Property Investment Due Diligence: The Complete Checklist

The majority of serious problems that international property investors encounter — title disputes, construction defects, planning restrictions, tax traps, and outright fraud — are not unforeseeable. They are the foreseeable consequences of inadequate due diligence.

Due diligence is the systematic process of verifying that what you are buying is what you have been told it is: that the seller owns it, that it is legally built, that it can be used as you intend, that it has no undisclosed liabilities, and that the price you are paying is justified. In overseas markets, this process is more complex than in your home country and requires local professional support. Cutting it short is a false economy.

This guide provides a comprehensive checklist across five due diligence categories, with notes on how the process varies across our eight core markets.

Due diligence requirements vary by jurisdiction. This checklist is a guide; it does not substitute for qualified legal and professional advice in the specific country where you are buying.

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Category 1: Legal Title Due Diligence

1.1 Title verification

• Obtain official certified copies of the title deed or land registry certificate
• Confirm the seller is the registered owner (or has legal authority to sell)
• Check there are no co-owners whose consent is required but not provided
• Verify the title is freehold, leasehold, or a local equivalent — and understand what each means for foreigners in that market
• Check the title is registered at the national or local land registry (not just notarised)
• Confirm the registered dimensions match the actual property dimensions
• For leasehold: verify the remaining lease term, renewal rights, ground rent terms, and whether extensions have been obtained or are available

1.2 Encumbrances and charges

• Search for any mortgages, charges, or liens registered against the title
• Confirm that all existing mortgages will be discharged before or upon completion
• Search for easements, rights of way, or restrictive covenants that affect use
• Check for any court orders, receiverships, or insolvency proceedings affecting the property or seller
• In developer-sold properties: confirm no construction loan charge will remain after your purchase completes

1.3 Seller verification

• Verify the seller's identity (passport, government ID)
• Confirm the seller's right to sell (power of attorney if selling through an agent, probate if selling as an estate)
• Run basic AML (anti-money laundering) checks — your solicitor should require this
• In company sales: verify the company is properly registered and the signatory has authorisation

Market notes:

• Bali: Indonesia has no Torrens-style land register for foreign access. Title verification requires careful examination of the certificate of ownership (SHM) and requires an experienced local notary (PPAT). See our Bali due diligence guide.
• Greece: Verify through the Hellenic Cadastre (Κτηματολόγιο) — many older properties in rural areas have incomplete or contested cadastral records. See our Greece due diligence guide.
• Thailand: Foreigners cannot own land freehold; verify the exact ownership structure (condominium freehold, 30-year lease, Thai company) and its legal validity. See our Thailand due diligence guide.
• Spain: Conduct Nota Simple searches at the Land Registry (Registro de la Propiedad) as a minimum. See our Spain due diligence guide.
• Dubai: Verify through the Dubai Land Department (DLD). Off-plan: confirm the project is registered with the Real Estate Regulatory Authority (RERA). See our Dubai due diligence guide.

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Category 2: Planning and Regulatory Due Diligence

2.1 Planning and building permits

• Obtain copies of all building permits, planning consents, and certificates of completion
• Verify that the building was constructed in accordance with approved plans
• Check for any planning violations or enforcement notices
• Confirm any extensions, additions, or alterations have proper consent
• In tourist areas: verify the property has the correct classification for short-term letting

2.2 Zoning and use

• Confirm the zoning classification of the land (residential, commercial, agricultural, mixed)
• Verify the intended use is permitted under current zoning
• Check whether zoning changes or rezoning applications are pending in the area
• For land purchases: confirm buildability and any height or density restrictions
• In coastal areas: check for coastal protection zones that restrict building or use

2.3 Licences

• For short-let use: obtain current tourist licence or confirm it is obtainable
• For commercial properties: obtain relevant operating licences
• Confirm the energy performance certificate (EPC or local equivalent) is valid
• For properties with pools or communal facilities: confirm safety certificates are current

Market notes:

• Spain: Many older rural properties lack proper planning documentation. Some are built in breach of planning rules — formalisation (legalisation) may be possible but is a lengthy process. Check habitability certificates (Cédula de habitabilidad). Regularisation of illegal builds is not guaranteed.
• Greece: Check for "arbitrary constructions" (αυθαίρετα) — illegal additions or buildings. These can be regularised in some cases through payment of a fine, but unresolved arbitrary constructions affect title transfer.
• Bali: Agricultural land (sawah) cannot normally be built upon without conversion to non-agricultural status — verify that any villa development has proper land conversion consent.
• Egypt: Verify building permits in resort areas — some developments have been built in advance of proper permits being issued. Resort developers typically handle this, but independent verification is important.

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Category 3: Structural and Physical Due Diligence

3.1 Survey

• Commission an independent structural survey from a qualified surveyor or engineer
• Specifically check foundations, roof, external walls, and water ingress
• In earthquake zones (Greece, Bali/Indonesia): confirm compliance with seismic building standards
• For older properties: check for asbestos, lead paint, and other hazardous materials
• Inspect pools, terraces, balconies, and outbuildings separately

3.2 Services and utilities

• Confirm connection to mains water (or adequacy of private water supply)
• Confirm connection to mains electricity (or solar/generator status)
• Confirm connection to sewage/drainage (or adequacy of septic system)
• Verify broadband/internet availability and speed
• Check utility contracts are transferable and there are no outstanding balances

3.3 Environmental

• Check flood risk — consult local authority mapping and historical records
• Check for subsidence risk (particularly relevant in areas of limestone geology)
• In coastal areas: check erosion patterns and sea-level risk over investment horizon
• In rural areas: check for contaminated land near the site
• Confirm there are no nearby developments planned that would materially affect the property's outlook, access, or value

Market notes:

• Thailand/Bali: Tropical climates accelerate deterioration of structural elements. Check specifically for termite damage, water ingress, mould, and condition of wood elements. Annual maintenance costs are typically higher than in temperate climates.
• Greece: Ensure all external terraces, pools, and outbuildings are included within the permitted building footprint — excess construction creates a legal liability even in otherwise clean titles.
• UK: Commission a full structural survey (not just a mortgage valuation) for properties over 30 years old or with any visible defects.
• Dubai: New-build properties are generally structurally sound, but snagging surveys (checking for construction defects) are common and worthwhile. High-salinity groundwater can affect foundations of older buildings.

