scope for ordinary foreign-buyer DD** (parallels Moldova Transnistria); ~10.16M pop (Baku ~2.4M, Ganja ~330k); Latin script since 2001 + Russian widely + Turkish mutually intelligible** |
| **tn** | Tunisia 🆕 | ✅ Fully populated (foreign-restricted framing) | Tribunal Immobilier (Land Court) → Conservation Foncière Torrens-style title + OFNT cartography, INS RE Price Index (light coverage), BCT Banque Centrale + Office des Changes (FX repatriation) — **Foreigners need GOVERNOR'S AUTHORIZATION (autorisation gouvernorale, 6-12mo, no statutory appeal — Code des Droits Réels 1957 + 1964 + 2024 update) — UNLESS in ONTT-designated Zone Touristique (Hammamet-Yasmine, Sousse Port El Kantaoui, Mahdia, Djerba zones, Tabarka — streamlined); agricultural land BANNED foreigners (long-term lease via Tunisian SCA majority-Tunisian workaround); Office des Changes / BCT FX-inflow registration MANDATORY at purchase via authorized bank — without it sale proceeds + rental income CANNOT leave dinar zone (semi-convertible TND); titré (immatriculé Torrens since 1885) vs melk informal — only titré recommended for foreign buyer; Droit de Mutation 5% (raised 2018, was 4%) + Conservation Foncière 1% + notarial ~1% = ~7-9% all-in (HIGH); CGT (Plus-Value Immobilière) 10% resident / 25% non-resident (Loi de Finances 2024 floated 30% — not gazetted, verify); VAT 19% standard / 13% reduced first-sale residential developer; PIT 0-35% progressive; STB/BNA/Attijari/BIAT mortgages 8-15% TND (FX-loans restricted post-2018 BCT Circular 2018-04); IMF EFF program SUSPENDED Mar 2024 — currency stress prone; 2018 Cap Bon floods catastrophic + 2023-24 record drought (reservoirs <30%) + low-mod Cap Bon seismic + APAL coastal erosion Hammamet/Djerba/Mahdia; STR Décret 2018-417 ONTT licensing; Investor Residency ≥TND 1M (~USD 320k); Tunisia Investor Visa drafted 2024 NOT gazetted; Citizenship 5yr continuous PR + Arabic; ~12.07M pop / Tunis Metro ~2.7M; Arabic + French in business; postcodes 4-digit** |
| **in** | India 🆕 | ✅ Fully populated (foreign-restricted framing) | DECENTRALIZED state cadastres (Karnataka Bhoomi, Maharashtra MahaBhulekh, TN Patta Chitta, Delhi DLRC, Telangana Dharani — DILRMP digitization since 2008), NHB Residex 50+ cities + RBI HPI 10-city, MagicBricks/99acres/Housing.com/NoBroker — **NRI/OCI freely buy residential+commercial (FEMA 21/2000-RB) — CANNOT buy agricultural/plantation/farmhouses (only inherit); Foreign nationals (non-NRI/OCI) effectively BANNED except inheritance OR ≥182-day prior-FY residency + RBI permission; PK/BD/SL/AF/CN/IR/NP/BT need RBI prior approval EVEN for inheritance; Press Note 3 (2020) FDI gate for neighbour countries; Stamp duty 4-8% state-specific (Maharashtra 6%, Delhi 6%, Karnataka 5%, TN 7%, Kerala 8%) + 1% reg = 5-10% all-in; **Finance Act 2024 LTCG 12.5% flat WITHOUT INDEXATION** (down from 20% with indexation — major structural reform; grandfathering for pre-23-Jul-2024 acquisitions); STCG ≤2yr at slab; Section 54 reinvestment + 54EC NHAI/REC bonds INR 50L cap 5yr lock; GST under-construction 5% affordable / 12% non-affordable (without ITC) / ready-resale 0%; affordable = ≤60sqm metro/≤90 non-metro AND ≤INR 45L; SBI/HDFC/ICICI/Axis/Kotak/BoB+HFCs LTV 90/80/75% by ticket size; INR managed-float capital controls via FEMA + LRS USD 250k/yr cap; **NO golden-visa via real estate (UNIQUE)**; OCI lifetime multi-entry; naturalization 11+yr (very strict); dual citizenship NOT allowed; BIS IS 1893:2016 seismic Zones V→II + 2001 Bhuj M7.7 baseline; monsoon floods + cyclones; Delhi/NCR PM2.5 100-300+ winter; **RERA 2016 mandatory** for projects >500 sqm or 8 units (state RERA portals); Suraj Lamp 2011 PoA-sale ruling + clouded titles widespread (title insurance NOT mandatory, thin market); ~1.428B pop (2011 last full census, 2021 deferred); Mumbai 21M / Delhi NCR 33M / Bengaluru 13M; 6-digit PIN; 22 scheduled languages + Hindi/English Union official** |
| **ng** | Nigeria 🆕 | ✅ Fully populated (foreign-restricted framing) | LASRRA Lagos State Residents Registration + LSLB e-LandTitle Lagos + AGIS Abuja FCT + state-level Bureaux (no national cadastre), CBN macroprudential, NBS limited RE data, PropertyPro.ng/nigeriapropertycentre/Lamudi listings — **Land Use Act 1978: ALL urban land vested in State Governor as trustee — freehold abolished, ONLY leasehold (typically 99yr renewable); Certificate of Occupancy (C of O) primary title via Governor; Foreigners CAN obtain C of O — same procedure as Nigerians, no nationality bar at federal level; Right of Occupancy (rural) varies; Lagos State most foreign-buyer-friendly + best-developed market; Land Use Charge Lagos LASEPA 0.076-0.394% sliding (LULC Law 2018); CGT 10% on net gain; Stamp Duty 1.5-3% Federal; **State Consent Fee 8-15% Lagos / 8% FCT / 3-5% smaller states — MAJOR transaction cost (often higher than Federal SD)**; Total ~10-20% all-in Lagos foreign-tied = HIGHEST in Africa; VAT 7.5% standard (raised 2020); first-sale residential developer 0%; PIT 7-24% progressive; Access/Zenith/GTBank/UBA/FBN + PMBs (FBN Mortgages, Imperial Homes, Aso Savings) LTV 70-80% NGN; commercial rates 22-32% NGN (CBN MPR ~27.50% Apr 2026); foreign-currency USD mortgages from Stanbic/Ecobank LTV 50-60% / 7-10%; **NGN — MAJOR REFORM Jun 2023**: CBN unified parallel+official rates → naira floated → massive devaluation (NGN/USD 460→1,500+ peak) → Tinubu reforms 2024-26; informal USD pricing dominant prime RE; capital controls FEMA + BVN+NIN required for transactions; **NO golden-visa via real estate**; STR-1 Investor visa USD 100k business; Naturalization 15+yr + Nigerian language + dual NOT allowed for native-born; Boko Haram NE + ISWAP Lake Chad + IPOB SE + banditry NW + piracy Gulf of Guinea — VERY HIGH security risk; 2012+2022 catastrophic Lagos urban flooding + 2024 Maiduguri; NEPA/PHCN/DisCos unreliable + 2024-25 grid collapses (energy autonomy mandatory cost overlay); ~227M pop (largest African); Lagos 22M / Abuja FCT 3M / Kano 5M; 6-digit postcodes; English official + Yoruba/Igbo/Hausa + Pidgin universal; 2024-25 Tax Reform Act pending (VAT to 12.5% phased)** |
| **ke** | Kenya 🆕 | ✅ Fully populated (foreign-restricted framing) | DUAL legacy cadastre Land Registry (Ardhi House Nairobi + County Registries) — RTA/RLA/GLA/LTA being unified under LRA 2012, LIMS digitization 2019-26 + Ardhi-Sasa, HassConsult Property Index Nairobi quarterly + KNBS limited, Property24/BuyRentKenya/PropertyPro listings — **2010 Constitution Art. 65: Non-citizens ONLY 99-yr LEASEHOLD (max, renewable) — pre-2010 freehold AUTOMATICALLY converted to 99-yr leasehold from 27 Aug 2010 promulgation (not just on next transfer); agri land foreigners need Kenyan-majority company; Title Deed (freehold for citizens) vs Certificate of Lease (non-citizens); LR No. + Block/Parcel identifiers; **Title fraud + double allocation MAJOR risk** pre-2024 — LIMS improving but verification still requires Lands Office + Survey of Kenya search; Land Rates per County (~0.115% Nairobi USV); Stamp Duty 4% urban / 2% rural; CGT 15% (raised from 5% by Finance Act 2022); VAT 16% / 0% first-sale residential developer; PIT progressive 10-35% (35% top added Finance Act 2024); KCB/Equity/NCBA/Cooperative/StanChart/Stanbic/Absa LTV 70-90% KES; foreign USD-denominated 50-65% / 7-10%; KMRC affordable housing < KES 7.5M; Affordable Housing Levy 1.5% gross (Finance Act 2023 — under judicial review 2024-25); KES managed-float CBK ~2-5%/yr USD depreciation; informal USD prime Nairobi (Karen, Lavington, Westlands, Kileleshwa, Runda, Muthaiga, Kitisuru); **NO golden-visa via real estate (UNIQUE absence in EAC)**; Class A1 Investor USD 100k business / Class K Resident KES 200k+/yr passive / PR 7yr / Citizenship 7yr + Swahili (dual allowed since 2010); Rift Valley moderate seismic + KMD weather + 2020-23 worst drought 4 decades + 2024 East Africa floods catastrophic + al-Shabaab cross-border NE (Garissa/Mandera/Wajir); SGR Mombasa-Nairobi-Naivasha-Kisumu corridor; ~55M pop (2019 census 47.6M, 2024 KNBS); Nairobi 5M / Mombasa 1.4M; 5-digit postcodes; English + Kiswahili official; 2024 protests + Tax Bill withdrawal** |
| **jo** | Jordan 🆕 | ✅ Fully populated | DLS Department of Lands and Survey under Ministry of Finance — Tabu Torrens-style register (Ottoman → British Mandate → Jordanian formalization), DOS quarterly building permits + HPI light, CBJ Real Estate GDP component, Jamala/OpenSooq/Aqar.fm listings — **Reciprocity-based: foreigners can buy if home country grants reciprocal rights to Jordanians (DLS + Council of Ministers maintains list — DYNAMIC, English version inconsistent); Border zones 5-15km + military + Aqaba ASEZ separate approval; Max 1 dwelling OR up to 5,000 m² non-resident; Council approvals for >5,000 m² or sensitive zones; GCC nationals treated equivalent (mostly); Property Sales Tax 9% (unified 2019, replacing 4% buyer + 5% seller); Registration ~0.4-1%; Notarial/Survey ~0.5-1%; All-in ~10-12% = AMONG HIGHEST IN MENA; **CGT 0% individuals on RE (UNIQUE — no capital gains tax on RE)**; VAT (GST) 16% / 5% reduced first-sale residential developer; PIT progressive 5-30%; Building & Land Tax JOD 0.5-3/m² range Municipal; Housing Bank for Trade and Finance (HBTF largest), Arab Bank, Jordan Kuwait Bank LTV 75-80% Jordanians / 50-65% non-residents; rates 6-10% JOD; JLGC Loan Guarantee for low-income; **JOD pegged USD 0.7080 since 1995** (CBJ fixed) — NO FX risk for USD-priced; **CBI Jordan since 2018**: JOD 750k (~USD 1.06M) govt bond OR JOD 1M private investment OR JOD 250k SME 20+ employees → Jordanian passport (visa-free GCC + ~50 countries — WEAK passport relative to global; CBI rational only for diaspora reconnection / regional-business utility, NOT mobility plays); Investor Residence ≥JOD 200k Greater Amman / JOD 100k outside (5yr renewable); Bona Fide Investor ≥JOD 50k bank deposit 1+yr; geopolitical bordered Israel/Syria/Iraq/Saudi — Iraqi+Syrian+Palestinian large diaspora communities; among most water-poor globally — Disi+Red-Dead project ongoing; Dead Sea Transform fault moderate seismic + 1927 Jericho M6.2 baseline; Dead Sea declining 1m/yr; ~11.4M pop (Amman Metro 4.5M, Zarqa 1.5M, Irbid 1.9M); 5-digit postcodes; Arabic official + English business** |
