Two international real-estate stories a week

A weekly column by Adv. Ilan Leibovitch: two stories from the field every week about what really happens in overseas real estate deals, and what they teach.

306 stories

2026 · 86

2026-10-24The stain under the windowAn Israeli investor who bought a new apartment in Porto discovers a damp stain under the window two years after handover. In Portugal the developer's warranty is long, but you must know whom to claim from and act quickly.
2026-10-24The period ended in AugustA leaking roof in a building in Larnaca is discovered after the contractual warranty year has ended, and the Israeli developer is left with no retention and no reserve. In Cyprus, post-handover warranty is priced in advance.
2026-10-17Six lines on a folded sheetAn Israeli father buying an apartment off plan near the university in Cluj arrives at the meeting with a list of questions derived from the Nordis Law. A reservation form that exceeded the law shows why answers should be requested in writing.
2026-10-17The bank he had beforeAn Israeli developer near Bucharest financed every project for a decade from buyers' advance payments. Romania's Nordis law locks the money in a separate account for each project, so a new source of financing was required.
2026-10-10Ninety percent and a key that never cameAn Israeli buyer paid ninety percent of the price of an apartment in Athens, and the developer disappeared before handover. Registering a conditional mortgage in his favor put him at the head of the queue, and shows what must be in hand before paying.
2026-10-10Sixty daysAn Israeli developer on the outskirts of Bucharest runs into a contractor who slows down and stops work. A sixty-day clause and a five percent retention from each payment, alongside documentation from day one, made it possible to replace the contractor in time.
2026-10-03The balcony that was enclosed in 2014A balcony enclosed in 2014 without a permit comes to light when an Israeli investor sells an apartment in Glyfada. In Greece, a certificate ordered by someone else does not guarantee that the apartment is lawful and matches the permit.
2026-10-03“It will be extended. It's always extended.”Old building violations in a building in Pangrati, Athens, are waiting for a regularization planned for 2029, on the assumption that the deadline will be extended. When the regularization track in Greece is time-limited, you move ahead of it and do not gamble.
2026-09-26Half a pool that wasn't hisAn Israeli accountant falls in love with a villa in the Peloponnese, and a survey reveals that half of the pool is built on the neighbor's plot. In Greece, with a rural property, you check boundaries against the registry and settle every gap before signing.
2026-09-26The land that wasn't entirely hisAn experienced Israeli developer is about to buy a plot in Cyprus and discovers in the registry that it is a leasehold right and not full ownership. Due diligence before signing made the problem understood, with full disclosure to buyers.
2026-09-19The form that wasn't filed in timeAn Israeli buyer received the keys to an apartment in Larnaca without making sure that an application for the reduced 5% VAT had been filed, and the window closed. In Cyprus the application is filed before taking possession, and you need to verify this personally.
2026-09-19The money he returned before he was required toAn Israeli developer in Bucharest whose project is delayed offers buyers voluntary partial compensation before they demand the contractual penalty. Early action saves lawsuits and protects reputation at a low cost.
2026-09-12The island that wasn't on the map yetAn Israeli investor bought a vacation apartment on Tilos, a small Greek island presented as “the next island,” and sold at a loss when the demand didn't come. An investment rests on demand proven in the data, not on a bet on the future.
2026-09-12The land that waited too longLand near Budapest sat for years while an Israeli developer postponed decisions because of COVID, the war and regulation, until the plans expired. In Hungary, waiting is also a decision, with a price.
2026-09-05The apartment I loved, not the apartment the market lovesAn Israeli investor bought apartments in Bucharest, Greece and Cyprus out of infatuation and designed them to his own taste, and the yield suffered. An investment apartment is designed for the local tenant, not for the home in Tel Aviv.
2026-09-05The buyers he knew wouldn't make it, and he sold to them anywayA story about a project in Romania where, under pressure from a quarterly sales target, agreements were signed with buyers who showed signs of financing difficulty. Two fell through, and the lesson is to ask about financing before signing.
2026-08-29Forty thousand euros, and the decision was made without himA debt and a mortgage in favor of the owners' association stop the sale of an Israeli investor's apartment in Bucharest, because of a renovation approved at a meeting he knew nothing about. An absentee apartment owner needs to give the association an address.
2026-08-29The pool that dried up two years after handoverIn a gated complex near Sofia, collections collapsed two years after handover, because the Israeli developer did not register a notarial management agreement. In Bulgaria, the management mechanism is signed and registered together with the deed of sale.
2026-08-22The number Oren chose on his ownAn Israeli investor chose a low insured amount on his Kypseli apartment in Athens by himself, and after a fire received a meager proportional payout. In Greece, the sum insured has to reflect the cost of rebuilding and be updated.
2026-08-22The bank didn't insure Hadar. The bank insured itselfAn Israeli developer in Limassol settled for the insurance the bank required, and a tremor revealed that earthquake and neighboring property were not covered. In Cyprus, the bank's list protects the loan, not the project.
2026-08-15The clerk said two weeksAn Israeli CFO signs a preliminary contract for an apartment in Lisbon, and the bank holds up the money while it checks its source. In Portugal, the funds route and an extension mechanism in the contract need to be set before the deposit is paid.
2026-08-15The contractor who went to another siteA Romanian company's bank account was frozen because an Israeli developer transferred shares and brought in a partner without updating the declaration of the ultimate beneficial owner. A change of ownership in the middle of a project is also a banking event.
2026-08-08The gap between the contract and the accountAn Israeli investor sells a managed apartment in Romania and discovers that the profit has nearly vanished. The marketer's add-ons in the purchase price, Israeli tax and the euro exchange rate all sit between the contract price and the amount that reaches the account.
2026-08-08The structure built for a different questionAn Israeli developer held land in Cyprus through a local company because of old tax advice, and at exit it turns out the buyers want only the land. The holding structure has to be re-examined against the question of exit.
2026-08-01The apartment nobody could buy, except one IsraeliAn Israeli couple bought a unit in a student residence abroad, sold at a launch event for Israelis, and spent months stuck trying to sell it. When the local market won't buy such a property, the exit has to be planned at the entry.
2026-08-01The year I built nothingPresale money looks like equity until the project is delayed and buyers demand it back. A story about an Israeli developer abroad who discovered that this kind of money leaves exactly when it is needed most.
2026-07-25What everyone told him was trueAn Israeli investor collects conflicting advice on whether to buy property in Europe through a company or privately. The right structure depends on the country, local law and tax status, and is determined before you look for a property.
2026-07-25“I want them to feel safe”An Israeli developer in Limassol wants to fund construction with buyers' money and earn their trust. Stage-based payments, an independent inspector and a separate lawyer for each buyer turn protection into a selling tool.
2026-07-18The couple who left without a decisionA young Israeli couple considering an apartment in Greece is torn between a new apartment in a developing area and a rented one near the beach. The conversation reveals that each has a different goal, which must be clarified before choosing a property.
2026-07-18The partnership that became a friendship, and the friendship that destroyed the partnershipTwo childhood friends invest together in a villa project in Romania without defining what counts as a project expense, and the trust between them cracks. It is precisely with full trust that you write down in advance what seems obvious.
2026-07-11The price that was supposed to stay fixedAn Israeli investor who bought an apartment in Romania at a fixed price receives a demand for an increase because of rising materials costs. The contract, whose only exception was VAT, protected him. A fixed price is tested by its exceptions.
2026-07-11The time he called me too lateIn a project in Romania, fixed-price sale contracts were signed with a local lawyer, and then the contractor demanded an increase over rising material costs. Someone needs to read the buyers' contracts and the contractor's contract together.