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Category 4: Financial and Tax Due Diligence

4.1 Purchase costs

• Obtain a complete breakdown of all purchase costs (not just the asking price)
• Confirm stamp duty, transfer tax, notary fees, and registration fees
• Understand agent commission and who pays it
• Budget for legal fees, survey, and any translation costs
• For off-plan: review payment schedule and understand what happens if the developer fails

For detailed buying cost breakdowns by market, see our guides for UK, Dubai, Greece, Spain, Thailand, Bali, and Egypt.

4.2 Ongoing costs

• Obtain current service charge / maintenance fee amounts and payment terms
• Confirm what the service charge covers and the history of special assessments
• Obtain current property tax / rates amounts (and any pending revaluation)
• Obtain quotes for building and contents insurance
• Get a realistic management fee quote (not just the headline rate — full scope)

4.3 Rental income verification

• For tenanted properties: obtain copies of current leases and rental payment history
• Verify independently that the claimed rental income has been achieved (bank statements, tax returns)
• Review void period history
• For holiday lets: review actual platform booking data, not projected occupancy

4.4 Tax position

• Confirm your tax obligations in the country of purchase
• Understand the treatment of rental income in your country of residence
• Identify applicable double tax treaties and their effect
• Understand the capital gains tax position on eventual sale
• Confirm there are no outstanding property taxes, utility bills, or community charges owed by the seller that will transfer to the buyer

Market notes:

• Spain: Confirm there are no outstanding IBI (rates), community charges, or utility debts. These can transfer to the buyer if not cleared. Check for pending community renovation assessments.
• Greece: Confirm no outstanding ENFIA property tax or utility debts.
• UK: Confirm any outstanding ground rent, service charge, or insurance arrears for leasehold properties.
• Bali: Foreign ownership structures often involve ongoing notary fees, company maintenance costs, and permit renewal costs that need to be factored into the annual cost model.

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Category 5: Market and Investment Due Diligence

5.1 Comparable sales

• Obtain independent evidence of recent comparable sales (not just agent estimates)
• Cross-reference asking price against comparables in the same development, street, or area
• For holiday-let properties: compare advertised rates and platform occupancy across comparable properties
• Understand how long the property has been on the market and why

5.2 Developer due diligence (off-plan or new-build)

• Verify the developer's track record — completed projects, delivery on time, build quality
• Confirm the development is properly registered with the relevant authority (RERA in Dubai, property registries elsewhere)
• Review the developer's financial position — are they adequately capitalised to complete?
• Understand the escrow or payment protection arrangements for stage payments
• Review the construction contract for completion guarantees and remedies
• Speak to buyers of previous projects by the same developer

For detailed guidance, see our guide to how to verify a developer before you buy.

5.3 Location fundamentals

• Research population and employment trends in the location
• Understand the tourism/visitor trends for holiday-let markets
• Assess the supply pipeline — how many new units are under construction or planned?
• Review any planned infrastructure changes (new transport links, regeneration, or potential negative factors such as flight path changes or proposed development nearby)
• For coastal properties: research tidal and storm trends

5.4 Legal framework for foreigners

• Confirm that you, as a foreign national, are legally permitted to purchase this property in this market in this structure
• Confirm there are no restrictions on renting the property or remitting rental income
• Confirm there are no restrictions on eventual resale to another foreign buyer
• Understand residency implications — see our golden visa programmes guide and citizenship vs residency by investment guide

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Assembling Your Due Diligence Team

Effective due diligence requires the right professionals. At a minimum, for an international purchase, you need:

Local solicitor/lawyer: The single most important appointment. They should be independent of the seller and any selling agent. They need specific expertise in property transactions involving foreign buyers. Ask for references from other non-resident clients.

Structural surveyor or building inspector: Independent of the transaction. In some markets (Bali, Egypt), qualified independent surveyors are harder to find — this makes developer reputation and track record more important.

Tax adviser: Someone who understands the property tax rules in the purchase country and, ideally, the interaction with your home country tax system. Your home-country accountant may not be adequate unless they have specific cross-border expertise.

Currency specialist: For significant cross-border transactions, a specialist currency broker can save materially on exchange rates compared to a high street bank. See our guide to exchange rates and overseas property.

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Red Flags That Should Halt a Purchase

Even with thorough due diligence, some findings should cause you to walk away:

• Title with unresolved disputes or contested ownership
• Planning violations that cannot be regularised
• Developer with no track record or signs of financial distress
• Rental income claims that cannot be independently verified
• Pressure to complete quickly with reduced or waived due diligence
• Legal advice being dismissed as unnecessary or excessive
• Seller unwilling to provide documentation that should be readily available

Our guide to property investment scams and red flags covers specific fraud patterns to watch for.

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How Global Investments Can Help

Navigating due diligence across international markets requires knowledge, connections, and discipline. Global Investments works with clients throughout the pre-acquisition process — helping them understand market-specific risks, connect with the right local professionals, and complete the checks that protect their investment.

With over 32 years of experience across the UK, UAE, Spain, Greece, Cyprus, Thailand, Bali, and Egypt, we know where the risk concentrations are in each market and what investor-grade due diligence looks like. Speak to our team before you commit to any overseas purchase.