| **om** | Oman 🆕 | ✅ Fully populated (ITC-only foreign-buyer framing) | NSA National Survey Authority + MHUP Land Registry, NCSI Real Estate Activity bulletin, CBO macroprudential — **Royal Decree 12/2006 (amended): non-GCC FREEHOLD only in ITC Integrated Tourism Complexes (Al Mouj Muscat, Muscat Hills, Hawana Salalah, Jebel Sifah, Saraya Bandar Jissah, The Wave + 2023-24 expansions); outside ITC: GCC nationals only; agri BANNED foreigners; commercial/industrial RD 29/2018 case-by-case; NO recurring property tax (UNIQUE) / NO PIT (UNIQUE) / VAT 5% (since 2021) first-sale developer typically 0%; transfer 3% RD-Land + ~1% notarial = ~4-5% all-in; NO CGT individuals (UNIQUE); Bank Muscat/Bank Dhofar/NBO/Sohar Intl/Ahli Oman LTV 70% nationals / 60% foreigners with residence; rates 6-9% OMR; OMR pegged USD 0.385 since 1986 (CBO fixed); **Investor Residency Royal Decree 89/2021**: 5-yr ≥OMR 250k (~USD 650k) ITC freehold OR business / 10-yr ≥OMR 500k (~USD 1.3M) ITC; Long-term Retiree ≥OMR 4,000/mo pension (~USD 10,400); NO citizenship-by-investment (Omani nationality strict); Cyclone exposure HIGH — Gonu 2007 + Mekunu 2018 + Shaheen 2021 catastrophic Muscat (insurance underwriting baseline); flash floods Wadi systems + extreme heat 45°C+ + Makran subduction far offshore 1945 M8.1 tsunami concern; ~5.0M pop (Muscat Metro 1.7M, ~38% expat); 3-digit postcodes; Arabic official + English business** |
| **bh** | Bahrain 🆕 | ✅ Fully populated (MOST OPEN GCC) | SLRB Survey & Land Registration Bureau + RERA-maintained designated-areas list (extensive, expanded multiple times since 2017), MoIC + MoH Real Estate stats — **Law 27/2017 (amended 2017): non-GCC FREEHOLD in extensive designated areas (Amwaj/Reef/Durrat/Diyar/Bahrain Bay/Al Areen/Saar selected/Diplomatic Area/Seef/Juffair/Riffa Views/Marsa Al Seef/Dilmunia/Bahrain Marina/Tala/Al Bareh + more — covers most flagship developments + parts of central Manama/Muharraq/Riffa); structurally MORE OPEN than Qatar's tight 25-zone list and UAE's emirate-fragmented model; Municipal Tax 7% rented residential / 10% rented commercial; VAT 10% (raised 5%→10% 1 Jan 2022 Royal Decree-Law 33/2021 — second GCC after Saudi); first-sale residential developer 0% zero-rated; resale exempt; **NO PIT / NO CGT / 0% general corporate tax (only oil & gas at 46% — UNIQUE in GCC, even UAE has 9% federal CT) / 0% withholding** — uniquely light tax stack; SLRB Registration ~2% standard + 1.7% sliding additional bands; all-in ~3-4%; Ahli United/BBK/NBB/BisB/Al Salam/KFH Bahrain LTV 80% nationals / 70% expats with CPR; rates 5-8% BHD/USD; **BHD pegged USD 0.376 since 2001** (CBB fixed) — UNIQUE strongest currency by face value globally; **Bahrain Property Visa Decree 6/2017**: ≥BHD 200k (~USD 530k) → 10-yr renewable Self-Sponsored Residence Permit (incl. spouse + children); **Golden Residency Decree 16/2022**: 10-yr renewable for property owners ≥BHD 200k OR investors / talented / retirees (BHD 4k/mo); NO CBI; minimal natural risk except 45°C+ heat + sandstorms + 2011 protests political-stability flag + Saudi-Iran proxy tensions periodic; ~1.49M pop (~52% Bahraini + 48% expat); 3-4 digit postcodes; Arabic official + English business + everyday widely; National Spatial Strategy 2050; King Hamad Causeway 2 planned** |
| **kw** | Kuwait 🆕 | ✅ Fully populated (MOST RESTRICTIVE GCC) | PACI Public Authority for Civil Information + Ministry of Justice Real Estate Registration, CSB stats limited, MoF Real Estate stats minimal — **Decree-Law 74/1979 (amended): non-GCC foreigners CANNOT own residential property broadly; exceptions diplomats/royals + GCC reciprocity only; long-term lease ≤30yr renewable possible but NOT freehold; GCC nationals (Saudi/UAE/Bahrain/Qatar/Oman) can own freehold subject to reciprocity; structurally MOST RESTRICTIVE GCC for foreign buyers; NO recurring property tax (UNIQUE) / NO PIT (UNIQUE) / **NO VAT yet — Kuwait + Qatar are only two GCC states still deferred from 2016 GCC VAT Framework Agreement**; transfer ~0.5-2% MoJ + ~0.5% notarial; NO CGT individuals (UNIQUE); NBK/KFH/Burgan/Gulf Bank/KIB/ABK LTV 70-80% Kuwaitis; effectively NO mortgages for non-GCC foreigners (since they cannot own); KWD basket-managed since 20 May 2007 (was USD-pegged) CBK active; **KWD ≈ USD 3.25 — world's HIGHEST face-value currency**; **NO golden-visa via real estate (UNIQUE absence in GCC)** — residency entirely via employment Iqama (Decree-Law 17/1959); 5+yr to PR claim rarely granted; citizenship effectively impossible (Decree-Law 15/1959); Bedoon stateless population pressing issue; extreme heat 50°C+ summers + sandstorms + Apr 2018 + 2024 catastrophic flash floods Wadi; minimal seismic; oil-export dependence; geopolitical Iraq/Iran tensions; ~4.85M pop (~30% Kuwaiti + 70% expat); 5-digit postcodes; Arabic official + English business; Vision 2035 + Mubarak Al-Kabeer Port + Silk City planned** |
| **lb** | Lebanon 🆕 | ✅ Fully populated (CRISIS framing) | General Directorate of Cadastre under Ministry of Finance + Solidere BCD separate regime, BDL Banque du Liban + CAS Central Administration of Statistics (limited), Olx.com.lb/Realestate.com.lb listings — **Decree-Law 11614/1969 + Law 296/2001 LAYERED CAPS: (a) max 3,000 m² national per non-Arab foreigner (b) cumulative ≤3% of total Lebanese territory (c) 3% per-district (caza) ceiling + 5-yr build-or-forfeit clause + Council of Ministers Decree authorization required (6-18mo timeline, political-vacuum-pause-prone); Arab nationals largely Lebanese-equivalent under bilateral; **Beirut Central District (Solidere) separate far-more-permissive regime** — binary-decision diligence on master-plan boundary; Built Property Tax 4-14% on annual rental value sliding (2018-19 reform); Registration Fee 5.8% buyer (raised from 5% in 2003) + Notary ~0.6-1% + Stamp 0.4% = ~7-8% all-in; CGT 10% net gain (primary residence variable); VAT 11% (raised 2018) / first-sale residential developer 0%; PIT 4-21% progressive; **POST-2019 BANKING CRISIS**: Lebanese banks effectively collapsed Oct 2019 — BDL "Lollar" (locked dollar accounts at official rate) crisis ongoing 2019-2026; depositors haircuts; mortgage market FROZEN; new mortgages limited to fresh USD entirely outside banking system; foreign buyers typically pay CASH fresh USD; Bank Audi/BLC/Byblos/Bank of Beirut/Fransabank/BLOM/BBAC pre-2019; **LBP HISTORICAL HYPERINFLATION**: pegged USD 1,507.5 since 1997 → decoupled Sep 2019 → black-market peak USD 100,000+ 2022 → unified 2023-24 around USD 89,500-90,000; de-facto USD-dollarization 80%+ prime transactions in fresh USD cash; capital controls informal (BDL Circulars 158/161); **2024 Israel-Hezbollah war Sep-Nov 2024** — extensive damage S Lebanon + Bekaa + Beirut SE Dahieh; Aug 2020 Beirut Port explosion (~218 deaths, 7,000 injured, 300k displaced); Joseph Aoun presidency Jan 2025 ended 2-yr political vacuum; IMF program negotiations stalled — no formal program 2026-05; Dead Sea Transform moderate seismic + 1956 Chim M5.5 baseline + 2023 Türkiye quake felt strongly; EDL electricity 3-12 hr/day + private generator USD 80-250/mo subscription mandatory recurring cost; NO golden-visa via real estate; Investor Residency ≥USD 50k Lebanese business; Lebanese descent streamlined naturalization (~13M global Mahjar diaspora vs 5.5M domestic); ~5.5M pop (incl ~1.5M Syrian + ~470k Palestinian refugees); Beirut Metro 2.4M; Arabic + French de facto + English in tech/business/healthcare; 4-digit postcodes** |
| **mu** | Mauritius 🆕 | ✅ Fully populated (scheme-or-G+2 only framing) | Registrar General's Department + LAVIMS digital cadastre (PIN per parcel, 2-hour SLA), Statistics Mauritius RGPH 2022 census, Bank of Mauritius (BOM), Economic Development Board (EDB) for foreign-buyer schemes, MRA tax — **Non-Citizens (Property Restriction) Act 1975: foreign freehold OPEN ONLY via EDB schemes (IRS / RES / PDS / SCS / IHS / Smart City) OR ground+2 apartment (G+2) ≥ MUR 6M — open-market freehold BANNED for non-citizens otherwise; **Finance Act 2025: registration duty + LTT for non-citizens raised 5%→10%** (effective date contested across sources — some sections from gazette publication, others from 1 Jul 2026; verify in gazetted Act before any transaction); 0%/10%/20% PIT brackets effective 1 Jul 2025; **NO CGT, NO inheritance tax, NO wealth tax** (UNIQUE selling point); **Retirement Permit threshold raised USD 1,500/mo → USD 2,000/mo** (Finance Act 2025); MUR managed-float against undisclosed basket (BOM) — depreciated ~30→46 vs USD 2020-2025; Pas Géométriques 81m coastal reserve (state land — non-purchasable, only leasable); cyclone Class I-IV warning system (Météo Maurice); WMA sewerage covers only ~30% of households — septic + soak-away dominant; Réseau routier B-coded; ~1.24M pop / 5-digit postcodes / English official + French + Mauritian Creole; hybrid French civil + English common law; **Confidence MEDIUM-HIGH** (effective-date contestation on 5%→10% transaction tax) |
| **kz** | Kazakhstan 🆕 | ✅ Fully populated | NJSC "Government for Citizens" USREC (Unified State Real Estate Cadastre, launched 1 Jul 2023 merging legacy Real Estate Register + State Land Cadastre), eGov.kz public services, Bureau of National Statistics (BNS) RE Price Index Almaty/Astana quarterly, NBK macroprudential, Halyk/Kaspi/Forte/Eurasian/CenterCredit mortgages — **Land Code Art. 23: foreigners can own land for construction OR with existing buildings; **foreigners on Temporary Residence Permit (TRP) CANNOT own residential housing** — Permanent Residence Permit (PRP) required (Law on Legal Status of Foreigners Art. 9); LLP/ТОО workaround common; agricultural land BANNED to foreigners since May 2021 (Tokayev law post-2016 land protests); **New Tax Code effective 1 Jan 2026**: progressive PIT 10%/15% (replacing prior 10% flat above thresholds), VAT rate change — verify gazetted text; CGT included in PIT 10-15%, primary residence 1-yr exempt; property tax 0.05-1.5% on assessed value; Almaty mortgage rates 18-24% KZT (NBK refinancing 18.0% Apr 2026); KZT free-float since Aug 2015 — Q1 2026 USDKZT 462-470, CPI 10.6% Apr 2026; **Investor Visa "Golden Visa" launched 10 May 2025 (US$300k qualifying investment in KZ securities / AIFC participants / productive business — REAL ESTATE EXPLICITLY EXCLUDED**, applications open 1 Jun 2025); Astana Hub IT regime; AIFC English-law option (Astana International Financial Centre, common-law island); **Almaty HIGH SEISMIC** + mudflow (Medeu dam 1973 protective barrier) + winter PM2.5 smog (top decile globally); 2022 administrative reform created Abay/Zhetysu/Ulytau oblasts; Russian-relocant wave 2022-23 + price surge then partial reversion; **Utility-tariff moratorium ended 1 Apr 2026** (MEKS 13.5T KZT modernization through 2029); EAEU member; ~20.3M pop / 6-digit postcodes / Kazakh state + Russian inter-ethnic; AIFC English-law / national civil-law dual track |
