The Ultimate Expat Property Buying Checklist (2026 Edition)

Buying property abroad is one of the most rewarding, and potentially costly, decisions an expat investor will make. The good news: most of the costly mistakes are preventable. They happen not because buyers are careless, but because they don’t know what they don’t know.

This checklist pulls from the combined experience of our editorial team, lawyers, financial planners, and investors who have between them executed hundreds of cross-border property transactions. Print it and work through every item before you sign anything.

How to use this checklist: Print or save this page. Work through each section in order. Items marked 🔴 are non-negotiable, skipping them has caused serious financial loss for previous buyers. Items marked 🟡 are important but context-dependent.

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Phase 1: Pre-Research (Before You Visit)

Country & Market Research

• Research the legal framework for foreign property ownership in your target country
• Identify whether foreigners can own freehold, leasehold, or must use a corporate structure
• Check for any ownership restrictions (restricted zones, land type, percentage caps on foreign ownership)
• Review recent changes to property law or tax rules affecting foreign buyers
• Read our country-specific guide for your target market
• Understand the typical buying process timeline (1 month in UAE vs. 6 months+ in some EU countries)

Financial Preparation

• 🔴 Establish a realistic total budget: purchase price + taxes + fees + reserves
• 🔴 Understand the typical closing cost structure (see table below)
• Research non-resident mortgage availability if planning to finance, see our non-resident mortgage guide
• Assess currency exchange strategy, will you wire funds at spot or use a forward contract?
• Open accounts with a specialist FX broker (Wise, OFX, Moneycorp), bank rates are typically 2–4% worse
• Verify that your home country allows outbound capital transfers of the required amount (China, India, and others have strict limits)

Typical Buying Cost Estimates by Country

Country	Transfer Tax	Legal Fees	Agent Fee	Total Estimate
Portugal	0–8% (IMT)	1–1.5%	3–5%	5–15%
UAE (Dubai)	4% DLD	0.5–1%	2%	6–7%
Spain	6–10%	1%	3–5%	10–16%
Mexico	3–4%	1–2%	3–5%	7–11%
Georgia	0%	0.5–1%	2–3%	2.5–4%
Thailand	6.3% (new/3.3% used)	1%	3–5%	7–12%
Japan	3–5%	1–2%	3%	7–10%
Poland	2% PCC	1–2%	2–3%	5–7%

All figures are approximate. Always verify with a local lawyer before proceeding.

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Phase 2: Finding the Right Property

Sourcing & Agent Selection

• 🔴 Work only with licensed, regulated agents where licensing exists
• Ask for agent’s license/registration number and verify it with the relevant authority
• Get at least 3 competing valuations from independent sources before agreeing a price
• Understand the agent’s obligation, do they represent the buyer, seller, or both?
• 🟡 Consider a buyer’s agent (separate from the seller’s agent) in markets where they exist
• Check recent comparable sales (not asking prices) to validate pricing

Property Selection

• Define your investment thesis: yield, capital growth, or personal use?
• Calculate gross yield: (Annual Rent / Purchase Price) × 100
• Calculate net yield: ((Annual Rent − Annual Costs) / Purchase Price) × 100
• Research the neighbourhood’s trajectory: gentrification, new infrastructure, zoning changes
• Assess walkability, public transport, and proximity to employment centres
• Check for planned construction nearby that could affect views/value
• 🟡 For off-plan: research the developer’s track record, completed projects, delivery history, financial strength
• 🔴 Never buy off-plan without escrow protection, verify funds are held in a regulated escrow account

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Phase 3: Legal Due Diligence

This phase is where most costly mistakes happen. Do not attempt to self-navigate legal due diligence in a foreign jurisdiction.

Engaging Legal Counsel

• 🔴 Hire an independent local lawyer, not the developer’s recommended lawyer, not the agent’s associate
• Verify the lawyer’s qualifications with the local bar association
• Get a written fee quote before instructing
• Confirm the lawyer will conduct the title searches listed below

Title & Ownership Verification

• 🔴 Obtain and verify the title deed (escritura, acte de vente, or equivalent)
• 🔴 Confirm the seller is the legal owner (confirm ID, confirm ownership matches registry)
• 🔴 Search the land/property registry for any encumbrances: mortgages, liens, charges, easements
• Search for any unpaid property taxes or utility debts (in many countries, these transfer with the property)
• Verify the property’s permitted use matches your intended use (residential vs. tourist rental licensing)
• Check for any outstanding planning permissions, violations, or enforcement notices
• Confirm building permits are in order, especially for extensions or renovations
• 🟡 Obtain a cadastral certificate confirming official boundaries and dimensions

