property-deep-dive

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 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)

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 --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:

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.

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 62 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:

/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

Country support matrix

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.

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 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.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 "
• 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/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

File map

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

Final step (always)

After completing the run, optionally offer:

Want me to /schedule an 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.