2026-07-04The double that wasn't doubleAn Israeli accountant receives a brochure promising a doubled yield from short-term rental, and discovers the calculation rests on an expensive penthouse and is before expenses. In practice the yield is low and the market is closed to Israelis only.
2026-07-04The spec that wasn't worth what he thoughtAn Israeli developer in Bucharest brings a luxury specification from Israel and prices accordingly, and sales stall against cheap standard projects. Changing the price or the spec midway requires reviewing the contracts already signed.
2026-06-27I looked at the property. He didn't look at the numbers.An Israeli interior architect falls in love with a stone house in northern Portugal without checking occupancy, maintenance and income. The story distinguishes between the question of whether a property is beautiful and whether it is a good investment.
2026-06-27My ideas were too goodItalian taps and luxury finishes in a Romanian project, against the local team's advice, slow down an Israeli developer's sales. In a new market, the local audience decides what it will pay for, not the developer's taste.
2026-06-20The apartment whose 100,000 price tag is worth only 10,000An Israeli buyer in Volos paid a ten percent deposit on a memorandum of understanding not signed before a notary, and the seller backed out. In Greece, before paying a deposit, check for a notary and for registration in the land registry.
2026-06-20The developer trapped between two closed contractsA fixed price for buyers and a lump-sum contract for the contractor look like order, until materials prices soar. A story about an Israeli developer on a boutique project trapped between two contracts with no link between them.
2026-06-13The bargain from BucharestAn apartment in Bucharest a third below market price turns out to be in a building classified as seismically at risk. A price that is too low abroad usually reflects information the locals know and the foreign investor doesn't.
2026-06-13Force majeure, but whose?An Israeli developer renovating a building in Athens wants to freeze everything claiming force majeure during the escalation with Iran, but the clause doesn't cover him. Such a clause must also fit the situation of the Israeli developer.
2026-06-06The tenant paid every month. So why did the yield disappear?An Israeli investor buys an apartment in Limassol as a “passive investment” and discovers that the management company's fees eat half the yield. In Cyprus, a management agreement needs a fee cap, oversight and regular reports.
2026-06-06“I've done three projects in Israel. How different can building in Romania be?”Do three successful projects in Israel prepare you for building abroad? The story shows how it is experience from home that misleads developers, and why personal involvement determines the outcome.
2026-05-30Market priceListings on a local site were used by an Israeli investor to price an apartment in Bucharest, and the property got stuck on the shelf. Market price is set by transactions actually closed, not by what others are asking.
2026-05-30The land was only the beginningA veteran Israeli contractor buys land near Bucharest and assumes it is his equity. Romania's Nordis law requires liquid capital and construction financing, because buyers' funds are locked in a separate account until the building is built.
2026-05-23We saved half a million shekels. And that's why we didn't buy an apartment in Israel.An Israeli couple with half a million shekels in savings discovers that a mortgage in Israel would cost more than their rent, and chooses an apartment in an Athens serviced-apartment hotel with no mortgage, whose yield covers their rent.
2026-05-23He knew how to build. He knew how to sell. He didn't know one small thing, and it cost him a year.A story about a plot in Bucharest bought on an oral promise of 75% financing, until the Romanian bank dropped to half without counting the land. A written financing approval must come before buying the land.
2026-05-16The tenant no one told him aboutAn Israeli buyer purchases a leased apartment in Athens on the assumption that the tenant is leaving, and discovers that Greek law gives the tenant three years of protection. Tenant rights and the cost of eviction must be priced in from the start.
2026-05-16The permit that never cameTen buyers are waiting while the building permit for an Israeli developer's project in Romania is delayed 22 months because of incomplete filings. Before selling, you need a local professional team, not only connections.
2026-05-09The brother who lives in TorontoAn Israeli investor finds a cheap apartment in Bucharest, but the registry extract reveals a co-owner brother living in Toronto. With an inherited property in Romania, check the registry for who else is listed before moving ahead with the deal.
2026-05-09The contractor who started slowly and stopped fastA contractor in Cluj asks an Israeli developer for another advance payment, then abandons the site. Milestone-based payment and a check of the contractor's financial standing before signing would have saved most of the loss.
2026-05-02The deal that looked too good to missAn Israeli investor bought a leased apartment in Texas on a friend's recommendation and the marketer's comparison report. Actual transactions showed a price about a fifth above the market, and the management agreement left costly gaps.
2026-05-02Eight apartments in Cyprus. And the buyers' money - unprotected.An Israeli developer building eight apartments in Limassol discovers that the bank “guarantee” is a financing tool for the developer. In Cyprus, registering the sale contracts and a milestone-based escrow account are what protect buyers' funds.
2026-04-25The apartment that would serve him for everythingAn Israeli developer wanted an apartment in Sofia to rent out long-term and also use on his visits. In Bulgaria the tenant has a right to exclusive use, so he had to choose between short-term rental and a long lease.
2026-04-25What sells in Tel Aviv doesn't sell in MunichAn Israeli developer with a project in Athens presented it to German investors the way he would to an Israeli audience, with yield and urgency, and met with silence. Germans ask for a track record, permits and an independent review.
2026-04-18The apartment that looked perfectAn Israeli investor was about to sign for an apartment in Barcelona under pressure from an agent representing both sides. A review of the documents revealed a second owner, a building violation and a tax clause shifted onto the buyer, and the deal was corrected in time.
2026-04-18The moment Danny realized Greece is not Ramat GanAn experienced Israeli developer bought two apartments in Athens' Kypseli neighborhood as if he were in Tel Aviv. An old attachment, a use license and renovation without a permit showed that it was his very confidence that put him at risk in Greece.
2026-04-11Promises and yields - when the numbers don't tell the whole storyAn Israeli investor bought an apartment in Bucharest on the promise of an eight percent yield. It turned out the figure was gross, and that the Romanian company set up for him carries fixed costs. What to ask before you sign.
2026-04-11The phone rang at two in the morningAn Israeli developer in Bucharest discovered overnight that his Romanian partner had blocked his bank account, because he had not been properly registered in the local company. Four months of struggle show the gap between ownership and actual control.
2026-04-04The Exodus of Real EstateAhead of Passover, a story about an Israeli hi-tech manager who lived in full dependence on a salary until he bought his first property in Nashville. Today he holds four properties in the US, and the question is what binds each investor.
2026-04-04The Four EntrepreneursThe four sons of the Haggadah as four types of US real estate entrepreneurs: the researcher who never decides, the self-assured one who bought without a company and was sued, the learner who succeeded, and the one who is afraid even to ask.
2026-03-28The House in Greece That Cost Less Than a Car, and Almost Cost Much MoreAn Israeli investor found an apartment in Greece at a forced auction at a low price. What to check before bidding: an as-is property, the deposit, fast payment, secondary liens and occupants in the property.
2026-03-28The Money That Got Stuck on the Way to CyprusAn Israeli developer building villas between Limassol and Paphos in Cyprus waited three weeks for a buyer's funds because of repeated source-of-funds checks. How to plan cash flow and documents in advance.
2026-03-21Before You Ask Me About the Neighborhood, Ask Yourselves One QuestionDuring wartime, an Israeli couple asked to buy an apartment abroad as a safe haven. Before choosing a country and neighborhood you must decide what the apartment is for: yield, appreciation, personal use or security.
2026-03-21The Million-Dollar Lobby That No Tenant Sat InAn Israeli developer renovated a residential building in Berlin and invested a million dollars in a designer lobby that no tenant sat in. A story about the gap between design vision and local culture, and listening before planning.