| **cv** | Cape Verde 🆕 | ✅ Fully populated | Direção Nacional do Cadastro + Conservatória do Registo Predial (Lusophone civil-law tradition), INE Cape Verde RGPH 2021 census, Banco de Cabo Verde (BCV), AAI for foreign-investor "Green Card" residency — **Foreign-buyer regime BROADLY PERMISSIVE for urban + tourism property — no nationality bar, no minimum residency for ownership; constraints sector-specific (agricultural land cadastre uneven, ZDTI/POT plans, military/airport buffers); **Lei n.º 55/X/2025 of 6 June 2025 — major property-tax reform**: IUP (1999) REPEALED, replaced with **IPI (Imposto sobre a Propriedade de Imóveis) 0.1% annual ownership tax** + **ITI (Imposto sobre a Transmissão de Imóveis) 1% one-time transfer** (effective 1 Jan 2026); CGT included in PIT/IRPC 5-30% (residency-dependent); **2025 corporate-income-tax cut to 20%** (was 22%); first-sale residential developer typically VAT 15%/0% in tourism zones; CVE pegged EUR 1:110.265 since 1999 (Acordo de Cooperação Cambial with Portugal — peg credibility reaffirmed in 2025-26 IMF Article IV/ECF reviews) — **NO FX risk for EUR-priced**; 2017 RBI "Permanent Residence for Foreign Investors": ~MUR 8.8M / EUR 80k below-avg-GDP municipalities OR ~MUR 13.2M / EUR 120k above-avg → 5-yr renewable; cadastre coverage strongest in Sal/Boa Vista/Praia, weakest in interior Santiago + Barlavento highlands — **diaspora-heir trap** ("herança partilhada" undivided shares — verify all heirs' consent); UNESCO Cidade Velha (Santiago) — IPC restoration permits required; ~525k pop / 4-digit postcodes / Portuguese official + Crioulo lingua franca; 22 concelhos + 31 freguesias; cyclonic-distant (Atlantic, but Hurricane Fred Aug 2015 + Lorenzo Sep 2019 marginal exposure) |
| **sc** | Seychelles 🆕 | ✅ Fully populated (luxury-second-home framing) | Seychelles Registration Office (Land Registration Act, Cap 107) + WebGIS Cadastre and Planning portal, NBS demographic data, CBS macroprudential, MIC/SIB for non-Seychellois Sanction Duty + Sanction Permit — **SPA (Sanction Permit Act) moratorium LIFTED 20 March 2025**: non-Seychellois CAN purchase residential property again under reformed regime — **SCR 10M (~USD 670k) dwelling floor + SCR 4,000/m² bare-land minimum**; **Sanction Duty raised 11% → 12% (effective 2025-03-20)**; **IPT 0.25% → 0.5% (foreigner-only) effective 1 Jan 2024**; 5% Stamp Duty + 15% VAT on residential first-sale by developer; **NO individual CGT** (UNIQUE); **Eden Island condominium concession route ~7-9% all-in vs ~18-19% standard sanction route** (10pp cheaper); GOP framework (Gainful Occupation Permit) SCR 1,000 + SCR 700/mo; Residence Permit ≥SCR 150k 5-yr; SCR managed-float since Nov 2008 (de-pegged amid sovereign-debt crisis) — Apr 2026 SCR 14.7-14.9/USD; PUC tariffs eff. 15 Jan 2026; Felleng 2013 + Fantala 2016 + Hidaya 2024 cyclone calibration; **4-6 mm/yr SLR (2-3× global)** — Mahé east coast + La Digue + Praslin beachfronts highest exposure; Old Register (deed-of-title) + New Register (Torrens-style) parallel — **Praslin/La Digue New Register conversion launched June 2024**; ~100k pop / 90% on Mahé / English working-language / Seselwa Creole + French co-official; mixed civil-law (Code Napoléon Cap 33) + common-law conveyancing |
| **cn** | China (Mainland) 🆕 | ✅ Fully populated (Mainland-only framing — HK / MO / TW separate playbooks) | MNR Ministry of Natural Resources 不动产登记 Real-Estate Unified Registration system (since 2015 reform), district-level Real-Estate Registration Centers (不动产登记中心), NBS Property Price Index 70 cities, PBOC + SAFE FX rules, Lianjia/Beike/58.com listings — **Foreigners must live, work or study in China continuously for ≥1 year** (Z/X/Q1/R-class residence permit; tourist L visa NOT eligible); HK/MO/TW residents broadly equivalent to Mainland citizens (港澳台居民居住证 reforms); **Civil Code Art. 359 LUR-renewal regime UNTESTED** at scale (70-yr residential Land Use Rights — first major batches 2049+ to test "automatic renewal" wording); **VAT cut to 3% for <2yr holds effective 1 Jan 2026**; **Deed-tax restructure 1%/1.5%/2%/3% effective 1 Dec 2024**; **Tier-1 social-security overlay easing Sept 2024 — Beijing 5-yr / Shanghai 1-yr / Shenzhen 3-yr / Guangzhou abolished** (purchase-restriction Hukou-linked threshold periods); **SAFE Sept 2025 FX-reform** — HK/Macao settlement extended nationwide; non-self-use residential restriction REMOVED (cross-border buying liberalisation, US$50k individual quota retained); CGT (Individual Income Tax 20% on net OR 1% deemed on gross — tax-bureau choice — primary residence 5+yr exempt); CNY managed-float against CFETS basket — onshore CNY vs offshore CNH (HKD/SGD/LDN deliverable); PBOC daily central parity ±2% band; **NO citizenship-by-investment, NO golden-visa via real estate**; R-visa high-talent fast-track; ~1.408B pop (first natural decline 2022); 6-digit postcodes; Mandarin Putonghua + Simplified Chinese; **HK + MO + TW — separate playbooks** (HK SAR Basic Law + Macao SAR Land Law 10/2013 + ROC Taiwan Land Act all distinct legal systems) |
| **jm** | Jamaica 🆕 | ✅ Fully populated | Registration of Titles Act + National Land Agency Torrens registry (~60% of land registered — **~40% remains unregistered**, common-law possessory title), STATIN housing data, BOJ macroprudential, AL132025 hurricane track for Melissa Cat 5 — **Foreign-ownership PARITY** 🟢: NO restrictions on residential / commercial / agricultural land for foreign individuals or companies — no border zone, no maritime setback, no quotas (UNIQUE in Caribbean — Bahamas IPLA permit + DR border zone + most CARICOM Alien Landholding Licences = comparators); only mandatory step: **TRN (Taxpayer Registration Number)** from TAJ; tax stack post-2019 reform: **2% Transfer Tax + JMD 5,000 flat Stamp Duty + ~2% legal/conveyance** (was 5% transfer + 4% stamp pre-2019 — material reduction); CGT 0% individuals on RE (UNIQUE); Property Tax progressive 0.5-1.3% on unimproved value (Land Valuation); GCT 15% on commercial rental (residential exempt); **Income-tax threshold raised JMD 1.8M effective 1 Apr 2025**; NCB/Sagicor/JN/CIBC FirstCaribbean LTV 80-90% Jamaicans / 70-80% non-residents; rates 7-10% JMD / 5-7% USD on USD-denominated mortgages; JMD managed-float BOJ — 1 USD ≈ 155-161 JMD (Sep 2025 – May 2026); **tourist-corridor villa transactions widely USD-denominated** (Montego Bay, Tryall, Round Hill, Negril, Ocho Rios, Kingston upper-tier); POCA AML scrutiny on large wires; **Hurricane Melissa Cat 5 landfall 28 Oct 2025** (Westmoreland Parish — strongest in Jamaican history; BSJ JNBC building-code review + insurance market hardening expected through 2026-2027); 1907 Kingston M6.5 + 1692 Port Royal M7.0 baseline seismic; Cane River + Hope River + Rio Cobre flooding; ~2.83M pop / 5-character postcodes (Universal Postal District 2007 incomplete rollout); English official + Jamaican Patois (Patwa) vernacular |
| **bs** | The Bahamas 🆕 | ✅ Fully populated (no-income-tax common-law jurisdiction) | Department of Lands and Surveys + Registrar General's Department (English common-law conveyancing, deeds-based — NO universal national parcel ID), DIR Department of Inland Revenue for Real Property Tax + Stamp Duty + VAT-on-conveyance, BIA Bahamas Investment Authority for IPLA approvals, CBOB Central Bank, BNSI demographic — **International Persons Landholding Act 1993 (IPLA, Cap 140) liberal regime**: foreign individuals can buy single-family dwellings ≤2 acres by **REGISTRATION** (not permit); larger parcels OR commercial use require **PERMIT** from BIA; **NO PIT, NO CGT, NO inheritance/estate tax, NO gift tax, NO wealth tax, NO general corporate income tax** (financial businesses excepted) — UNIQUELY light tax stack; what IS taxed: **annual Real Property Tax** (RPT bands budget-revisable annually — verify at DIR), **Stamp Duty + VAT on conveyance combined ~10%** above B$100k (split by convention 50/50 buyer/seller for SD; VAT-on-conveyance migrated post-2019 reform), **Business Licence Tax** turnover-based; **VAT 10% standard since 2022** (raised from 7.5% in 2018); **BSD pegged 1:1 USD since 1973** (CBOB Exchange Control Regulations 1956) — **USD universally accepted** in property transactions; high-end Lyford Cay / Albany / Old Fort Bay / Ocean Club Estates / Baker's Bay USD-denominated by default; CBOB Exchange Control approval for non-resident purchases procedural post-IPLA 1993; mortgage market: RoyalFidelity / FCIB / Scotiabank / RBC Bahamas LTV 70-80% nationals / 60-70% non-residents 6-9% USD; **HURRICANE RISK is dominant physical risk** — Atlantic belt traverses archipelago annually Jun-Nov peak Aug-Oct; **Hurricane Dorian Sep 2019** destroyed ~75%+ homes Abaco + Grand Bahama (calibration event); Property-Acquired Visa Program (BIA): ≥B$750k → permanent residence consideration / ≥B$1.5M expedited; ~412k pop (~70% New Providence/Nassau, ~14% Grand Bahama, ~16% Family Islands); 4-digit postcodes; English official |