For Off-Plan Purchases

• 🔴 Review the developer’s escrow arrangements and confirm regulatory compliance
• Review the sales contract for penalty clauses, delivery date commitments, and completion guarantees
• Check the developer’s track record, visit completed projects if possible
• Understand the payment schedule and what triggers each instalment
• Confirm the deposit is held in escrow, not in the developer’s operating account

For Resale Properties

• Request 3 years of utility bills, unexplained gaps can indicate non-occupancy or disputes
• Ask seller to confirm all utility debts are clear before completion
• For strata/apartment: obtain body corporate financials, meeting minutes (last 2 years), and pending special levies
• Check the building’s insurance status

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Phase 4: Structural & Physical Survey

• 🔴 Commission an independent structural survey, regardless of property age
• Make sure the surveyor is licensed and carries professional indemnity insurance
• For older properties (pre-2000): commission specific checks for asbestos, lead paint, electrical wiring
• Check roof condition (costly to repair), damp/moisture, foundation cracks
• Have plumbing and electrical systems tested by a certified tradesperson
• Test internet connectivity, critical for rental properties
• Review HVAC systems (AC in hot climates, heating in cold)
• 🟡 Commission a valuation from an independent RICS-qualified (or local equivalent) appraiser

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Phase 5: Financing (If Applicable)

• Obtain mortgage pre-approval before signing any binding contract
• Compare at least 3 lender quotes (local banks, international banks, specialist expat lenders)
• Understand the LTV offered to non-residents (typically 50–70% vs. 80–90% for residents)
• Confirm whether the mortgage is in your currency or local currency, currency mismatch risk
• Understand all mortgage fees: origination, valuation, legal, early repayment penalties
• Review the mortgage’s stress test: can you service it if rates rise 3%?
• 🔴 Never sign a binding sale agreement without a financing contingency clause if you need a mortgage

For more detail, see our guide to non-resident mortgages in 2026.

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Phase 6: Contract Review & Signing

• 🔴 Have your independent lawyer review ALL contracts before signing
• Understand the difference between a reservation agreement (typically non-binding) and a Preliminary Purchase Agreement (binding)
• Confirm the deposit amount and conditions under which it is refundable
• Review the completion timeline and any penalties for delay by either party
• Confirm what fixtures, fittings, and white goods are included in the price
• Review any management agreement if buying in a managed complex
• Understand the process for the final deed signing (notary, witnesses, etc.)

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Phase 7: Closing & Transfer

• Organise funds transfer well in advance, international wire transfers can take 2–5 business days
• Use a specialist FX company for large transfers (can save 1–3% vs. banks)
• Confirm final costs with your lawyer the week before closing
• Attend the notary/closing or provide a power of attorney to a trusted representative
• Collect all keys, access cards, and property documentation at closing
• 🔴 Register the deed/transfer with the land registry immediately after closing
• Transfer utility accounts into your name within 30 days
• Notify your home country tax authority of the foreign property acquisition (required in US, UK, Canada, Australia)

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Phase 8: Post-Purchase Obligations

Tax

• 🔴 Consult a cross-border tax advisor in both your residence country and the property country
• Understand the annual property tax (rates, payment dates)
• If renting: understand local rental income tax obligations
• File any required reporting with home country tax authority (FBAR for US persons, etc.)
• Understand the CGT implications in both countries when you sell
• Review any double taxation treaty (DTT) between your residence country and the property country

See our full guide on tax strategies for international property investors.

Management

• Set up a local bank account (often required for property-related transactions)
• Engage a property manager if you won’t be on-site (get references, review contracts)
• Obtain adequate property insurance (buildings + contents + liability)
• Understand any tourist rental licensing requirements if planning short-term rentals
• Join the building/owners’ association and attend or monitor meetings

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The Non-Negotiable Rule

If we could distil all 60+ items into a single principle, it would be this:

Every single significant property purchase problem we have witnessed, lost deposits, stolen titles, fraudulent developers, unexpected tax bills, could have been avoided by hiring a competent, independent local lawyer and following through on their advice.

The lawyer’s fee of 0.5–2% of the purchase price is the single best insurance you can buy.

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Got questions about a specific step in this checklist? Use our contact form or browse related guides below.