Buying property internationally can be one of the most rewarding decisions you make… but only if you go in informed.
These 10 must-know factors will help you avoid costly mistakes and ensure that the dream you’re buying into becomes reality, not regret.
1. Due Diligence: Your Responsibility As A Buyer
Most North American and European homeowners are protected by consumer protection laws. In the U.S., for example, you have the Federal Securities Act, the Fair Credit Reporting Act, and the Fair Housing Act to safeguard your rights.
When buying property abroad, don’t assume these protections exist. In many countries, there are few or no regulations designed to protect foreign buyers. It’s up to you to ask the hard questions and verify every promise.
Perform deep due diligence. Start by researching property titles, environmental zoning laws, tax implications, and whether foreigners can legally own land. Ask for references. Talk to other buyers. If you’re dealing with a developer, ask for the legal documentation backing up the project.
A good rule of thumb: if you feel like you’re being pressured to buy quickly, that’s a red flag. The best properties—and developers—stand up to scrutiny.
Don’t let “margarita madness” blur your judgment. That beachfront lot may look incredible, but if it’s on unstable ground, in a flood zone, or lacks legal title, the dream could quickly become a nightmare.
2. The Developer: Who’s Behind The Dream?
If you’re considering a development, you’re not just buying a house—you’re buying into someone else’s vision. Make sure that vision is being executed by professionals.
Here’s your checklist:
- Financials: Is the development company financially sound? Ask for balance sheets or evidence of funding.
- Track Record: Have they completed other projects? Are those communities successful and thriving?
- Team: Is there an experienced team in place with architectural, legal, and construction expertise?
- Transparency: Do they welcome your questions or get defensive when you press for details?
A reliable developer is the single biggest factor in your long-term satisfaction. Don’t just rely on shiny marketing materials. Dig into the details.
3. Completion: Will They Finish What They Started?
A halfway-built dream is still a nightmare. Many overseas developments stall due to lack of funding, poor planning, or mismanagement.
Ask: Is the developer building in phases and delivering each one before moving on? Are timelines being met? Are utilities in place? Look for signs of real progress—built homes, working infrastructure, and happy residents.
Some projects launch with great fanfare but fizzle out due to lack of cash flow or demand. Don’t be the buyer stuck with a slab of concrete and a brochure full of undelivered promises.
4. Community: Are There People?
A home is more than a building—it’s the people around you that create the lifestyle. Before buying in a development or planned community, visit it. Walk around. Are there full-time residents? Are kids playing outside? Is there activity, or does the place feel abandoned?
A genuine community has infrastructure and interaction. Whether it’s shared events like barbecues and yoga classes or informal gatherings at the local café, people are the glue that turn properties into neighborhoods.
5. Zoning And Planning: Is There A Real Plan?
Without thoughtful zoning and development planning, things can go south quickly. You might wake up to a nightclub opening next door or a neighbor constructing a three-story “castle” with no regard for the surrounding aesthetics.
Ask to see the master plan and understand the zoning regulations. A well-zoned development includes designated residential, commercial, and recreational areas, as well as limits on building height, noise, and density.
Planned growth and rules create long-term value and livability.
6. Access: Can You Get There Year-Round?
It’s one thing to fall in love with a secluded beachfront property. It’s another to actually get there—especially during the rainy season.
Check year-round accessibility. Are the roads paved and maintained? Is there public transportation? If not, how much does private transport cost?
Ask yourself: “If I had to visit in an emergency or bring guests during the off-season, could I?”
Infrastructure access is not glamorous, but it’s essential. A paradise you can’t reach is just a pretty picture.
7. Infrastructure: The Unsexy Essentials
Electricity. Water. Internet. Sewage. These aren’t sexy topics, but they are non-negotiable when it comes to comfort and safety.
Is there reliable power? What’s the backup plan during outages? Is the water potable? Is the internet fast enough for remote work or streaming?
Also, look at stormwater drainage systems. In tropical climates especially, flash floods can devastate properties without proper drainage. A quality development invests in these basics.
8. Amenities: Are Promises Being Kept?
Anyone can draw a beautiful pool on a brochure. But is it built? And is it maintained?
Buy based on what exists—not on what’s promised. If the gym, restaurant, or golf course is still “under construction,” treat those as hypothetical benefits, not guaranteed ones.
Also, talk to current homeowners. Are the amenities actually used and cared for, or are they slowly deteriorating? Promised amenities that never materialize can tank property values and leave you with buyer’s remorse.
9. Management: Are HOA Fees High Enough?
This might sound counterintuitive, but low HOA (Homeowners Association) fees can be a red flag. Pools, landscaping, security, and road maintenance all cost money. If the fees are too low to realistically cover those expenses, corners will eventually be cut or a special assessment will be levied.
Check if the HOA is legally established and whether there are regular meetings, budgets, and transparent financial reporting. A good HOA is essential for maintaining property values and quality of life.
10. Human-Centered Design: Is The Property Truly Livable?
Details matter. It’s not enough for a home to look nice in photos. It needs to be functional, especially if you plan to live there long-term.
- Is there hot water in every bathroom?
- Is the layout efficient, or do you have to walk through a bedroom to reach the kitchen?
- Is there adequate storage?
- How’s the water pressure?
- Are there ceiling fans, insulation, or cross ventilation?
You’d be amazed how many overseas homes cut corners on basics like window screens or power outlets. A home should be designed for real people, not just aesthetics.
Final Thought
Buying international property is thrilling, but don’t let excitement replace strategy. When you’re standing on a sunny deck looking at the ocean, it’s easy to say “yes” too quickly. But take your time. Ask questions. Push for answers. And if anything feels off, be willing to walk away.
The world is full of incredible opportunities. The right one will meet you where your preparation, patience, and purpose align.
Sincerely,
Mike Cobb
Contributor, Overseas Property Alert