2026-03-14The Property Everyone Rejected, and Karen Saw What Others Didn'tAn American developer in Brussels spotted an old office building that all her partners rejected and turned it into a full neighborhood co-working space. A story about how uniform teams miss opportunities in real estate.
2026-03-14The Revolution Nobody Saw Coming, and Who Led ItThe real estate technology field shifts the question from what a property is worth to who will live in it and why. Profiles of women leading the change in Israel and worldwide, and why team diversity is a business advantage.
2026-03-07And It Was Turned to the Contrary - On the Moment When Everything That Looked Lost in Real Estate ReversedAn Israeli investor bought a plot in Barcelona on a friend's tip and found it lay in a frozen planning zone. An unmet building-permit clause and the seller's email turned a lost case into a win, in the spirit of Purim.
2026-03-07When a Good Friendship Meets a Bad Contract - A Story From CyprusTwo Israeli friends bought a plot near Limassol, Cyprus to build villas, with a cheap partnership agreement. When planning stalled, an unsuitable arbitration clause led to a long proceeding and the end of the friendship.
2026-02-28The Phone Rang at MidnightAn Israeli investor bought an apartment in Bucharest through a marketer and discovered the developer sells the same apartment for less, plus an expensive furniture package. A premium that wasn't understood hurts yield and future resale price.
2026-02-28When Security Becomes a Trap. A Story About a Good Developer on a Risky RoadAn Israeli developer rebuilding a building in Athens wanted to register cautionary notices for buyers, but the apartments themselves will change. An escrow account with milestones and registration of a proportional share of the building as buyer security.
2026-02-21When the Presentation Is Too Pretty - RunAn Israeli investor almost bought an apartment in a neighborhood presented as up-and-coming, based on a brochure, renderings and a drone. How developers sell weak areas in marketing packaging, and what to ask before signing.
2026-02-21The Quiet Fight Over the Most Valuable Asset in Your Smart BuildingA developer built a smart residential tower in Berlin, and the technology supplier registered ownership of the tenants' data for itself. A complaint to the German regulator shows who is responsible for data and how to draft contracts.
2026-02-14When the American Dream Becomes a Nightmare: A True Story About an Investment That Blew UpIsraeli investors bought homes in Orlando, Florida with a guaranteed 7% yield for three years. When the period ended it turned out the yield had been funded from a premium charged in the price, and the homes were hard to sell.
2026-02-14When Cleverness Turns Into Foolishness: The Story of the Developer Who Thought He Was Smarter Than EveryoneAn Israeli developer sold 60 homes in Orlando to Israelis above market price wrapped in a guaranteed yield. The deal was legal, but lawsuits, an article and banks pulling back proved that reputation is worth more.
2026-02-07When Your Money Is “Too Clean to Be Real” - The New Reality for Israeli Investors in International Real EstateBanks in Europe, Romania and Cyprus now demand comprehensive documentation of the source of funds from Israeli investors. What changed in anti-money-laundering regulation, and how to prepare the file months in advance.
2026-02-07When the Bucharest Project Taught Me That Real Estate in Europe Is Not Real Estate in IsraelAn experienced Israeli developer renovated an old building in Bucharest and got stuck with a heritage committee, local tenants and weak district heating. The project took two years, and the lesson: abroad, the developer is always a student.
2026-01-31A Video From a Frustrated Real Estate InvestorAn Israeli investor with half a million shekels sitting in the bank is torn between another apartment in Israel and real estate abroad. A simple way to break the paralysis: a clear goal, one country and a small first step.
2026-01-31When an Israeli Lawyer “Killed” an 8 Million Euro Deal in ParisAn Israeli developer tried to buy a Paris building with a 92-page American contract, and the sellers nearly pulled out. A short contract under the French Civil Code and trust-building saved the deal.
2026-01-24The Day After the FiringAn Israeli investor with a property in Europe wanted to fire the management company and discovered an exit penalty, withheld keys and tenant files held hostage. Three clauses in the management agreement that determine how you part ways.
2026-01-24If You Haven't Checked Energy Efficiency, You May Have Bought a Property With No ExitA developer bought a residential building in a European city without checking its energy rating. An analysis of financing, regulatory and market pressures that could leave such a property without buyers by 2030.
2026-01-17When AI Reads the Contract (But Doesn't Understand It)An Israeli investor bought a second-hand apartment in Athens based on an AI summary. An unregularized building addition, a restriction in the building bylaws and a debt to the building committee show what the technology doesn't understand.
2026-01-17When Your Contractor in Texas Stops Answering: What Is Really Happening Behind the Scenes?A contractor in Texas who stops answering is usually a sign of a communication problem, not a deal problem. How to build remote working relationships with people on the ground in the US, Greece and Romania, including cultural gaps and holidays.
2026-01-10I Warned Him About an Israeli Jurisdiction Clause, and He Didn't ListenTwo Israeli partners in a Bucharest building chose Israeli jurisdiction. In the dispute, opinions on Romanian law were required, and only a lawsuit in Romania produced orders that were actually enforced.
2026-01-10When the Bank Said “No,” Not Because of the NumbersA veteran Israeli developer in a residential project in Europe was turned down by the bank even though the numbers worked, because the design did not meet existing requirements. The lesson: financing terms are set at the concept stage.
2026-01-03The Apartment in Greece That Cost Much More Than I ThoughtAn Israeli investor bought an apartment in Greece using a lawyer brought by the broker, then discovered a parking right of use instead of ownership, open-ended maintenance costs and a cumbersome sale. The problem surfaces on exit day.
2026-01-03When the Currency Changes and Your Excel Doesn't Know About ItAn Israeli developer renovated a ski hotel in Bulgaria without preparing for the country's switch to the euro in January 2026. Contracts in leva, euro suppliers and a bank that updated collateral show why to track regulatory changes.

2025 · 102

2025-12-27When Gold Doesn't Glitter: A Story About the Right DecisionAn Israeli couple considered buying a renovation apartment in Greece with a Golden Visa package and full service. Questions on security, visa eligibility and an inflated price led them to walk away, and to another Athens property.
2025-12-27When the Numbers Tell a Different Story: How Danny Almost Bought a Dream in GreeceAn Israeli developer was about to buy a building in Athens's Koukaki neighborhood based on a broker's market report. An independent check revealed that the prices came from the heart of the neighborhood, while the building sits on its edge.
2025-12-20When Romanian calm turned into a nightmare from afarAn apartment in Bucharest that had been rented quietly for four years turned into ten months without income and a prolonged renovation. The lesson for the remote investor: an annual visit is not supervision, and managing a property demands involvement.
2025-12-20“The Nordis Law”: From Destroyed Trust to Risk Repricing - How Romania Is Changing the Rules of the Game in Real EstateRomania's Nordis law separates off-plan buyers' money from the project's financing. An analysis showing it is a financing law, not a consumer law, returning execution risk to developers.
2025-12-13The mistake I almost made with 120,000 euros in Romania (and how one phone call saved my investment)An Israeli investor in Bucharest hesitated between a large construction company and a boutique developer on a 12-unit project in the same neighborhood. The verdict: availability, transparency and an escrow account are worth more than size.
2025-12-13Between two worlds - the developer's dilemmaAn Israeli developer with 48 apartments under construction in Bucharest is torn between selling to Israelis with a high advance and to Romanians who pay on handover. The solution: a mix balancing cash flow and peace of mind.
2025-12-06I'm not running away from Israel - I'm buying insuranceAn Israeli high-tech entrepreneur chose among Greece, Cyprus, Malta and Italy for a real estate purchase with a golden visa as insurance for his family. The considerations: price, path to citizenship, residence requirement and quality of life.
