At the beginning of their journey, many investors make similar mistakes:
— They buy a property simply because they "like" it, without analyzing the numbers.
— They rely on advice from friends rather than real market data.
— They fail to account for all expenses and taxes.
— They neglect proper legal checks.
To avoid these mistakes, it is essential to base your choice not on emotions, but on a personalized strategy and a carefully calculated financial plan.We selected best in our opinion blogs and media formats about architecture and urban innovation.An internal blog, generally accessed through the corporation's Intranet, is a weblog that any employee can view. Many blogs are also communal, allowing anyone to post to them.

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First, it is crucial to understand why you are buying the property:
• To generate rental income.
• To profit from capital appreciation.
• To obtain residency or citizenship.
• To secure a future personal residence for relocation.
Your investment goal will determine the country, property type, and market segment to focus on.

It is the net yield (after all expenses) that shows a property’s true profitability.
Do not rely on advertised "potential returns" — you should always work with real, detailed numbers.
Key expenses to account for include:
• Utility payments (in some countries €200–500 per month even if vacant).
• Property taxes, rental income tax, and capital gains tax upon sale.
• Repair and maintenance costs (typically 1–2% of property value per year).
• Property management fees (10–20% of rental income).
• Bank fees for international money transfers.
• Insurance (often mandatory).
• Vacancy periods (on average 1–3 months per year without tenants).
• One-time purchase costs (notary fees, registration, legal due diligence, document translation).
Example calculation:
Apartment in Barcelona for €300,000, rental income — €1,500 per month.
At first glance, ROI = 6% (€18,000 per year).
Actual expenses:
• Taxes: €3,600
• Management: €1,800
• Maintenance: €2,000
• Vacancy: €1,500
Net income: approximately €9,100, which corresponds to a true yield of only 3% per year — similar to a bank deposit.

Buying property without market analysis is similar to buying stocks without studying the company.
Even an attractive property in a "good" area can turn out to be unprofitable if:
• The market is overheated (for example, in Dubai in 2022, prices dropped by 15% in six months).
• A large competing project is planned in the area (oversupply can lower rental rates).
• Infrastructure changes (e.g., closure of metro stations, construction of industrial zones).
Key points to analyze:

1. Supply and demand
2. How many properties are being rented or sold in the area? Which types are most in demand? For example, Berlin faces a shortage of studios up to 40 m².
3. Price dynamics
4. How have prices changed over the past 5 years? What are the future development plans for the area? Oversupply can negatively affect your property’s value.
5. Rental demand
6. Who is your target audience: tourists, families, students? What is the seasonality? In resort cities, summer income can be significantly higher than in winter.
7. General economic situation
8. Currency exchange rates, local mortgage rates, and the overall economic stability of the country.

Even an attractive price and beautiful photos do not guarantee reliability.
Legal risks can lead to loss of ownership, lawsuits, and restrictions on use.
Key checks include:
• Confirming the seller’s ownership rights (request a land registry extract).
• Checking ownership history and any encumbrances or debts.
• Verifying the legality of renovations.
• Checking rental permissions and any restrictions for foreign buyers.

1. • Investigating the developer’s reputation and legal status (for off-plan properties).

Even if the property is purchased "for many years," it is important to assess in advance whether it can be resold quickly and without losses.
The property should be liquid and in demand on the market to ensure a convenient and profitable exit in the future.

The main mistake investors make is choosing a property based on emotions rather than thorough analysis and numbers.
What matters is not how beautiful the apartment or villa is, but how effectively it will work for you and generate income.