From property-deep-dive
Universal property due-diligence skill. Pull any or all of twenty-two sections — ten core (price/traffic/tax/rental/work/risks/mains/crime/amenities/climate) + five financial/process (finance/currency/visa/insurance/notary) + seven decision-context (compare/retirement/digital-nomad/macro/demographics/esg/exit) — for any address worldwide. 62 countries fully populated (FR + IT + CZ + SK + DE + AT + CH + ES + PT + SE + FI + NO + UK + NL + BE + DK + IS + SI + IE + GR + PL + CA + AU + NZ + EE + HR + HU + MX + BR + AR + CR + PA + RS + ME + BA + MK + AL + LT + LV + RO + BG + LU + CY + MT + US + TR + AE + JP + TH + DO + CO + UY + CL + ZA + GE + ID + MY + VN + PH + IL + MA + EG) in countries/<iso2>/. Plus 4 cross-cutting layers: --integrity (data-honesty checks), --journey=<type> (decision templates: pre-offer/post-offer/foreign-buyer/investor/renovation/gite-bnb/inheritance), --type=<kind> (6 specialised property templates: off-plan/auction/probate/plot-only/heritage/apartment-vs-house). Plus tooling: TCO calculator, mortgage calculator, test fixtures, listing-diff watcher, comparable-transactions DB, auto-validate cron tracking. Outputs to terminal, MD file, or both.
How this skill is triggered — by the user, by Claude, or both
Slash command
/property-deep-dive:property-deep-diveThe summary Claude sees in its skill listing — used to decide when to auto-load this skill
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.
countries/ae/playbook.mdcountries/al/playbook.mdcountries/ar/playbook.mdcountries/at/playbook.mdcountries/au/playbook.mdcountries/ba/playbook.mdcountries/be/playbook.mdcountries/bg/playbook.mdcountries/br/playbook.mdcountries/ca/playbook.mdcountries/ch/playbook.mdcountries/cl/playbook.mdcountries/co/playbook.mdcountries/cr/playbook.mdcountries/cy/playbook.mdcountries/cz/playbook.mdcountries/de/playbook.mdcountries/dk/playbook.mdcountries/do/playbook.mdcountries/ee/playbook.md/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.
Trigger this skill when the user:
/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 is the user's input. Parse as: <address> [flags].
Address forms accepted:
1 Rue Principale, 86430 Adriers, FranceAdriers 86430 or Berlin Mitte 1011546.2582, 0.8040Country detection — in this priority order:
--country=<iso2> flag (e.g., --country=fr, --country=de, --country=uk)86430), French commune/dept name nearby10115), German city/Bundesland name28013), Spanish city/CCAA00100), Italian comune/regioneSW1A 1AA, EC1A 1BB)1011 AA)1000)1100-001)00-001)110 00)address.country_codeSection flags (combine any, default = --all):
| Flag | What it produces |
|---|---|
--all | All fifteen 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 |
--mains | Mains drains / sewer connection check + verification path |
--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) |
--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) |
--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) |
--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) |
--macro | Inflation, GDP growth, central-bank policy rate, sovereign yield context (shared/macro.md) |
--demographics | Population, aging, schools, family-friendly metrics (shared/demographics.md) |
--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) |
When --save is used without a path:
_local/reports/ exists → save there_local/ exists → create _local/reports/ and save there.gitignore contains _local → create _local/reports/ and save thereFilename: property-<country>-<commune-slug>-<section-or-all>-<YYYY-MM-DD>.md. Example: property-fr-adriers-all-2026-04-25.md.
$ARGUMENTS — extract address, country (if explicit), flags, listing URL.countries/<iso2>/playbook.md from this skill folder. If the file doesn't exist, see "Unsupported country" below.shared/preflight.md:
osm_id)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>./schedule agent if appropriate (skip for single-section or --quick runs).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 --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:
playbook.md.bak-<date> and an "Update history" section_local/reports/property-deep-dive-update-<date>.mdRecommended cadence:
| Mode | Cadence | Time |
|---|---|---|
--validate-only | Monthly | ~5 min |
--refresh-only per country | Quarterly | ~10 min/country |
--update (full) | Annually | ~30 min total |
--add=<iso2> (populate scaffold) | As needed | ~30 min/country |
The full playbook is in shared/updater.md. Always run --diff first if uncertain; --interactive is the safest mode.
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:
**Last verified**: YYYY-MM-DD stamp (defaults to playbook Status footer)--override-confidence=<level> flag for hand-verified single-section runsregulatory-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.
shared/regulatory-watch.md is the single source of truth for "what changed when" — date-stamped reform tracker covering:
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:
regulatory-watch.md with Tier 1 or Tier 2 impactPair with /schedule for automation:
/schedule weekly: /property-deep-dive --update --validate-only # URL liveness
/schedule monthly: /property-deep-dive --health-report # decay matrix
/schedule quarterly: /property-deep-dive --update --refresh-only # data refresh
/schedule annually: /property-deep-dive --update # full re-research
62 countries fully populated as of 2026-05-01.
| 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 |
A country playbook is "scaffolded" when it has the structure but data sources need filling. As of 2026-05-01, all 62 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.
If a user passes an address from a country with no countries/<iso2>/playbook.md:
shared/sections.md and OpenStreetMap-only data — but warn the output is shallow.All countries' playbooks must implement the same twenty-two 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.mdDecision-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.mdCross-cutting layers (--integrity, --journey=<type>, --type=<kind>) overlay decision-shaped outputs on top of the standard sections.
See shared/output-template.md for the canonical MD structure. Key elements:
## H2 headingThis 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:
est. label. No naked numbers.data not publicly available — verify at <authoritative source> rather than fabricate.(per listing — verify with cadastre / on visit).— rates/figures may have changed.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.
est. when extrapolatingshared/anti-hallucination.md🟢 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.
/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/142857 --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
property-deep-dive/
├── SKILL.md # this file (master router)
├── countries/ # 62 countries, all fully populated as of 2026-05-01
│ ├── 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
└── shared/
├── preflight.md # universal pre-flight steps (geocode, road, listing)
├── sections.md # universal contract for each of the 15 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 (62 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 62 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
├── 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
After completing the run, optionally offer:
Want me to
/schedulean agent in 6 months to re-poll (e.g., commune €/m², occupancy stats, new ICPE filings) and flag changes?
Skip the offer for single-section runs or --quick mode.
Provides CDSS development patterns for drug interaction checking, dose validation, clinical scoring (NEWS2, qSOFA), and alert classification integrated into EMR workflows.
npx claudepluginhub soreavis/property-deep-dive --plugin property-deep-dive