2025-12-06When a 2.3 million euro project turns into a nightmare: the story of David, who thought “everything was fine”An Israeli developer bought a building in Athens after a local lawyer confirmed that the registration was in order, and then it turned out it had been built without a permit and had a protected tenant. Regularization took 22 months and cost 190 thousand euros.
2025-11-29Airbnb income is about to be exposed: what is going to happen in 2025, and what real estate investors abroad must understand nowThe Arrangements Law requires short-term rental platforms to report every host to the Israel Tax Authority. What this means for investors in Greece, Romania and Georgia, and why a yield without tax is not a yield.
2025-11-29The developer who wanted to conquer Athens, and ended up with a 42-square-meter apartmentAn experienced Israeli developer arrived in Athens to buy an entire building based on a broker's presentation. Breaking down the numbers cut the expected yield to a third, and he started instead with a 42-square-meter apartment.
2025-11-22The winds are changing: why the Romania of 2025 is not the Romania of 2005The son of an investor who lost money on agricultural land in Romania in 2004 is afraid to buy an apartment in Bucharest. The difference between then and now: a finished property, orderly registration and full membership in the European Union.
2025-11-22When the gut is wrong: the story of the hotel that almost collapsedAn Israeli investor wanted to convert a building in Lisbon into an apartment hotel based on a gut feeling. Market research revealed saturation and approaching regulation, and the money was redirected to a long-term rental project in Warsaw.
2025-11-15Are you crazy or just an idiot?An Israeli investor feared short-term rentals in Budapest. It turned out that most of those who fail make three mistakes: an apartment far from the center, the design of an ordinary apartment, and a management company that is not transparent.
2025-11-15Like falling leaves - sometimes you have to know what to let go ofAn Israeli developer who raised investors for a plot in Portugal skipped due diligence. Planning restrictions and an old lien wiped out the project's economics, and the investors lost their advances.
2025-11-08The investment that doubled before the keys were even handed overAn Israeli couple bought an apartment off-plan in a project in Europe. When the developer offered to buy it back, an assignment-of-rights clause in the contract allowed them to sell it to another investor and double their capital.
2025-11-08Why real estate development abroad is not a race - but a test of faithAn Israeli real estate developer in Romania went through almost two years of proceedings, plan corrections and archaeological supervision until the first building permit. The lesson: development abroad demands perseverance and a professional team.
2025-11-01I opened a brown envelope. After 20 years in real estate - I'm the defendantA woman who bought an apartment in a project in Bulgaria sued the trustee, claiming the apartment was not registered in her name, and the claim was dismissed. A story about the limits of a trustee's responsibility and what an investor should check in advance.
2025-11-01At first it felt like a dream - but mostly a dream of one personAn Israeli developer who bought a plot near Sofia, Bulgaria, tried to manage from afar and was left alone facing a contractor and a lawyer who didn't answer. The lesson: first build a committed local team, and only then the building.
2025-10-25When the heart buys and the head paysAn Israeli investor fell in love with the view from a penthouse in Athens and signed without checking, then ran into a delayed handover, doubled management fees and a tenant who didn't pay. The lesson: let the numbers decide, not the view.
2025-10-25The developer who drowned in a sea of dealsA young Israeli developer reviewing dozens of deals in Greece, Romania and Poland drowns in them and chooses by gut feeling. A story about fast screening by time, margin and control, and about a permanent strategic filter.
2025-10-18They told me a 9% yield in Athens. In practice I'm barely at 3%An Israeli investor bought an apartment in Athens on the promise of a nine percent yield, and after management, taxes and repairs was left with about three. The lesson: check the net yield and don't rely on a presentation.
2025-10-18A 200-thousand-euro lesson in ownershipAn Israeli developer building eight villas in Cyprus discovered after the purchase that there was not enough electrical connection capacity, and was forced to build his own transformer station. The lesson: due diligence also covers electricity, water and sewage.
2025-10-11“The Invisible Partnership” - on building trust between a real estate developer and his investorsAn Israeli developer building his first project in Bucharest keeps the trust of seven investors through regular reporting, timely disclosure of problems and keeping his promises, and so raises additional capital from them at a moment of pressure.
2025-10-11Three ways to look at the same apartment - and three entirely different resultsA couple of Israeli investors examined an apartment in Bucharest's Aviatiei neighborhood using three methods: yield, comparable transactions and financed cash flow. A story about how a good deal must pass all three together.
2025-10-04Easy money - and the heavy priceA young Israeli investor bought five apartments in central Europe within a year with almost full leverage, and when the market slowed and the apartments emptied he was forced to sell at a loss. The lesson: maximum leverage is a double-edged sword.
2025-10-04When interest rates play with a development - Danny's storyAn Israeli developer building sixty apartments in Florida waited for US interest rates to fall, and found that it diverted investors to second-hand apartments. The lesson: a project must stand even without favorable interest rates.
2025-09-27The real price of the apartment in BudapestAn Israeli investor found a cheap apartment in Budapest near the metro, in a gray neighborhood described as up-and-coming. A story about how the quality of the street, the neighbors and the building determines tenant stability more than price does.
2025-09-20Your money abroad: flowing, stuck or buried?The continuing story of an Israeli investor torn between a rental apartment, a flip, land and a fund. Each path in real estate abroad has a different pain: ongoing management, delays, a long wait or locked-up money.
2025-09-20When an Israeli developer meets the Greek rhythm on the islandAn Israeli developer building twenty luxury villas on a Greek island got his permit quickly, but construction proceeded at a slow local pace. The lesson: Israeli pressure slows contractors down in Greece, and personal relationships speed them up.
2025-09-13Where is the best place to invest - Greece? Portugal? Bucharest?An Israeli investor with sixty thousand euros asks where to buy: Greece, Portugal or Bucharest. A story about the question that should come first: ongoing yield, a flip, appreciation or a fund.
2025-09-13Why most buyers won't pay a euro more - and some will pay tens of thousandsAn Israeli developer building twenty villas in a Bucharest suburb debated whether to invest in a Western-standard specification. Local buyers wanted a low price, but diplomats and foreigners paid a premium. The lesson: define your target audience.
2025-09-06The company that ate the profits - Yossi's story in RomaniaAn Israeli investor registered an apartment in Bucharest in the name of a Romanian company and discovered that corporate tax, dividend tax and running costs eroded his yield. The lesson: a single apartment does not always need a company.
2025-09-06“Brother, trust me” doesn't work abroad: what developers must understand before investing overseasAn Israeli developer in Bucharest gave a contractor an advance on a recommendation, with no contract, and the contractor disappeared. By contrast, a woman developer in Plovdiv who checked everything in writing succeeded. The lesson: abroad, trust is built on contracts and presence.
2025-08-30Two investors, two realities - and what really determines flip deals abroadTwo Israeli investors bought apartments for a flip below market price, one in Budapest and one on the outskirts of Athens. Only the one who checked supply, demand and target audience sold fast and at a profit. A low price is only the beginning.
2025-08-30The team that holds the project together - and what happens when you choose wrongAn Israeli developer in a southern European coastal city picked an architect, a contractor and a lawyer separately, and the project stalled because none of them coordinated with the others. The lesson: build a coordinated local team.
2025-08-23When the apartment speaks a language they didn't teach you in real estate schoolAn Israeli investor who rented out apartments in Romania, Greece and Ukraine discovered that every market has different expectations of the landlord: presence, privacy or a written contract. The lesson: understand the tenants' culture.