| **sm** | San Marino 🆕 | ✅ Fully populated (microstate, 2-property cap framing) | UTCC Ufficio Tecnico del Catasto e Cartografia + Conservatoria dei Registri Immobiliari (Italian-influenced civil-law), Ufficio Statistica (~33,987 pop Sep 2024), BCSM Banca Centrale macroprudential — **Legge 24 dicembre 2018 n.173 + Decreto Delegato implementation: prior authorization regime ABOLISHED — foreign individuals can own up to **2 PROPERTIES per individual cap** (vs. unlimited for Sammarinese citizens / pre-2018 1-property cap); RIM (Imposta sui Redditi degli Immobili) replaced ICI; transfer tax + registration ~6-7% all-in; **IGR 2026 reform** (Imposta Generale sui Redditi — main income tax — major restructure pending, verify gazette); **NO inheritance tax for direct relatives** + 4-8% sliding for others; **EUR adopted via 2000 Monetary Convention with EU** (NOT Eurozone-member, but EUR is sole legal tender — coins minted with SM motifs); CGT included in IGR (residency-dependent); first-sale residential developer typically Imposta Monofase 17% (San Marino's VAT-equivalent); BCSM-licensed bank mortgages (Banca Agricola Commerciale, BAC, Banca Sammarinese di Investimento — limited LTV 60-70% for non-residents); Italian-citizenship-by-descent + 30-yr continuous residence naturalisation (NOT investment-pegged); Italian listings overflow common (Rimini-Riccione corridor 30-min drive); UNESCO World Heritage historic centre + Mount Titano (preservation-zone constraints on alterations); landlocked enclave within Emilia-Romagna + Marche; minimal natural risk — Apennine seismic Zone 3 moderate (1980 Irpinia M6.9 felt); **Confidence HIGH** for legal regime + 2-property cap; verify IGR 2026 in gazetted text before transaction |
| **bb** | Barbados 🆕 | ✅ Fully populated (Caribbean common-law freehold-friendly framing) | Lands and Surveys Department + Land Registry / Title Registration Act 1979 (dual deeds-recording + opt-in Torrens), Barbados Statistical Service (BSS), Barbados Revenue Authority (BRA) for Land Tax + PTT + Stamp Duty, Central Bank of Barbados (CBB) for Exchange Control registration of incoming FX, Invest Barbados — **Foreign-ownership PARITY** 🟢: NO restriction on residential / commercial / agricultural land — full freehold for non-residents on Barbadian terms; gating step is **CBB Exchange Control registration** of incoming purchase funds (administrative, not gatekeeping; legal precondition for capital + gains repatriation on resale); tax stack: **Property Transfer Tax 2.5%** above BBD 150,000 (where building exists; vacant land no exemption) + **Stamp Duty 1% on seller** + **17.5% VAT on professional services** (RE sale itself VAT-EXEMPT); **annual Land Tax** banded 0–1.0% owner-occupied capped BBD 100,000; **NO CITIZENSHIP-BY-INVESTMENT** (distinguishes from KN, DM, AG, LC, GD); residency routes: **Welcome Stamp 12-month DNV USD 50,000+ income** (renewed by Cabinet to 31 Dec 2026; tax-exempt on Barbados-sourced foreign-employer income) + **Special Entry & Reside Permit (SERP) 5-yr renewable** (Category 2 property-owner threshold USD 300k+); **2025 Budget**: PTT removed for deeds of gift to children/dependants for land <1 acre; Resilience and Regeneration Fund employee contribution raised 0.10% → 0.25% effective 1 Apr 2025; **PIT band reduction announced** for income year 2026 (BRA Policy Note 20 Apr 2026 — verify exact bands when gazetted); **BBD pegged 2:1 USD since 5 July 1975** (CBB) — unbroken peg through 2026, no FX risk for USD holders; tourist-corridor + west-coast luxury (Sandy Lane, Royal Westmoreland, Apes Hill, Port Ferdinand) USD-quoted; mid-market BBD-priced; **Hurricane risk** Atlantic basin: easternmost Caribbean (13.1°N, 59.5°W) south of main hurricane track — ~70 yrs since direct major hit (Janet 1955) until **Hurricane Beryl 1 July 2024 Cat 3** passed ~150 km south (~BBD 193M ECLAC effects, ~50 homes damaged, 240 fishing vessels lost) materially reset insurance market expectations 2024–2026; ~282,500 pop / English official + Bajan Creole vernacular; CCJ final court of appeal since 2005; republic 30 Nov 2021 — no property-law effect |
| **bz** | Belize 🆕 | ✅ Fully populated (Caribbean/Central-American freehold-friendly + customary-tenure framing) | Lands and Surveys Department + Land Registry / Land Titles Unit (Registered Land Act Cap. 194 dual declared/undeclared system), Statistical Institute of Belize (SIB), Belize Tax Service (BTS), Central Bank of Belize, Belize Tourism Board QRP — **Foreign-ownership PARITY** 🟢 since **Aliens Landholding Act repealed 2001**: foreigners no longer require permit / licence / nationality quota for residential / commercial / agricultural freehold; **DEAL-BREAKER for Toledo District**: ~41 Maya villages hold **customary communal tenure** recognised by **CCJ 2015 Maya Leaders Alliance v AG ruling** as legally equal to Western property — Government 2024 draft Maya Customary Land Tenure Policy still in consultation (verify before any Toledo deal); declared-vs-undeclared land split: declared = Torrens-style modern title; **undeclared = materially weaker Deed of Conveyance**; **Stamp Duties (Amendment) Act 2024 (Act No. 33)** clarified IBC share-transfer treatment; **Income Tax exemption raised BZD 26k → BZD 29k effective 1 Jan 2025**; **QRP age threshold lowered 45 → 40** (Belize Tourism Board); CGT 0% individuals on RE; **BZD pegged 2:1 USD since May 1976** (Central Bank of Belize) — no FX risk for USD holders; Ambergris Caye / Caye Caulker / Placencia / Cayo USD-quoted; local mid-market BZD-priced; **Hurricane Lisa Cat 1 (2 Nov 2022)** ~5,000 homes damaged + 500 destroyed + ~USD 100M losses (most recent direct major-impact event; relevant to insurance + structural diligence on Belize-District 2020-or-older builds); **NO nationwide postcode** (street/lot, town/village, district addressing); 6 districts + San Pedro Town special status; English sole official + Spanish ~50% L1 in Cayo/Corozal/Orange Walk + Kriol lingua franca + Maya (Kekchi/Mopan/Yucatec) Toledo + Garifuna southern coast; conveyancing in English |
| **lk** | Sri Lanka 🆕 | ✅ Fully populated (foreign-restricted + post-2022-crisis framing) | Registrar General's Department (RGD) Land Registry + Bim Saviya Title Registration Act 1998 (~10-15% rolling coverage), Survey Department (Surveyor General), Department of Census and Statistics (CPH 2024), Central Bank of Sri Lanka (CBSL), Inland Revenue Department, Department of Immigration & Emigration — **Foreign-restricted** 🔴: **Land (Restrictions on Alienation) Act No. 38 of 2014** (consolidated through Act No. 21 of 2018) PROHIBITS foreigners + foreign companies + Sri Lanka-incorporated companies with >50% foreign shareholding from **freehold land ownership outright**; clean foreign pathways: (1) **condominium parcel** under Apartment Ownership Law on **any floor** (post-2018 reform — full price must be remitted from abroad up-front), (2) **leasehold up to 99 years** of land; **post-2022 sovereign default crisis**: IMF EFF (USD 3 bn) approved March 2023, fourth review July 2025; **Cyclone Ditwah landfall 28 Nov 2025** caused **USD 4.1 bn damage / 1.1M ha flooded / Central Highlands tea-country property repricing**, disrupted fifth IMF review; **Golden Paradise Residence Visa** launched 2024 (USD 200k bank deposit OR USD 75k condominium); **Inland Revenue Act Amendment 2025 (CGT 10% statutory; 15% proposed — verify before quoting)**; **Stamp Duty (Amendment) Act 2025**: doubled stamp duty on rental/lease agreements **Rs.10 → Rs.20 per Rs.1,000** effective 1 Apr 2025; VAT 15% → **18% effective 1 Jan 2024** (developer first-sale apartments only); LKR volatile **305-320/USD May 2026** (CBSL spot 320.19 on 5 May; intra-month 305-315 average 310; ~7% YoY weakening); pre-2022 ~200 LKR/USD → 360+ LKR/USD spike during 2022 default → 295-325 stabilised band; quoted USD prices age fast — date-stamp aggressively; ~21.76M pop (Census 2024 — slowest intercensal growth on record 0.5%/yr); 9 Provinces → 25 Districts → 331 Divisional Secretariats → ~14,022 Grama Niladhari; Sinhala + Tamil official + English link language (deeds typically English in Colombo/south, Sinhala elsewhere, Tamil North/East); 5-digit postcodes; notarial deed mandatory + Sri Lankan attorney-at-law non-negotiable |
| **kh** | Cambodia 🆕 | ✅ Fully populated (constitutional-land-restricted + Hard/Soft/Strata framing) | MLMUPC Ministry of Land Management Urban Planning and Construction + General Department of Cadastre and Geography (GDCG) National Land Title Registration, NIS National Institute of Statistics (RGPH 2019 census), General Department of Taxation (GDT), National Bank of Cambodia (NBC), Council for Development of Cambodia (CDC) — **Constitutional foreign-restriction** 🔴: **Article 44 of 1993 Constitution** — only Khmer (Cambodian) natural and legal persons may hold ownership of LAND; foreigners CANNOT freehold land under any structure; clean pathways: (1) **Strata-titled co-owned units** under Sub-Decree 126 ANK.BK (12 Aug 2009) + **Foreign Ownership Law May 2010** capped at **70% of any single co-owned building's private units** + NOT ground floor / 1st floor and below (no land contact), (2) **long-term lease 50yr renewable for another 50** (only registered term enforceable as real right); other structures (Cambodian-spouse nominee, Cambodian-majority company, "trust") carry varying enforceability risk — NOT clean ownership; **Title trichotomy**: **Hard Title** (national-registry, full registered ownership, GPS-surveyed post-LMAP) ⚠️ for foreigners as freehold but ✅ when Strata Title built on it / **Soft Title** (commune/district-only possession certificate, hand-surveyed, NO national registration — materially weaker provenance, AVOID for foreign-relevant transactions) / **Strata Title** ✅ ONLY freehold-equivalent path for foreigners; **Land Law 2001** (RKM/0801/14, 30 Aug 2001) foundational; **Law on Taxation 2023** (NS/RKM/0523/004) — Property Transfer Tax (Stamp Duty) + Tax on Immovable Property (TOIP) + Tax on Unused Land (TROD) + rental income + CGT; **CGT activation under Prakas 346/2020 + Law on Taxation 2023 deferred multiple times — track activation**; **Bakong digital-riel rollout (NBC) + USD/KHR de-dollarization signal**; KHR + USD dual-currency — **USD dominates RE transactions ~80-90% urban** per NBC monitoring; NBC reference Apr 2026: 1 USD ≈ 4,050-4,150 KHR; **Sihanoukville cycle**: 2017-19 Chinese-capital boom → 2020-21 ban-on-online-gambling crash → ghost-condo overhang persistent through 2026; **Trust Law 2019** over land — constitutionally untested; ~17.4M pop (NIS 2024 est); 25 provinces + Phnom Penh capital; 5-digit postcodes; Khmer official sole; cadastral docs Khmer-only — sworn translation required for foreign buyers; MLMUPC cadastral search via Cambodian-licensed lawyer non-negotiable |
