Before you wire a deposit for that house in Puglia, Peloponnese or Alentejo, spend €20 and find out what the listing does not say. Eleven risks. Three dimensions. No overall score, because a location is not a number.
Delivered as PDF within 48 hours · Introductory price
Every category gets a rating (green / amber / red / unrated), an evidence-confidence grade (high / medium / low), and a coverage grade (complete / partial / none). No blending, no averaging away a material sub-finding.
Physical and environmental risks. 2050 outlook uses the 2041–2060 window vs 1991–2020 baseline.
Where the location sits on the country climate map today, and where it drifts by 2050.
Fluvial and pluvial flood exposure, drought stress, and municipal water reliability.
Peak ground acceleration, return periods, slope stability, and known geohazards.
Fuel load, ignition history, defensible space, and vegetation management regime.
Heat-days trend, cold snaps, wind and storm exposure, hailstorm and snow load.
Governance, security, and institutional trust that determine what your ownership is worth in practice.
Crime, civil resilience, emergency services, and cross-border risk baseline.
Cadastre reliability, ownership formality, buying restrictions, enforcement.
The everyday context — access, services, and what happens around your parcel over time.
Road quality, public transport, airport reach, winter access, evacuation routes.
Electricity, water, sewage, waste, internet — availability, cost, and outage history.
Population trend, tourism pressure, noise, planned developments nearby.
Local economy, resale market depth, rental viability, seasonality.
Address or GPS, property type, listing URL if any, buyer profile, and anything you already know about the site.
One-time payment via Stripe. Introductory price during pilot. VAT handled by Stripe on your invoice.
Hazard maps, local-language news archive, country baselines from our 11 Houses specials.
Methodology-compliant report. Walk-away triggers, top 3 data gaps, and a Verify-before-deposit checklist.
I successfully bought an apartment in Croatia, then a house in Greece. I went through the whole process myself - from scrolling listings to wiring the deposit - and learned what the glossy photos never show.
Today I help people find their dream home abroad through 11 Houses, and I developed my own methodology for spotting the risks that matter when you buy property in a country that is not your own.
11 Risks is that methodology turned into a report. No algorithmic summary - just the questions I wish I had asked before I signed.
More about me at filipmolcan.com →A real pilot run on a settlement in the Peloponnese. Same structure you will receive: cover with the 11-category spine, at-a-glance tile grid, dashboard, per-pillar findings with what we could and could not verify, walk-away triggers, and a source register.
Download the sample PDFPDF · methodology v1.2
No overall score. The point is that “ok on average” hides the one thing that will hurt you.
Green, amber, red, or unrated. Composite categories get a sub-indicator table; the critical override rule prevents a single material sub-finding from being lost in an average.
High, medium, or low - how strong the sourcing behind the rating is. A great fluvial flood map plus missing pluvial mapping does not get promoted to high.
Complete, partial, or none - how much of the category we could actually cover for this location. Data gaps are named, not padded.
Introductory pilot price · price will rise
One property, one report, delivered as PDF within 48 hours. If we cannot achieve at least a settlement-level precision or research the location in good faith, we refund.
Order a reportPeople about to spend real money on a house abroad who would rather know the awkward questions before the notary appointment than after.
Legal advice, structural surveys, valuation, and title checks. We are location due diligence - the ground the house sits on and the country around it.
If we cannot reach settlement-level precision or the primary sources are unusable, we say so on the cover and refund. You keep whatever we did find.
Yes - one round of clarifying questions is included. Deeper follow-ups are a separate engagement.