2025-08-23They sent me a picture. And in the picture - a floor. Then the bill arrivedAn Israeli developer in a residential project on the outskirts of Bucharest paid the contractor based on photos, and on site the floors were not finished. The lesson: a local supervisor on the developer's behalf, video documentation and payment by milestones.
2025-08-16The journey to the right apartment - how one investor turned a binder into a growth strategyAn Israeli investor chose a mid-sized city abroad based on growth data, yield, the gap between supply and demand, and planned infrastructure. The lesson: fall in love with the numbers and complete the legal and tax checks.
2025-08-16The building in Lisbon - how a glittering exit dream became a lesson everyone needs to hearAn Israeli developer bought an abandoned building in Lisbon's Alfama neighborhood, and the municipality's preservation, reinforcement and accessibility requirements inflated the budget by half a million euros. A story about the courage to stop and exit in time.
2025-08-09When the sector isn't the story: the map no one tells you about when buying real estate in BucharestIn Bucharest, marketers present properties by sector number, but every sector includes both upscale neighborhoods and marginal ones. A guide to checking transportation, infrastructure, environment, development and demand at the exact location.
2025-08-09The story of Daniel from Bucharest: when vision doesn't surrender to realityAn Israeli developer in Bucharest struggled to sell apartments at an early stage to investors from Israel. A virtual reality tour and full transparency of documents and supervision reports turned fear from a distance into trust and sales.
2025-08-02Real estate fraud? The story that will make you rethink before every investment overseasAn Israeli investor bought an apartment in Eastern Europe through a persuasive broker, and discovered that the area was disadvantaged, the price above market and the rent a fraction of what was promised. The lesson: due diligence before any bargain.
2025-08-02When the bank says yes, and the market says noAn Israeli developer in Cyprus relied on the local bank's verbal promise, and then the investors were asked for additional documents and the transfer of the money got stuck. The lesson: get the bank's requirements in writing in advance.
2025-07-26When Athens calls: all that glitters on the road to a million (but maybe it does)An Israeli investor bought an apartment for a flip in Athens, discovered damp before the purchase and negotiated a lower price, but the renovated apartment did not sell. Long-term rental and a later sale yielded a higher profit.
2025-07-26The secret of success in international real estate: the key they won't tell you aboutA real estate project abroad relies on a complete local team: lawyer, accountant, appraiser, architect, engineer, supervisor and contractor. A review of the role of each link and of engineering and planning due diligence.
2025-07-19What's not in the contract doesn't exist: a story from life, and a wake-up call for international real estate investorsAn Israeli investor bought an apartment in Romania based on a marketer's verbal promises about a kitchen, air conditioning and yield, and discovered that the contract did not include them. The lesson: what isn't written in the contract simply doesn't exist.
2025-07-19Bucharest leaps forward: the next boom in global real estate starts here - and Trump just gave the signal!The announcement of Trump Tower in Bucharest marks the Romanian capital as an international business and real estate hub. A review of the opportunities alongside the competition, regulation and risks in a rapidly developing market.
2025-07-12The Greek “bargain” that was a death trap: how a careful check saved an Israeli couple from an enormous lossAn Israeli couple was about to buy a cliffside villa in Greece, and a surveyor's check revealed that the garden and the pool sit on state land. The lesson: check the registration and the actual area before any bargain.
2025-07-12The secret behind the impossible flip in Bucharest: when the bank said “no” - he said “yes” (big time)An Israeli developer found an old building in Bucharest with split ownership, debts and refusing tenants. An option agreement for a staged purchase and phased financing turned an impossible flip into a profitable deal.
2025-07-05The Romanian lesson: how I saved an investor from mistakes that could have cost thousands of eurosAn Israeli investor bought an apartment in Bucharest for short-term rental and relied on a management company, until he received a fine and a cease-operation order over a missing municipal permit. The lesson: check the regulation in advance.
2025-07-05Is it possible? The key to profit lies precisely in a cultural gap?An Israeli developer in Bucharest easily sells apartments to investors in Israel but fails with Romanian buyers. A story about a cultural gap: the Romanian buys a home and haggles, the Israeli buys an investment and peace of mind.
2025-06-28The secret climate of the global real estate market: 4 seasons, endless opportunities - how to turn the game in your favor!A review of the four phases of the real estate cycle - recovery, growth, saturation and slump - as seasons of the year, with examples from the USA, Lisbon and Canada. The lesson: identify the phase of the cycle before buying or selling.
2025-06-28The plane took off, but the project landed on the groundAn Israeli developer in a project in Hungary got stuck when a siren shut down Ben Gurion Airport and the contractor stopped work. The lesson: a project abroad needs a local team, contracts with a force majeure clause, and a contingency plan.
2025-06-21Ukraine: the unimaginable opportunity real estate investors must talk aboutAn Israeli investor whose Kyiv apartment emptied of students when the war broke out wants to buy apartments for renovation and splitting in Odesa. A story about investing in a market in crisis and about thorough due diligence.
2025-06-21Across the line of fire: the lesson from a real estate project in conflict zones - what an Israeli developer discovered in the heart of the storm, and what it means for your next dealAn Israeli developer who built an apartment hotel in a coastal city in Ukraine found his project in a war zone. A story about force majeure clauses, financial risk and information gaps, and about planning for extreme scenarios.
2025-06-14What to buy: a 2-room apartment in a pre-sale or two studio apartments near the university?A retired economist with Romanian citizenship is torn, in Bucharest, between a 2-room pre-sale apartment and two studio apartments near the university. A comparison of stable cash flow versus appreciation potential.
2025-06-14The 200,000-euro mistake in a single investment in GreeceAn Israeli developer bought an office building in Athens to convert into studio apartments for tourists, got stuck in bureaucracy and in a location far from the center, and sold at a loss. The lesson: independent research before entering a hot market.
2025-06-07When the jurisdiction clause becomes the hero of the story: why every real estate investor abroad must know this storyBuyers of an apartment in Bucharest sued the shareholders of the Romanian company that sold to them in Israel, despite a jurisdiction clause pointing to Romania. The claim was struck out, and the lesson: a well-drafted jurisdiction clause is a shield.
2025-06-07When the deposit goes down the drain: Noam's story and the lesson we should all learnAn Israeli real estate marketer turned developer signed to buy a former hotel near Bari, Italy, without an extension clause or a financing condition, and lost a deposit of fifty thousand euros when he failed to raise the money in time.
2025-05-31Who represents you in your investments abroad? Think againAn Israeli buyer of two apartments in Bulgaria blamed the trustee when she received no rental income. A story about the division of roles in a transaction abroad and the importance of vetting the management company.
2025-05-31Hundreds of leads, zero deals: the surprising lesson from the Romanian real estate fairAn Israeli developer spent more than ten thousand euros on a booth at the Bucharest real estate fair and got two hundred leads without a single sale. The lesson: a Romanian audience wants to see actual construction before it buys.
2025-05-24“I know everything about Portugal, but why do I want to buy an apartment there?”A story about an Israeli investor who researched the Portuguese real estate market in depth but did not know why he was buying: investment, vacation or a passport. The lesson: define the goal before choosing a country and a property.
2025-05-24The price of indecision: the story of an Israeli developer abroadAn Israeli developer who held plots in Romania for years and refused to lower his price paid a hidden waiting tax. The lesson: an objective valuation and an exit strategy are better than postponing the decision.
2025-05-17“You're responsible!” When investor expectations collide with the trustee's role in an international real estate dealWhen the developer of a hotel project on a Greek island vanished and the contractor stopped work, the buyers blamed the trustee. A story about the gap between investor expectations and the limits of a trustee's role.
