European property due diligence
11 Risks - Location due diligence for property buyers in Europe
by 11 HousesThe portal wants you to buy anything. The agent wants the sale. The risks are nobody's business - until they are yours.
You are not alone in this. 11risks checks what no one else will.
Delivered as PDF within 48 hours
Risk spine index
Eleven categories. Rated on risk, evidence, and coverage.
Every category gets a rating, an evidence-confidence grade, and a coverage grade. No blending, no averaging a material sub-finding away.
Pillar A
Nature
Physical and environmental risks. 2050 outlook uses the 2041–2060 window vs 1991–2020 baseline.
- A1
Climate baseline & trend
Where the location sits on the country climate map today, and where it drifts by 2050.
- A2
Water — flood, drought, supply
Fluvial and pluvial flood exposure, drought stress, and municipal water reliability.
- A3
Geophysical hazards· seismic / volcanic / landslide
Peak ground acceleration, return periods, slope stability, and known geohazards.
- A4
Wildfire & vegetation
Fuel load, ignition history, defensible space, and vegetation management regime.
- A5
Severe weather· heat / cold / storm
Heat-days trend, cold snaps, wind and storm exposure, hailstorm and snow load.
Pillar B
State & society
Governance, security, and institutional trust that determine what your ownership is worth in practice.
- B1
Security & resilience
Crime, civil resilience, emergency services, and cross-border risk baseline.
- B2
Governance & ownership
Cadastre reliability, ownership formality, buying restrictions, enforcement.
Pillar C
Location & infrastructure
The everyday context — access, services, and what happens around your parcel over time.
- C1
Access & mobility
Road quality, public transport, airport reach, winter access, evacuation routes.
- C2
Utilities & services
Electricity, water, sewage, waste, internet — availability, cost, and outage history.
- C3
Neighbourhood & context
Population trend, tourism pressure, noise, planned developments nearby.
- C4
Economy & viability
Local economy, resale market depth, rental viability, seasonality.
Process
Four steps. Forty-eight hours.
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.
From the creator
I bought abroad myself. Then I built a way to do it safer.
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 →Sample dossier
Trochalia, Monemvasia, Greece
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
Fingerprint · Trochalia
11H-PRO-01
- A1Climate baseline & trend
- A2Water — flood, drought, supply
- A3Geophysical hazards · seismic / volcanic / landslide
- A4Wildfire & vegetation
- A5Severe weather · heat / cold / storm
- B1Security & resilience
- B2Governance & ownership
- C1Access & mobility
- C2Utilities & services
- C3Neighbourhood & context
- C4Economy & viability
Methodology
Three dimensions per category. Nothing averaged away.
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.
Order ticket · 01
48h · PDF · EUR
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.
People 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.
Know the risks before you buy.
Thirty-nine euros against a life decision. The math is easy.
Order a report - €39