| **mv** | Maldives 🆕 | ✅ Fully populated (constitutional-foreign-prohibition + climate-existential framing) | Ministry of Housing Land and Urban Development + Housing Development Corporation (HDC) Hulhumalé + Ministry of Tourism (resort-island Head Lease registry-of-record) + Local Councils + Capital Market Development Authority (CMDA), Maldives Bureau of Statistics (Census 2022), Maldives Monetary Authority (MMA), Maldives Inland Revenue Authority (MIRA) — **Constitutional foreign-prohibition** 🔴: **Article 251 of 2008 Constitution** PROHIBITS foreign ownership of any part of the territory; foreign parties may only **lease for business purposes**; **Article 251 round-trip**: 2015 amendment briefly opened freehold for ≥USD 1bn projects with ≥70% reclaimed land → **REPEALED 23 April 2019** by 19th People's Majlis; only legal pathway = **leasehold ≤99 years**; practical foreign-investor routes: (1) **Resort-island Head Lease** under Tourism Act Law 2/99 (50-yr USD-denominated awarded by Ministry of Tourism; up to 99-yr extension on USD 5M payment per 2014 amendment), (2) **Tourist guesthouse on inhabited islands** capped at **49% foreign shareholding** (2019/2024 reforms), (3) **Resort sub-lease / branded-residence villa schemes** = long-term leasehold rights inside head-lease (Soneva Jani / Patina / Velaa) — NOT freehold; **NO residential-market route for foreign nationals** (no Malé/Hulhumalé flat freehold for non-Maldivians); **Citizenship Muslim-faith adherence + 12-yr residence required** (Citizenship Act); **TGST raised to 17%** (resort + guesthouse) + **Green Tax USD 12/bednight** both effective 1 Jan 2025; **16th Tourism Act Amendment 2025-12** discounted lease-extension window 2025-12-06 to 2026-06-05; **Climate-existential**: average natural elevation ~1.5m above MSL (among lowest of any nation); IPCC SLR exposure top-decile globally (UNFCCC national communications); MVR managed-band ±20% around USD 1 = MVR 12.85 (bounded MVR 10.28-15.42; April 2011 MMA peg); 2025-26 trades close to upper band ~MVR 15.4/USD; **Sovereign FX-reserves stress + IMF Article-IV consultations 2024-2026** keep peg under regulatory watch; **Cadastre fragmented + paper-based** — no unified national digital cadastre; HDC (Hulhumalé) + MoH (other Malé) + Tourism Ministry (resorts) + Local Councils each register in their domains; ~515k pop (Census 2022) / Greater Malé 211,908 (~41%); ~1,192 islands across 26 atolls; Dhivehi (Thaana script) + English working language; 4-digit postcodes; non-Muslim foreign nationals CANNOT acquire Maldivian citizenship |
| **gh** | Ghana 🆕 | ✅ Fully populated (constitutional-50yr-leasehold-cap + customary-tenure framing) | Lands Commission (Lands Act 2020 Act 1036) + Land Use & Spatial Planning Authority (LUSPA) + Land Title Registration Act 1986 (rolling-by-district), Ghana Statistical Service (PHC 2021 + 2024 mid-year est ~33.5M), Bank of Ghana (BoG), Ghana Revenue Authority (GRA), GhanaPostGPS digital-address system 2017 — **Constitutional 50-year leasehold cap** 🟠: **1992 Constitution Article 266** — non-Ghanaians restricted to **leasehold MAX 50 YEARS RENEWABLE** for residential/commercial; freehold reserved to Ghanaian citizens (Akwaaba / Right of Abode + Pan-African Identity Card framework for diaspora pathways); **Customary tenure** (stool / skin / family / clan land) overlays **~78% of total land area** per Lands Commission classification — **single largest due-diligence trap**; **Title Registration vs Deed Registration** parallel systems during transition (Title supersedes Deed when district migrates — Accra/Kumasi most advanced); **Lands Act 2020 (Act 1036)** consolidated 6 prior land statutes; **VAT 12.5% → 15% via Act 1082 (2022)**; E-Levy 1% on electronic transactions (Act 1075/2022 reduced from 1.5% via Act 1089/2023); **IMF Extended Credit Facility approved 17 May 2023, USD 3 bn 36-month programme** — milestones quarterly through 2026; **GHS managed-float sharp depreciation 2022** (~GHS 6 → 14/USD peak Nov 2022 BoG mid-rate); some recovery + renewed pressure 2023-25; **~GHS 12-16/USD range 2025-26**; USD informal pricing common in prime Accra (Cantonments/Airport/East Legon/Labone/Ridge/Roman Ridge) — flag in underwriting; **Double-allocation fraud** (same parcel allocated to multiple buyers by stool/skin chiefs) is the dominant fraud vector — must verify chain via Lands Commission; **Year of Return 2019 + Beyond the Return 2020-onwards** diaspora-engagement framework continuing; ~33.5M pop (GSS 2024 est); 16 Regions (post-2018 creation of 6 new regions) → 261 MMDAs; English official sole + Twi/Ga/Ewe/Dagbani/Hausa major regional; common-law (English heritage) + customary-law overlay |
| **rw** | Rwanda 🆕 | ✅ Fully populated (clean primary-source data + leasehold-only-foreigners framing) | Rwanda Land Management and Use Authority (RLMUA) + LAIS (ESRI ArcGIS-based, e-titles paperless from 2024), NISR Rwanda Population and Housing Census RPHC-5 Aug 2022 (13,246,394 pop), Banque Nationale du Rwanda (BNR), Rwanda Revenue Authority (RRA), Rwanda Development Board (RDB) — **Foreign-restricted to leasehold** 🟠: foreigners get **leasehold only**; freehold reserved for Rwandan citizens (subject to international convention reciprocity); **Law N° 27/2021 of 10/06/2021** (Land Law) extended **emphyteutic / leasehold term to 99 years** for both residential + investment use (was 49 yrs investment / 20 yrs residential); **Land Tenure Regularisation (LTR) 2009-2013** under MINIRENA / DAI / DFID — demarcated **>10.4M parcels + issued 8.8M titles** (titling rate ~93% gender-equal — Rwanda one of very few African countries with near-universal parcel-level digital cadastre); **Cabinet-approved Property Tax Reform 2024** — Land Tax compressed FRW 0-300/m² → **FRW 0-80/m² band** (varies by district + use); Building Tax **0.5% residential / 0.3% commercial / 0.1% industrial** of market value; Sale levy 2% registered taxpayer / 2.5% unregistered; **Investor visa Law N° 006/2021 Art. 14** — USD 250,000 registered-investor permit (clarify "USD 500k luxury property" route is secondary-aggregator only — flag for primary-source verification); Law N° 027/2022 on income tax preserved **5% flat capital gains tax** on immovable property + share transfers; EAC + COMESA citizens get reduced investor thresholds (USD 100k vs USD 250k OECD); RWF managed-float (no fixed peg); BNR weekly bulletin 8 Aug 2025: 1 USD ≈ **1,448.54 RWF**; 2024 depreciation ~9.65% vs USD; **Kigali Master Plan 2050 (KMP 2050)** adopted 2020 — strict enforcement of zoning; **Electronic Land Title rollout 2024** all titles paperless via LAIS (FRW 5,000 physical printout fee abolished by default); ~13.25M pop / Kigali 1.745M (2022) / projected ~2.6M by 2032; **NO national postal code system** — addresses by Cell/Sector/District/Province + landmark; 5 provinces → 30 districts → 416 sectors → 2,148 cells → 14,837 villages; Kinyarwanda universal + English primary admin/commercial since 2008 switch + French residual + Swahili added 2017 (4th official); civil law (Belgian/French-derived) + common-law commercial overlay |
| **uz** | Uzbekistan 🆕 | ✅ Fully populated (post-2017 liberalisation + buildings-yes-land-no framing) | Cadastre Agency under Ministry of Economy and Finance (kadastr.uz) + e-Cadastre national digital register (PD UP-60 of 28 Jan 2022 consolidated prior GKZGDK); World Bank Modernization of Real Property Registration Project (P151746) full digitisation completed 2.5× ahead of scope; State Statistics Committee (stat.uz); Central Bank of Uzbekistan (CBU); Lex.uz Ministry of Justice national legal database — **Buildings YES / Land NO** 🟠: **Land Code Articles 17-18** PROHIBIT foreign individuals + foreign legal entities + stateless persons + enterprises with foreign investment from owning land under any pathway (only diplomatic missions exempt); land in UZ is **fundamentally state property** under Constitution Art. 55 (private land ownership reformed 2018+, citizens-only); foreigners may freehold **buildings + structures** (apartments / houses / commercial premises) per Civil Code + **Cabinet Resolution PQ-384 of 16 July 2022** which expanded eligibility to citizens of **108 countries to acquire built RE WITHOUT residence permit** (pre-2022 regime required residence permit first — gate now removed for EU/UK/US/CA/AU/NZ/JP/KR + GCC + most Asia); a foreigner buying an apartment **owns the building unit** but the **underlying plot remains state-leased** to building (typically held by apartment-owners' association or developer); **June 2025 Golden Visa launch** — 5-year Investor Residence Permit per **PD UP-89 April 2025** entered into force **1 June 2025** with thresholds **US$300k Tashkent city / US$200k Samarkand+Bukhara+Namangan+Andijan+Fergana+Khorezm regions / US$100k other regions** — **INCLUDES real estate** (vs kz which excludes RE); **2026 +7% land/property/water indexation** (per EY); **Dual-rate "black market" gap closed September 2017** under Mirziyoyev liberalisation (Decree UP-5177); pre-2017 official ~3,000 UZS/USD vs unofficial ~8,000/USD (~2.5× spread); since Sep 2017 managed-float with active CBU intervention; cumulative depreciation 2017→2026 ~3,200 → ~12,500 UZS = ~290% nominal devaluation over ~9 yrs; **CBU policy rate 14.0% unchanged since April 2025**; CPI 7.3% end-2025 (expected 6.5% end-2026); ~37.5M pop (largest in Central Asia, youngest median age ~28); 12 viloyats + Republic of Karakalpakstan + Tashkent city; 6-digit postcodes; Uzbek (Latin script per 2023 Constitution Art. 4 — phased Latin transition still incomplete) + Russian de facto business + Karakalpak (within Karakalpakstan); **listings + cadastre + tax filings predominantly in Russian** with Uzbek-Latin parallel where state portal compels; agricultural land BANNED for foreigners + citizens-only restrictions even for Uzbeks (specific agricultural-purpose entities) |