2025-05-17The cultural gap in numbers: the story of an Israeli developer in BulgariaAn Israeli developer in a project near a Bulgarian ski resort tried to collect 50% on signing, as in Israel. The lesson: payment terms and security must fit the local business culture.
2025-05-10Investing Abroad: Between Immediate Yield and Long-Term PotentialAn Israeli investor is torn between an apartment in Lisbon with an immediate yield and convenient financing and an apartment in Berlin with appreciation potential. The lesson: match the property to the investor's goals and profile.
2025-05-10Green Building: A Business View for the Israeli Developer in the International ArenaAn Israeli developer considering a residential project in Europe examines whether green building pays off: a price premium, preferential financing and regulatory resilience versus construction costs and different standards in each country.
2025-05-03From Crash to Real Estate Empire: The Arbitrage Story That Saved IlanaAn Israeli woman whose business collapsed built a business in Bucharest renting rented apartments to tourists. The arbitrage model can succeed, but requires knowing the regulation, the landlord's consent and presence on the ground.
2025-05-03Securing Investor Funds in International Real Estate - Who Guarantees Your Buyers' Money?An Israeli developer in Romania was left without bank guarantees for buyers who had paid advances. Abroad, the Israeli Sale Law does not apply, so a trust account, a priority notice and insurance are combined.
2025-04-26Between the Learning Investor and the Social Media Investor: Like Two Parallel Worlds in Real Estate Investing AbroadTwo Israeli investors, one who studied the Athens market in depth and one who bought in Bucharest following a webinar. The first achieved a stable yield and the second got stuck in a delayed project. Research comes before the decision.
2025-04-26The PropTech Revolution: The New Engine of International Real Estate DevelopmentReal estate technologies are changing the work of the international developer, from investment intelligence and virtual simulations to remote management and token-based financing. Adoption starts with one pilot project.
2025-04-19The Myth of “Passive Income” and Its Shattering.A young couple bought an apartment in Bucharest after a promise of passive income, and found an inflated renovation, tenants who vanished and an apartment secretly rented to foreign workers. Real estate abroad requires active management.
2025-04-19Is Investing in International Real Estate Really Losing Money?In response to the claim that buyers of real estate abroad are likely to lose their money, a review of the advantages, from diversifying the investment portfolio to Croatia and Romania, alongside the challenges of remote management.
2025-04-12Corresponding to Four Investors and Developers...Inspired by the four sons of the Passover Haggadah, four types of investors and developers in real estate abroad. Recognizing what you do not know is the basis for due diligence and for reducing risks.
2025-04-05A Real Estate Deal Abroad: How to Avoid the Costliest MistakeTwo retirees bought apartments in the same project abroad. The one who skipped reviewing the contract received no compensation for the delay and discovered he had no parking space, while the one who negotiated received agreed compensation.
2025-04-05An Inflated Balloon That Burst: Secrets from the Trustee's RoomA developer who converted an unfinished building on the Black Sea coast into an apart-hotel concealed promises to buyers from the trustee, and the contractor left over a debt. Direct payment to suppliers from the trust account saved the project.
2025-03-29False Promises: Noam's Ordeal on the Way to a Dream Apartment in RomaniaAn Israeli buyer who found an apartment in central Bucharest waited two months for documents from a group of sellers who could not agree among themselves on the price, and in the end bought a different apartment. Multiple sellers require agreement in advance.
2025-03-29Beyond the Sea, Beyond the Risk: The Harrowing Story of a Developer Who Forgot to PlanA young developer bought land in Larnaca, Cyprus, without due diligence and without a business plan. Authority demands, cost overruns and credit difficulties stalled him, and planning alternatives put him back on track.
2025-03-22Anything That Can Go Wrong Will Go WrongAn Israeli investor paid cash to a developer in distress for a villa in Hungary in return for a discount. COVID, an expired permit and expensive financing stalled the project, and the refund stopped. Warning signs must not be ignored.
2025-03-22Yassou, GreeceGreece attracts Israeli investors thanks to sane prices, a low purchase tax and a tax treaty with Israel. But the Golden Visa threshold has risen and short-term rental is restricted, so advance checking is required.
2025-03-15The Sweet Trap: How Israeli Investors Fall for False PromisesTwo brothers bought an apartment from an Israeli developer in Europe following a promise of 600 euros rent, and received 500. The promise was not anchored in the contract, and eighty investor apartments created an oversupply.
2025-03-15Trustee and Developer: A Love-Hate RelationshipA developer who converted a property in Europe into an apart-hotel was furious at the demand to register a lien in favor of the trustee for the full 1.2 million euros. A story about the tension between developer and trustee and about protecting buyers' funds abroad.
2025-03-08International Women's Day: A Spotlight on Women's Power in International Real EstateFor International Women's Day, a look at women entrepreneurs in international real estate and at Israeli women in real estate technology and impact investing, along with the barriers that still exist in the industry.
2025-03-08Golden Opportunity or Honey Trap? A Cautionary Tale for Real Estate Investors AbroadA high-tech woman received an offer to invest in a partnership converting a building in Crete into an apart-hotel, in exchange for an apartment of her own. A check revealed an organizer with no experience abroad, no right of influence and a risk of dilution.
2025-03-01Invested in Real Estate and the Management Company Swallowed Your Profits? There Is a SolutionAn Israeli investor who bought a rental apartment in Bucharest saw his yield eroded by a management company that replaced tenants and charged fees again and again. Tenant screening and ongoing monitoring are the key.
2025-03-01The Client Who “Stung” MeA developer who planned to convert small hotels on Greek islands into apart-hotels asked to postpone the retainer, then disappeared without paying. A story about red flags and about listening to your gut feeling.
2025-02-22The Client Who Didn't Want to Pay Me - and What Made Him Come Back?An Israeli buyer of an apartment in a heritage building in a European capital preferred his lawyer brother because of the price. Demands that did not fit local practice stalled the negotiations, and hence the value of field experience.
2025-02-22The Rush Toward the Portuguese Real Estate Market - Justified or a “Herd Phenomenon”?Apartment prices in Portugal jumped about 178% in a decade. A review of purchase and rental taxes, the cancellation of the Golden Visa and the status of Portuguese passport holders helps distinguish between an opportunity and a herd phenomenon.
2025-02-15Real Estate Romance: Is a Cheap Investment the Right Move?A young couple wanted to buy a cheap apartment in Romania with a loan, only because of a family connection and a low price. Before a deal, you need to define goals, calculate ancillary costs and check the location and rent.
2025-02-15Success in Real Estate Is About Building RelationshipsReal estate development abroad rests on relationships with the local team and with Israeli buyers who demand frequent updates. Transparency and early disclosure of problems build trust that holds even in a crisis.
2025-02-08Your Inheritance Abroad: Is the Will You Wrote Enough?Brothers who inherited from their father under an Israeli will ran into opposition from his widow in Romania. The court applied Romanian law and divided the apartments in three. A will must fit the law of the country where the property is located.
2025-02-08Everyone Wants to Be an International Real Estate DeveloperMany Israelis dream of becoming real estate developers abroad without enough knowledge or capital. A stable market, a niche focus, a local team, financial checks and arranged financing are the entry requirements.
2025-02-01“My Father Was a Mysterious Real Estate Man”An Israeli who had accumulated dozens of apartments in Bucharest died without a will, and his Romanian partner controls the companies and the keys. Family involvement, written agreements and a will would have saved an inheritance battle.
2025-02-01Sustainable Development - It's Not Just a Trend.Green building has moved from trend to business necessity in the global real estate market. Israeli developers abroad need to know the sustainability standards, the smart technologies and the regulatory barriers.
