Whether you’re buying a primary home, investment property, or holiday home, making offers in foreign countries comes with unique challenges. It’s particularly overwhelming when navigating the following:
- Estate practices.
- Legal requirements.
- Cultural differences.
We’re here to familiarise you with this process so it’s less daunting.
Get Familiar with Local Market Conditions
Doing research on the local real estate market before making an offer saves you a lot of hassle. It means knowing:
- Average property prices.
- Recent trends.
- Demand levels.
This way, you can make a competitive, fair offer. In high-demand areas, you’re expected to make offers at or above the asking price, while slower markets give you far more room to negotiate.
For example:
- Spain has seasonal fluctuations, and coastal properties here are at peak demand during summer
- French countryside has a slow-moving market, but urban areas like Paris have far steeper competition.
We’d recommend researching local property websites or even joining social media groups for expats in that country.
Understand Exchange Rates and Foreign Currencies
Currency fluctuations will change the true cost of your offer – especially when dealing with large sums of money. For instance, minor shifts in the EUR/USD rate could increase or decrease your costs significantly, which makes it imperative to protect yourself:
- Set up foreign currency accounts.
- Work with a currency exchange specialist.
- Lock in your exchange rate using a forward contract so you have better budget control.
Many buyers overlook this part, but it’s a major factor when it comes to accurate budgeting.
Prepare Your Financing in Advance
Sorting financing out early on makes the whole process smoother. Some buyers might assume you need to buy outright, but it’s possible to get a mortgage for a foreign property. At Upscore, we’re able to connect you with a range of lenders across multiple countries via our Finance Passport. This means you’ll get the best possible mortgage terms.
Whichever method you choose, be prepared to show proof of funds, because sellers need to know you’ve got the resources to follow through. Whether you’re going through a local lender or an international one, just ensure you’ve got financing secured – it especially helps in competitive markets.
Choose a Local Real Estate Agent
Local agents can be your best asset when making an offer. They’re not only familiar with the country’s real estate practices but know how to negotiate with sellers properly, too.
Look for an agent who has experience working with international buyers specifically, as they’ll be able to guide you through country-specific details.
To choose the right agent:
- Ask for referrals from other expats.
- Read reviews online.
- Verify their licensing and experience in working with foreign clients.
Good agents will make sure your offer is competitive and stop you from making mistakes throughout the buying process.
Learn About the Offer Process and Negotiations
Different countries have different processes for making offers, so don’t expect the same journey as in your home country. For instance:
- France: Offers are usually made in writing and won’t be legally binding until the preliminary sales contract has been signed.
- Italy: Reservation deposits are usually required to lock in the property and show the seller you’re serious.
Talk to your real estate agent about the local offer process and try to keep an open line of communication. You might even need to pay an initial “good faith” payment or send a letter of intent. Your agent can help you make an informed, legally compliant offer that’s based on local norms.
Consider the Legal Requirements
No two countries share the same rules and regulations for foreign buyers. You’ll be expected to follow local property laws when purchasing a house in whichever country, and may even need government approval before purchasing. For example:
- Thailand limits foreign ownership, meaning you’ll need to buy under certain conditions.
- Italy and Portugal offer residency for property purchases if you make a significant investment.
Work with local attorneys or legal consultants who specialise in real estate law for foreigners. They’ll help you navigate some of the legalities, including:
- Property inspections.
- Contract terms.
- Tax implications.
Know Your Rights and Obligations
Some countries have real estate laws that protect foreign buyers with safeguards, but you’ll have to be extremely cautious in others. Make sure you know your rights to circumvent any kind of issues:
Due diligence
Ensure you perform a property survey and check for any outstanding debts or obligations that are tied to the property.
Transparency
Some countries obligate sellers to disclose property defects, while it’s up to the buyer to identify any problems in others.
Speak to your real estate agent or attorney beforehand. This way, you can ensure all necessary inspections are done before you finalise your offer.
Factor in Taxes and Additional Costs
Taxes and other fees add up quickly, so ensure you’ve calculated the full cost of your purchase.
- Stamp duty (also known as transfer tax, depending on the country), which varies widely by country.
- Notary fees, particularly in countries like Spain or Germany.
- Legal fees for your attorney and property-related paperwork.
If you plan on renting the property out part-time, check for any potential rental income taxes and requirements. This lets you avoid any surprises and keeps your budget on track.
Plan for a Foreign Bank Account
If you’re planning on purchasing a home abroad, you’re better off having a local bank account within that country to manage your payments. This will allow you to do the following, all without foreign transaction fees:
- Transfer funds more quickly.
- Make mortgage payments.
- Handle utilities.
You might even be required to have a local bank account for property transactions depending on the country, so it’s definitely worth looking into early on.
To open an account, most countries will require:
- Identification and proof of address (such as a passport or utility bill).
- A tax ID number (for the country, if applicable)
This step is key for keeping payments and future transactions related to the property streamlined.
Consider Future Costs and Maintenance
Owning a home isn’t just about the initial purchase; you need to account for a handful of ongoing costs. These could include the following:
- Property taxes, which tend to vary significantly depending on the location.
- Maintenance fees, especially for properties in tourist or resort areas.
- Insurance, which might require special coverage depending on local laws and risks.
If you’re not planning on living in that property full-time, ensure you’ve factored these costs into your budget:
- Property management.
- Security.
- Upkeep.
Calculate these costs upfront so you can ensure the property will fit into your financial plans.
Conclusion
With the right preparation, you’ll be able to find the house of your dreams with relatively little effort. Just remember to do the following:
- Take the time to research the local market.
- Work with trusted professionals.
- Always have a clear plan for financing and legal requirements.
Need help finding a mortgage lender with favourable terms? It can be particularly complicated if you’re not a resident within your country of choice. So, make sure you utilise Upscore’s Finance Passport to be connected with expert brokers in a range of different countries. These brokers specialise in working with non-residents, so you can feel confident throughout the buying process. Get started today and explore your options!