A country playbook is "scaffolded" when it has the structure but data sources need filling. As of 2026-05-08, all 103 supported countries are fully populated. Master skill still detects scaffold status (for any future additions) and either (a) runs best-effort with placeholder warnings, or (b) tells the user the country is not yet fully supported and offers to populate it.

## Unsupported country

If a user passes an address from a country with no `countries/<iso2>/playbook.md`:
1. Tell them which countries are supported.
2. Offer to populate that country's playbook (it's a one-time investment for ~30 min of research; the structure is reusable).
3. As fallback, do a best-effort run using the **universal sections framework** in `shared/sections.md` and OpenStreetMap-only data — but warn the output is shallow.

## Universal section concepts

All countries' playbooks must implement the same thirty section interfaces, even if the underlying data sources differ. See `shared/sections.md` for the universal contract each section must satisfy.

**Fifteen sections are fully universal** (no country-specific implementation required):

Core data (3):
- `--amenities` → `shared/amenities-osm.md`
- `--climate` → `shared/climate-projections.md`
- `--crime` → `shared/crime-sources.md` (44-country registry)

Financial/process (5):
- `--finance` → `shared/finance.md`
- `--currency` → `shared/currency.md`
- `--visa` → `shared/visa-programs.md`
- `--insurance` → `shared/insurance.md`
- `--notary` → `shared/notary-process.md`

Decision-context (7):
- `--compare=<iso2,...>` → `shared/compare.md`
- `--retirement` → `shared/retirement.md`
- `--digital-nomad` → `shared/digital-nomad.md`
- `--macro` → `shared/macro.md`
- `--demographics` → `shared/demographics.md`
- `--esg` → `shared/esg.md`
- `--exit` → `shared/exit.md`

Cross-cutting layers (`--integrity`, `--journey=<type>`, `--type=<kind>`) overlay decision-shaped outputs on top of the standard sections.

## Output format

See `shared/output-template.md` for the canonical MD structure. Key elements:
- Frontmatter: address, date, listing URL, coordinates, admin context
- One section per `## H2` heading
- TL;DR at the end with top 3 findings (🟢 / 🟡 / 🟠 / 🔴)
- Sources block with all referenced URLs
- "Verify before signing" footer

## 🔒 Anti-hallucination guard (read before every run)

**This skill is non-negotiable about source-honesty.** Property due-diligence drives six- to seven-figure decisions; a fabricated tax rate or risk classification can mislead a buyer into real losses.

**The full guard is in `shared/anti-hallucination.md` and is mandatory reading.** Key non-negotiables:

1. **Source-tag every numeric claim** — inline citation, computation trace, or `est.` label. No naked numbers.
2. **Source ranking** — Primary government > Primary regulated > Secondary aggregator > Listing > Forum > Model inference. Never silently upgrade.
3. **Empty data ≠ guess** — when a source returns nothing, output `data not publicly available — verify at <authoritative source>` rather than fabricate.
4. **Commune-level ≠ parcel-level** — verbs must match the source's granularity. Many FR/EU sources are commune-level; do not silently elevate to parcel-level.
5. **Listing data is seller-controlled** — every field from a listing platform must be tagged `(per listing — verify with cadastre / on visit)`.
6. **Date stamps mandatory** — every external data point gets an "as of" date. Data >12 months old gets `— rates/figures may have changed`.
7. **Confidence label per section** — HIGH (2+ primary, <12mo, parcel-level) / MEDIUM (1 primary or 2 secondary, 12–36mo, locality) / LOW (computed only, >36mo, contradictory).
8. **Contradiction surfacing** — when sources disagree, name both with dates and explain the gap. Never silently pick one.
9. **TL;DR anchoring** — every TL;DR bullet must trace to a sourced claim earlier in the body.
10. **Forbidden phrasings** — no "approximately", "in the area of", "industry average", "experts say", "should be around" without sourced replacement.

The validation gate (step 7 of the master flow) **WILL** block output containing un-sourced numerics, fabricated cells, or unanchored TL;DR claims. This is enforcement, not advice.

## Quality bar (universal — additive to anti-hallucination guard)

- **Every numerical claim has a source** (URL, document name, or transparent computation)
- **Distinguish measured from estimated** — say `est.` when extrapolating
- **State confidence** per section — HIGH / MEDIUM / LOW with one-sentence justification
- **Don't fabricate** — if a data source returns nothing, say "data not publicly available; verify at <authoritative source>"
- **Always include a verification path** — what the user must do (call mairie/Bürgeramt/council, request seller diagnostics, etc.)
- **End each section with a one-line takeaway**
- **Append the verification footer** (mandatory, non-removable) — see `shared/anti-hallucination.md`

## Verdict bands (universal)

🟢 green — non-issue / actively positive
🟡 yellow — minor concern, watch
🟠 orange — meaningful issue, plan / budget
🔴 red — significant issue, action required before purchase

Always justify the colour with one sentence.

## Examples

```
/property-deep-dive 1 Rue Principale, 86430 Adriers
→ detects FR by postcode, runs --all, prints to terminal

/property-deep-dive --country=de Friedrichstraße 100, 10117 Berlin --save
→ Germany playbook, all sections, save to _local/reports/

/property-deep-dive https://www.rightmove.co.uk/properties/<id> --tax --risks
→ detects UK from URL, only tax + risks sections

/property-deep-dive Adriers 86430 --work=violinist --quick
→ FR, work-options only, quick mode

/property-deep-dive Calle Mayor 5, 28013 Madrid --country=es --all --save=madrid.md
→ Spain, all 10 sections, save to specific file

/property-deep-dive 1 Rue Principale, 86430 Adriers --journey=pre-offer
→ FR pre-offer brief: walkaway price + top 3 risks + hidden costs

/property-deep-dive Plaka 10556 Athens --integrity --type=heritage --journey=foreign-buyer
→ GR heritage property, full integrity scan + foreign-buyer journey + heritage-specific checks

/property-deep-dive <off-plan url> --type=off-plan --integrity --journey=foreign-buyer
→ Developer due diligence + integrity scan + foreign-buyer brief

/property-deep-dive <auction listing> --type=auction --integrity --journey=pre-offer --quick
→ Compressed-timeline auction prep: legal pack scan + bidding ceiling + red flags
```