2025-01-25Greek Salad or Israeli Nightmare?An Israeli accountant signed for a studio apartment in Athens after a high-pressure sales meeting and paid half the price. The contract turned out to be vague, and the lesson is clear: never sign before checking.
2025-01-25“Flip Me the Apartment”The flip strategy - buy cheap, renovate fast, sell at a profit - is popular in the USA and Europe. Success depends on market research, location, a realistic estimate of costs and the timing of the sale.
2025-01-18Investing in Real Estate Abroad: Luxury or Return?An Israeli couple seeking a monthly return for retirement fell in love with a luxury lakeside villa. Without rental data for the area there is no way to know whether luxury will yield a return, and they chose a modest property.
2025-01-18Don't Fall into the Trap! How to Secure Your Money in International Real Estate TransactionsAn Israeli developer who bought a building from several heirs in a European capital objected to depositing the down payment in a trust account. The mechanism protects the buyer if the deal falls through or the seller goes bankrupt.
2025-01-11When Friendship Comes at a Price: A Story About a Real Estate Agent with a TwistA young Israeli in Bucharest befriended a local agent and, on his advice, bought an apartment in a building whose residents oppose short-term rentals. The fine that arrived showed that an agent is a salesman and not an adviser.
2025-01-11The Secret of Success Lies in PartnershipAn Israeli contractor who bought a building for renovation in Athens was wary of bringing in a Greek contractor as a partner. A background check, cost transparency, and an agreement with division of roles and arbitration made the partnership a success.
2025-01-04Want to Invest in Real Estate Abroad? Read This First!A young Israeli who bought a short-term rental apartment in Bucharest bought a second apartment in a building at risk in an earthquake, and already asked to expand to Greece. The case illustrates the value of focusing on one country.
2025-01-04A Rare Opportunity: How to Turn Crisis into Profit?High interest rates and expensive credit have put the real estate market into a winter season, and many property owners have fallen into distress. Investors with available capital can find opportunities, alongside careful planning.

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2024-12-28The Honey Trap: When the Dream of an Apartment Abroad Becomes a NightmareAn Israeli buyer whose apartment's underlying land was registered in the agent's name, because a foreigner may not hold it, was required to pay her in order to sell. An irrevocable power of attorney would have prevented the extortion.
2024-12-28The Real Estate Market in Ukraine: Opportunity or Risk?Apartment prices in Kyiv have fallen by tens of percent since the Russian invasion, and signs of recovery are seen in Odesa. Investing in Ukraine carries high risk and suits experienced investors.
2024-12-21Bucharest Is Not BeershebaA developer who succeeded in Beersheba did not close a single deal in Bucharest in his first year, because his checks took weeks. A contractor price list, a rent-monitoring tool and a niche focus shortened the decision to days.
2024-12-21Smart Real Estate Marketing: Turning Your Property into an International BrandAn apartment building in Bucharest, Athens or Porto is sold to two audiences, Israeli investors and local buyers. The apartment mix, the message and the marketing channels must suit each audience.
2024-12-14Selling Ice to EskimosA young investor bought apartments in two countries through a single marketer. Low rent, local company costs and an above-market price show that an adviser should know one market in depth.
2024-12-14How to Protect Your Cash Flow in International ProjectsAn Israeli developer building in Europe or the US is exposed to exchange rate swings between the preliminary and final agreements and in payments to the contractor. Currency risk management and hedging protect the cash flow.
2024-12-07What Comes Cheap Will Cost You DearlyAn Israeli buyer in Eastern Europe chose a cheap local lawyer and paid a deposit directly to the seller, with no notation in the registry. The seller got tangled in a divorce and the money was lost despite a court judgment.
2024-12-07International Real Estate Investments in an Age of Uncertainty: Navigating Stormy WatersInterest rates, inflation and wars have shaken the global real estate market, and the collapse of Evergrande in China illustrates the danger of leverage. Diversification, quality assets and a contingency plan are the answer.
2024-11-30Real Estate Abroad: Thought It Was Easy? Think Again!In Eastern Europe, intermediaries operate who promise building permits thanks to connections in the authorities. A developer who paid tens of thousands of euros in advance was left with no permit and no money. Pay only by milestones.
2024-11-30“Everyone Is Buying Abroad” - So We Bought Too... Almost!A retired couple asked to buy an apartment in a European capital because everyone is buying abroad, without visiting the property. A check revealed a price high for the area and a return of under five percent, and the deal was stopped.
2024-11-23Guaranteed Return? All That Glitters Is Not Gold! Noam's Case Will Teach You How Not to Fall Into the TrapAn investor who paid 150 thousand euros for an apartment in Europe discovered he had bought only a right to future profits in a foreign company, with no shares and no registration. The lesson: due diligence before signing.
2024-11-23International Real Estate: Building the Future Today!An Israeli developer who planned a smart building on a lake shore in a European capital got stuck in bureaucracy. Compliance with European standards and a strong local team brought the project to completion.
2024-11-16Inheritance on a Global Scale: A Reality Test for the Real Estate Investor - How to Survive the Storm?The death of an Israeli investor revealed that the articles of association of his company in Romania do not regulate the transfer of shares to heirs. The lesson: anchor an inheritance mechanism in the articles and check inheritance tax in every country.
2024-11-16“It'll Be Fine” - The Two Words That Led to a Real Estate Disaster!An Israeli developer who renovated a building abroad skipped a bill of quantities and precise pricing, and ended up about twenty percent over budget with delays toward the buyers. Planning comes before optimism.
2024-11-09Between Friends and Partners: When Interests CollideAn Israeli father who became a partner in a foreign company holding land discovered that his money had been transferred to the partner's private account. The lesson: an agreement under local law, a shareholder loan to the company and full transparency.
2024-11-09Building Castles in the Air? Even When You're Thousands of Kilometers Away!Managing a construction project abroad from a distance exposes developers to budget overruns and delays. A reliable local team, regular reporting, site visits and risk management narrow the gap.
2024-11-02A 50% Down Payment? The Mistake That Can Bring Down an Entire Real Estate Project (and Make You Lose a Fortune)A down payment of half the price kept killing deals in a project in a Mediterranean country. Lowering it, adding a supervisor on behalf of the buyers and further milestones in the trust account restored the buyers' confidence.
2024-11-02Security in Purchase Transactions Abroad: How to Protect Your Investment?A guide to security when buying an apartment abroad: why Israeli protections do not exist everywhere, a priority notice in Romania versus Greece, title insurance in the US, guarantees, trust arrangements and liens.
2024-10-26“We Didn't Think About It at All!” - The Mistake Many Investors Make (and How to Fix It)A couple who bought an apartment in Portugal with severance pay, and now want a second one, cannot explain why they bought the first. Four questions before buying abroad: purpose, budget, time horizon and risk level.
2024-10-26A Lesson in International Real Estate Development: When a Dream Becomes a NightmareThe building contractor on a project abroad vanished from the site after months of late payments by the developer. With removal of the contractor and bridge financing both off the table, converting the debt into a share of the profits saved the construction.
2024-10-19The Smile Vanished: When the Dream of Real Estate Abroad Shattered to PiecesAn Israeli who bought four apartments in a building meant to be run by a hotel chain in Eastern Europe was left with delivery delays and no income. The agreement included no compensation for delay and no right of cancellation.
2024-10-19The Honey Trap: When Trust Funds Become a Dangerous LureBuyers' trust funds are not a source of financing for the developer. A story about a project abroad where the developer asked to use them for a down payment on land not yet purchased, and about the security required in place of a personal guarantee.