## File map

```
property-deep-dive/
├── SKILL.md                   # this file (master router)
├── countries/                 # 103 countries, all fully populated as of 2026-05-08
│   ├── fr/playbook.md         # France
│   ├── it/playbook.md         # Italy
│   ├── cz/playbook.md         # Czech Republic
│   ├── sk/playbook.md         # Slovakia
│   ├── de/playbook.md         # Germany — Grundsteuerreform 2025
│   ├── at/playbook.md         # Austria
│   ├── ch/playbook.md         # Switzerland — Eigenmietwert abolition 2028
│   ├── es/playbook.md         # Spain — Cataluña ITP 2025
│   ├── pt/playbook.md         # Portugal — Lisbon AL suspended 2025
│   ├── se/playbook.md         # Sweden
│   ├── fi/playbook.md         # Finland — varainsiirtovero 2024 reform
│   ├── no/playbook.md         # Norway — tilstandsrapport mandatory 2022
│   ├── uk/playbook.md         # United Kingdom — SDLT/FHL April 2025
│   ├── nl/playbook.md         # Netherlands — Box 3 reform
│   ├── be/playbook.md         # Belgium — Vlaanderen/Wallonie transfer tax 2025
│   ├── dk/playbook.md         # Denmark — boligskat 2024 reform
│   ├── is/playbook.md         # Iceland — Reykjanes volcanic series
│   ├── si/playbook.md         # Slovenia — posplošena vrednost 2025
│   ├── ie/playbook.md         # Ireland — LPT revaluation 2026
│   ├── gr/playbook.md         # Greece — STR Athens freeze, Golden Visa €800k/€400k
│   ├── pl/playbook.md         # Poland — PoN 2025 reform, Storm Boris 2024
│   ├── ca/playbook.md         # Canada — UHT repealed Mar 2026, foreign buyer ban to 2027
│   ├── au/playbook.md         # Australia — FIRB established-dwelling ban Apr 2025–Mar 2027
│   ├── nz/playbook.md         # New Zealand — bright-line 2yr Jul 2024, NO stamp duty
│   ├── ee/playbook.md         # Estonia — e-Notar UNIQUE, no building tax, maamaks reform
│   ├── hr/playbook.md         # Croatia — Porez na nekretnine 2025 NEW, EUR since Jan 2023
│   ├── hu/playbook.md         # Hungary — Otthon Start Sep 2025, Terézváros STR ban Jan 2026
│   ├── mx/playbook.md         # Mexico — Fideicomiso Restricted Zone, Sheinbaum Vivienda 2025
│   ├── br/playbook.md         # Brazil — Reforma Tributária 2027-2033, MCMV ext Apr 2026, CIB rollout
│   ├── ar/playbook.md         # Argentina — DNU 70+Ley Bases (rental liberalization), Bienes Personales reform
│   ├── cr/playbook.md         # Costa Rica — Investor visa $150k 2025, No CGT individuals UNIQUE
│   ├── pa/playbook.md         # Panama — USD economy, Territorial tax UNIQUE, Pensionado $1,000/mo
│   ├── rs/playbook.md         # Serbia — RGZ + eKatastar, EU candidate, 10yr CGT exemption
│   ├── me/playbook.md         # Montenegro — EUR informally 2002, RETT 3/5/6% Jan 2024, NEW investor residency 2026
│   ├── ba/playbook.md         # Bosnia & Herzegovina — DUAL ENTITY (FBiH/RS-entity), BAM-EUR peg, BHMAC mines
│   ├── mk/playbook.md         # North Macedonia — AKN cadastre, 1963 Skopje quake legacy, MKD-EUR peg
│   ├── al/playbook.md         # Albania — ASHK + iKadaster, 2019 Durrës quake, DIVA STR Jan 2026, Vlora airport
│   ├── lt/playbook.md         # 🆕 Lithuania — UNIFIED cadastre, NO transfer tax, NTM 2026 progressive, Vilnius €2/night
│   ├── lv/playbook.md         # 🆕 Latvia — Cadastre + Land Book SEPARATE, compulsory land lease quirk, RU/BY purchase ban
│   ├── ro/playbook.md         # 🆕 Romania — VAT 19→21% (Aug 2025), AMCCRS Bucharest seismic class, Termoenergetica DH crisis
│   ├── bg/playbook.md         # 🆕 Bulgaria — Eurozone since 1 Jan 2026, KAIS cadastre, Toplofikatsiya Sofia crisis, 2024 worst wildfire year
│   ├── lu/playbook.md         # 🆕 Luxembourg — Bëllegen Akt €40k permanent, 7% transfer tax, IFON 2030 reform, Esch-Belval contamination
│   ├── cy/playbook.md         # 🆕 Cyprus — 2026 Tax Reform (CGT exemptions raised, stamp duty abolished), TRNC title risk, 2025 worst drought since 1901
│   ├── mt/playbook.md         # 🆕 Malta — MEIN ECJ ENDED Apr 2025, NO annual property tax + NO VAT residential, AIP permit, LRA 2025-2035 reform
│   ├── us/playbook.md         # 🆕 United States (federal overview) — OBBBA Jul 2025 reset SALT/MID/§25C-D, FIRPTA, NFIP RR2.0, CFIUS Part 802, 36-state foreign-buyer laws, NAR settlement
│   ├── tr/playbook.md         # 🆕 Türkiye — CBI $400k 3-yr lock, Law 7464 STR Jan 2024, TBDY 2018 + post-Kahramanmaraş regulatory wave, DASK mandatory, TÜİK Q4 2025 +26% YoY
│   ├── ae/playbook.md         # 🆕 UAE — designated freehold zones only (DLD/ADREC/SRERD), Golden Visa AED 2M, NO income/property tax (DLD 4% transfer + 5% housing fee), Apr 2024 floods → Tasreef plan
│   ├── jp/playbook.md         # 🆕 Japan — foreigners freehold OK, 固定資産税 1.4%+0.3%, ~9M akiya, BoJ rate normalization, 民泊 180-night cap, 重要土地等調査法 2022
│   ├── th/playbook.md         # 🆕 Thailand — foreigners CANNOT own land freehold, condo 49% quota, Chanote-only, Land+Building Tax 2020, LTR/DTV/Privilege visas, Hotel Act §4 STR ban
│   ├── do/playbook.md         # 🆕 Dominican Republic — CONFOTUR ~15-yr tax exemption tourism zones, IPI 1% above DOP 9.86M, investor residency USD 200k, AML Ley 155-17, lawyer mandatory (NOT just notario)
│   ├── co/playbook.md         # 🆕 Colombia — Migratorio M visa 350× SMLMV, multipurpose cadastre rollout, Bogotá Decreto 538/2024 STR 10%, Medellín El Poblado Acuerdo 056/2024, NSR-10 seismic
│   ├── uy/playbook.md         # 🆕 Uruguay — tax-residency 11-yr exemption (Ley 19.937), ITP 4%, Contribución 0.25–1.4%, Maldonado Receptive Operator STR, Decreto 138+153/020 lowered RE threshold
│   ├── cl/playbook.md         # 🆕 Chile — UF inflation-indexed pricing, CBR territorial registry, NCh 433 + DS 61/2011 seismic, sobretasa 0.275–0.425%, mega-drought + Código de Aguas reform 2022/2024
│   ├── za/playbook.md         # 🆕 South Africa — Transfer Duty Schedule 8 SARS, foreign mortgage 50% LTV, conveyancer mandatory, Section 35A 7.5% non-resident withholding, Expropriation Act 13/2024
│   ├── ge/playbook.md         # 🆕 Georgia — NAPR 1-hour express transfer, 5% PIT flat rental, no CGT after 2yr, ~0.1-0.5% transaction cost, EU candidate Dec 2023, Tbilisi 14-69 property-tax schedule
│   ├── id/playbook.md         # 🆕 Indonesia — foreigners CANNOT own freehold (Hak Milik), Hak Pakai 80-yr / SHMRS strata, PP 18/2021, BPHTB+PPh+PPN ~17-19% all-in, Bali subak + tanah ayahan desa
│   ├── my/playbook.md         # 🆕 Malaysia — state-set min thresholds (KL 1M / Selangor 2M / Penang tiered), 4% MOT foreign surcharge, RPGT 10% permanent foreigner, MM2H 2024 3-tier, Sabah/Sarawak independent
│   ├── vn/playbook.md         # 🆕 Vietnam — 2024 Land Law + 2023 Housing Law eff Aug 2025, 50-yr foreign leasehold + 30%/250 quotas, Pink Book mechanics, NO Golden Visa via RE, foreign-bank mortgage opened 2024
│   ├── ph/playbook.md         # 🆕 Philippines — Constitutional bar on land, condo 40% quota, Anti-Dummy criminal 5-15 yrs, SRRV USD 10-50k, "CGT" 6% gross transaction tax, English records DD advantage
│   ├── il/playbook.md         # 🆕 Israel — RMI/ILA ~93% state land + KKL/JNF Jewish-lessee, Heskem Hadash freehold conversion, Olim 7-yr incentive (~ILS 207k saving on ILS 4M est.), Karnit war-damage, VAT 17→18% Jan 2025
│   ├── ma/playbook.md         # 🆕 Morocco — ANCFCC titré-only for safe foreign purchase, Office des Changes mandatory FX gateway, habous/collectif/agri exclusions, Al Haouz 2023 M 6.8 quake + RPS 2024 code
│   ├── eg/playbook.md         # 🆕 Egypt — Law 230/1996 (2 properties × 4000m² max + Sinai/Suez/border exclusions), EGP devaluation history + Form 4 mandatory, CGT 2.5% of GROSS, Investment Law 160/2023 RBI/CBI tiers
│   ├── sg/playbook.md         # 🆕 Singapore — ABSD 60% foreigner/65% entity (Apr 2023), HDB closed to foreigners, RPA condo-only, GIP S$10M/S$25M, STR <90d BANNED, SORA-only benchmark Jan 2025
│   ├── hk/playbook.md         # 🆕 Hong Kong — ALL cooling measures abolished 28 Feb 2024, 2047 Crown-lease question, rates 5% + Govt Rent 3%, CIES reactivated Mar 2024, STR <28d illegal
│   ├── kr/playbook.md         # 🆕 South Korea — Foreign Land Acquisition notification, RTMS real-price since 2006, jeonse fraud crisis 2022-24 + HUG reform, F-2 Investor ₩600M 5yr
│   ├── tw/playbook.md         # 🆕 Taiwan — 房屋稅 2.0 multi-home reform Jul 2024, 房地合一稅 2.0 (foreigners flat 35–45%), Cross-Strait Act §69 PRC restrictions, 2024 Hualien M7.4 + TBDY 2018 code
│   ├── li/playbook.md         # 🆕 Liechtenstein — GVG LR 214.11 effectively BANS non-residents, quota-based residency lottery (NO investment-track), Sollertrag property-tax formula, CHF currency union with CH
│   ├── mo/playbook.md         # 🆕 Macao — Land Law 10/2013 all-state-leasehold, Stamp Duty stack ~12-15% non-resident all-in, Investment Residence SUSPENDED since 2007, Talent Programme 2024 NOT property-linked
│   ├── ad/playbook.md         # 🆕 Andorra — Llei 36/2024 òmnibus ~10% non-resident surcharge, parish-level cadastre (NO national), IRPF 10% top + IGI VAT 4.5%, naturalization 20-yr (NOT investment-pegged)
│   ├── mc/playbook.md         # 🆕 Monaco — OPEN to all nationalities, NO annual property tax + NO CGT (UNIQUE), Loi n° 1.560 (Dec 2024) closed SCI 4.5% loophole, French nationals carved out via 1963 Convention
│   ├── md/playbook.md         # 🆕 Moldova — agri/forest BANNED to foreigners, MDL volatility 2022-24, Investor Residency €250k 5yr, CBI ENDED Law 100/2020, EU candidate Jun 2022, **Transnistria OUT OF SCOPE**
│   ├── qa/playbook.md         # 🆕 Qatar — Law 16/2018 9 freehold zones + 16 leasehold-99yr zones, NO recurring property tax / NO PIT / NO VAT yet (UNIQUE), QAR pegged USD 3.64, PR Law 10/2018 ≥QAR 1M, NO CBI
│   ├── sa/playbook.md         # 🆕 Saudi Arabia — NEW Foreign Real Estate Ownership Law (Jan 2025, eff. Jan 2026), Mecca/Medina BANNED non-Muslim (UNIQUE), White Land Tax 2.5% idle urban, RETT 5% (Royal Decree A/84 2020), VAT 15%, Premium Residency Vision 2030
│   ├── pe/playbook.md         # 🆕 Peru — Border Zone 50km BANNED non-citizens (Const. Art. 71), IGV ~9% effective on first-sale (50/50 split), Investor Visa is BUSINESS not RE-only, 2007 Pisco M8.0 baseline, USD ~30% Lima pricing
│   ├── ec/playbook.md         # 🆕 Ecuador — CGT 0% if held >5yr (UNIQUE), USD officially adopted 2000 (NO FX risk), IVA raised 12→13% Apr 2024 (security funding), 2024 Internal Armed Conflict Declaration, Censo 2022 revised 16.9M down from 18.0M
│   ├── py/playbook.md         # 🆕 Paraguay — Border Zone RURAL only (urban CDE/Encarnación OK), CGT effective ~2.4% (Ley 6.380/2019), territorial-source PIT, 2023 RBI tightening (Resolución SET 1186 — was world's cheapest), Itaipú/Yacyretá #2 net electricity exporter, Mennonite Chaco semi-autonomous
│   ├── am/playbook.md         # 🆕 Armenia — HO-185-N Real Estate Tax phased 2021-26 (2026 first full effect), HO-105-N IT 1% turnover + 10% PIT extended to 2031, 1988 Spitak M6.8 baseline, Russian-relocant wave 2022-24 + EU candidate path, Karabakh out of cadastral scope post-2023
│   ├── az/playbook.md         # 🆕 Azerbaijan — Property tax m²-based NOT %-based (Tax Code Art. 198), AZN de-facto USD peg (NOT currency-board, breached 2015), Karabakh + East Zangezur reintegration out-of-scope, Caspian falling 2010-24, Absheron mud volcanoes (unique)
│   ├── tn/playbook.md         # 🆕 Tunisia — GOVERNOR'S AUTHORIZATION required (6-12mo, no appeal) UNLESS ONTT Zone Touristique, BCT/Office des Changes FX gateway mandatory, IMF EFF SUSPENDED Mar 2024, PVI 25% non-resident (30% pending verify), titré-only safe
│   ├── in/playbook.md         # 🆕 India — DECENTRALIZED state cadastres (Bhoomi/MahaBhulekh/Patta-Chitta/Dharani), NRI/OCI freely buy NOT agri, Foreign Nationals BANNED except inheritance + RBI permission, Finance Act 2024 LTCG 12.5% flat WITHOUT INDEXATION, RERA 2016 mandatory, NO golden-visa via RE
│   ├── ng/playbook.md         # 🆕 Nigeria — Land Use Act 1978 abolished freehold (only 99yr leasehold via C of O), State Consent Fee 8-15% Lagos = transaction cost gateway, Naira float Jun 2023 + USD informal pricing prime RE, security risk Boko Haram+ISWAP+IPOB+banditry, NO golden-visa via RE
│   ├── ke/playbook.md         # 🆕 Kenya — 2010 Constitution Art. 65 non-citizens ONLY 99yr leasehold (auto-converted from freehold 27 Aug 2010), title fraud MAJOR risk, dual legacy cadastre RTA/RLA/GLA/LTA being unified via LIMS 2019-26, AHL 1.5% gross under judicial review, NO golden-visa via RE (UNIQUE EAC)
│   ├── jo/playbook.md         # 🆕 Jordan — RECIPROCITY-based foreign-buyer (DLS list dynamic), Property Sales Tax 9% (unified 2019) ~10-12% all-in HIGHEST MENA, CGT 0% individuals on RE (UNIQUE), JOD pegged USD 0.7080 since 1995, **CBI Jordan since 2018** (JOD 750k bond — passport WEAK ~50 visa-free)
│   ├── om/playbook.md         # 🆕 Oman — Royal Decree 12/2006 ITC-only freehold (Al Mouj/Muscat Hills/Hawana Salalah/Jebel Sifah/Saraya Bandar Jissah/The Wave + 2023-24 expansions), Investor Residency Royal Decree 89/2021 OMR 250k 5yr / OMR 500k 10yr, Cyclone Gonu 2007+Mekunu 2018+Shaheen 2021 catastrophic
│   ├── bh/playbook.md         # 🆕 Bahrain — MOST OPEN GCC (Law 27/2017 extensive designated areas), VAT 10% (raised 2022), 0% PIT/CGT/CT (UNIQUE GCC even vs UAE 9% CT), BHD pegged USD 0.376 since 2001 (highest face-value globally), Bahrain Property Visa Decree 6/2017 BHD 200k 10yr + Golden Residency Decree 16/2022
│   ├── kw/playbook.md         # 🆕 Kuwait — MOST RESTRICTIVE GCC (Decree-Law 74/1979 non-GCC effectively BANNED), GCC reciprocity only, NO VAT yet (with Qatar last GCC holdouts), KWD basket-managed since 2007 (highest face-value globally ~USD 3.25), NO golden-visa via RE (UNIQUE GCC absence)
│   └── lb/playbook.md         # 🆕 Lebanon — Decree-Law 11614/1969 + Law 296/2001 LAYERED CAPS (3,000 m² national + 3% territory cumulative + 3% per-district + 5yr build-or-forfeit), POST-2019 BANKING CRISIS (Lollar vs fresh USD), 2024 Israel-Hezbollah war Sep-Nov 2024, de-facto USD-dollarization 80%+ prime, Beirut Central District (Solidere) separate permissive regime
└── shared/
    ├── preflight.md             # universal pre-flight steps (geocode, road, listing)
    ├── sections.md              # universal contract for each of the 31 sections
    ├── output-template.md       # MD report template
    ├── verdict-bands.md         # 🟢🟡🟠🔴 conventions
    ├── anti-hallucination.md    # 🔒 mandatory: source-honesty rules + 7-check validator gate
    ├── updater.md               # 🔧 maintenance mode: --update flag, URL validation, scaffold population
    ├── amenities-osm.md         # universal OSM Overpass patterns for --amenities (works in every country)
    ├── crime-sources.md         # per-country crime data source registry for --crime (103 countries)
    ├── climate-projections.md   # universal --climate section: Copernicus + IPCC AR6 + Climate Central
    ├── integrity-checks.md      # --integrity layer: dispute resolver + photo OCR + cadastre cross-check + red-flag scanner
    ├── journeys.md              # --journey=<type> templates
    ├── property-types.md        # --type=<kind> specialized
    ├── finance.md               # 🆕 universal --finance: foreign-buyer mortgages across 103 countries
    ├── currency.md              # 🆕 universal --currency: peg / FX / capital controls
    ├── visa-programs.md         # 🆕 universal --visa: RBI / CBI / golden-visa current status (Apr 2026)
    ├── insurance.md             # 🆕 universal --insurance: cat-risk schemes + flood/EQ + climate reforms
    ├── notary-process.md        # universal --notary: notary vs solicitor + closing costs + timeline
    ├── compare.md               # 🆕 universal --compare: side-by-side multi-country mode
    ├── retirement.md            # 🆕 universal --retirement: pension tax + healthcare + climate + expat
    ├── digital-nomad.md         # 🆕 universal --digital-nomad: DNV + internet + coworking + TZ
    ├── macro.md                 # 🆕 universal --macro: inflation + GDP + central bank + sovereign yield
    ├── demographics.md          # 🆕 universal --demographics: pop + aging + schools + family-friendly
    ├── esg.md                   # 🆕 universal --esg: EPC distribution + climate exposure + carbon levy
    ├── exit.md                  # 🆕 universal --exit: DOM + commission + sell-side closing
    ├── permits.md               # 🆕 universal --permits: building-works permit thresholds + heritage overlays + retention/amnesty
    ├── agent.md                 # 🆕 universal --agent: buyer-side agency landscape + 2024+ reforms (US NAR, DE Bestellerprinzip)
    ├── scams.md                 # 🆕 universal --scams: country-specific transaction-fraud register
    ├── language.md              # 🆕 universal --language: deed-language + sworn-translator + Hague Apostille / POA chain
    ├── connectivity.md          # 🆕 universal --connectivity: broadband checker + ISPs + tariff bands + Starlink registry + strata trap
    ├── home-tax.md              # 🆕 universal --home-tax: buyer-nationality tax overlay (US §988/PFIC/8938/FBAR · UK FIG/LTR · CA T1135 · DE/FR/IT/ES/NL · Nordics · CH · JP/KR/SG/HK/CN · IL · IN/BR/MX/ZA/GCC)
    ├── remote.md                # 🆕 universal --remote: foreign-buyer remote-execution mechanisms (POA + RON + e-conveyancing + eIDAS QES + mortgage-bank wet-ink + Hawarden v ENS BEC trap)
    ├── relocation.md            # 🆕 universal --relocation: 90-day post-completion onboarding (pets + DL exchange + vehicle import + utility setup + healthcare gap; FAVN-rabies-titer 7-month flow; CDC dog import 1 Aug 2024; AU EDR removed; LEZ landscape; foreign-buyer Catch-22)
    ├── price-index-feeds.md     # tooling: per-country HPI source registry for --update --refresh-only
    ├── listing-aggregators.md   # tooling: per-country listing portal API/scraping status
    ├── photo-ocr.md             # tooling: operational photo-OCR pipeline
    ├── tco-calculator.md        # 🆕 tooling: 30-yr TCO calculator (bridges tax/finance/insurance/notary)
    ├── mortgage-calculator.md   # 🆕 tooling: monthly P&I + amortization + stress-test
    ├── test-fixtures.md         # 🆕 tooling: 1 known-good listing per country (44 fixtures) for self-test
    ├── listing-diff-watcher.md  # 🆕 tooling: track price drops / status changes on watched URLs
    ├── comparable-transactions.md  # 🆕 tooling: per-country sold-price (transaction) source registry
    └── auto-validate.md         # 🆕 tooling: per-country pass/fail tracking + scheduled cron pattern
```

## Final step (always)

After completing the run, optionally offer:

> *Want me to `/schedule` an agent in 6 months to re-poll <specific changing data> (e.g., commune €/m², occupancy stats, new ICPE filings) and flag changes?*

Skip the offer for single-section runs or `--quick` mode.