2024-10-05Your Lawyer Won't Like This: Buying Real Estate Abroad - A Survival Guide for the Naive Investor (Including the Mistakes That Will Cost You Dearly)An Israeli lawyer advising a buyer of an apartment in southern Europe demanded bank financing, a priority notice and guarantees as in Israel, and recommended walking away from the deal. Why you need an adviser who knows the local law.
2024-10-05Friendship Ends Where the Money Begins: A Story About a Partnership, a Greek Resort and a Childhood Friend - Part BAn Israeli developer and his Greek childhood friend plan a resort on one of the Greek islands, but the draft partnership agreement enrages the partner. What a partnership agreement must include and why it cannot be skipped.
2024-09-28A partnership on a napkin: when a Greek real estate dream meets realityAn Israeli developer agreed on a taverna napkin to a partnership with a Greek childhood friend to build a resort on seafront land he inherited. Which checks are needed in Greece: registration, planning, taxation and environmental impact.
2024-09-28When Real Estate Dreams Crash Into the Ground: Moshe's Mistake in Berlin (and How to Avoid It!)In Berlin, a developer who bought an old building to turn it into a boutique hotel was turned down by German banks and funds. Israeli habits and a weak presentation sank his financing in the local market.
2024-09-21The real estate dream overseas: is it really worth it?A young high-tech employee is considering a 120,000-euro apartment in a Mediterranean tourist destination, with a mortgage on most of the price. A calculation of equity, rent, appreciation and tax shows how feasibility is checked.
2024-09-21The PropTech revolution: how technology is changing the rules of the game in real estate investmentA virtual real estate conference in Europe is the starting point for a survey of PropTech: smart cameras for remote supervision, virtual tours, artificial intelligence and platforms for managing properties abroad.
2024-09-14When taxes catch you unpreparedAn Israeli renting out an apartment abroad received an inflated tax demand because income was reported in the online system without deducting expenses. On local tax, recognized expenses, reporting in Israel and tax treaties.
2024-09-14When Meir met reality: what happened to the dream hotelA businessman who bought a building shell in a European spa town to build a hotel was turned down again and again by banks and funds. An amateur presentation and outdated forecasts sank the fundraising, along with the question of equity.
2024-09-07Dreams of an apartment abroad: between hope and disappointmentTwo couples bought apartments in presales from Israeli developers in Europe and ran into planning delays. One received no updates and canceled, the other received a monthly report and continued. On developer transparency.
2024-09-07Moshe and the dragging project: transparency with buyersIn Eastern Europe, a developer who sold rights to apartments to friends and family before a permit got stuck after two plans were rejected. An open meeting with the buyers led to extended deadlines. On transparency with buyers.
2024-08-31Is Lisbon waiting for you?A young couple who fell in love with Lisbon dreamed of an apartment with a golden visa, but since the end of 2023 buying real estate in Portugal no longer qualifies. What to check before buying: property condition, taxation, location and purpose of use.
2024-08-31Beyond the building: Daniel's journey to building a real estate brandAn Israeli developer whose first project abroad sold slowly heads out to a luxury hundred-apartment building, and this time builds a brand with a local marketing team. On trust, consumer culture and deal structure.
2024-08-24Master of your fate or part of a winning team? - the dilemma of real estate investors abroadA couple wanting to invest pension money in US real estate hesitate between an independent home and an investment fund. A comparison between full control with concentrated risk and spread risk with professional management.
2024-08-24Is my project progressing as planned? Only God and the project manager know...!A veteran developer building a project in a coastal city abroad learned from an apartment buyer that the work was behind schedule, despite almost daily calls with the project manager. Why remote reports do not replace on-site supervision.
2024-08-17When the rules of the game change... is your investment abroad still worth it?An Israeli couple renting out an apartment short term in Eastern Europe fear legislative amendments: neighbor consent, higher tax and a reporting duty. How regulatory changes can erode the yield.
2024-08-17Between flexibility and stubbornness: two stories, one moralEastern Europe versus a Mediterranean capital: one developer stuck to a villa plan in a poor rural area and was stuck for a decade, and the other bought a building near a campus and leased it to the university. Flexibility versus stubbornness.
2024-08-10It's just a tax questionAn Israeli who bought two apartments in Eastern Europe was surprised by tax withheld on rent and by a reporting duty in Israel. What to know about double-tax treaties, the fixed tax track and recognized expenses.
2024-08-10The added valueA developer about to market a project in a new country discovered that the local lawyer did not understand the legal structure, and a marathon of meetings led to an experienced firm. On dividing the work between two lawyers.
2024-08-03Real estate couples therapyA retired couple who bought an apartment in the wife's country of birth fell into the hands of a broker who squeezed them, and sold at a loss, and then the husband tried to buy a new apartment in secret. How investing abroad also affects a marriage.
2024-08-03The hotel on the lakeshoreTwenty Israeli investors financed land on a lakeshore in Eastern Europe to build a hotel, and discovered that they are not registered as shareholders and that building by the lake is prohibited. On checks before a group investment.
2024-07-27Location, and what else?An investor who sold his first apartment in a European capital discovered that an excellent location was not enough, because he paid a premium for a renovated apartment. What else determines profit: smart renovation, financing and tax planning.
2024-07-27Go/No Go feasibility checkA young developer wanted to buy an abandoned building in a European capital and split it into studio apartments, but meetings on site revealed costs that wiped out the profit. A three-stage screening model: economic, planning and legal.
2024-07-20Together or alone?A young man with savings of tens of thousands of dollars is looking for a first real estate investment abroad without lending to a developer. A comparison between a studio apartment in Eastern Europe and a fund or group purchase.
2024-07-20Quality intelligenceA story about a plot next to a seafront promenade in a European tourist city, building-line and parking requirements, and neighbors who demanded an excessive price. Comparable transaction data in the area made an agreement and a purchase possible.
2024-07-13Shark or sea turtle?Some investors decide within minutes, and some check every detail until the deal disappears. A comparison between a shark investor and a sea-turtle investor in real estate abroad, and what each approach gains and loses.
2024-07-13Your hiveA developer who bought a plot in Eastern Europe relied on a local friend and a fixer who promised a permit within six months, and after a year without progress he rebuilt his team. On building the professional hive abroad.
2024-07-06Independent and frustratedAn Israeli who bought an apartment in Athens without a local lawyer is wasting days in queues at city hall and the tax authorities. Why bureaucracy in Greece is not like Israel, and the price of saving on professional guidance.
2024-07-06The project is burnedTwo brothers obtained a building permit in a European country, but the financing ran out after the basement excavation and work stopped for years. The pit left behind made the project “burned” in buyers' eyes.
2024-06-29Passive incomeAn investor who bought an apartment abroad expecting passive income complains about weekly calls with the management company. What the term really means, and why managing from a distance requires involvement.
2024-06-29Who is the real owner of the land?An investor registered agricultural land abroad in the name of a local woman, a friend's wife, with no agreement or caution notice, and discovered an application for subdivision. How to protect money invested in land registered in someone else's name.
2024-06-22The herd principleA young couple was about to invest all their savings in an apartment abroad promising a twelve percent yield, in a project where a hundred Israelis had already bought. On the herd effect and warning signs in marketing.
2024-06-22Parental neglectAn Israeli who bought a plot abroad in the early 2000s and neglected it discovered that the company had been struck off, a tax debt had accumulated and the land had passed to the state. Why property and a company abroad need ongoing care.
2024-06-15Managing the apartment effectivelyAn investor who bought an apartment for short-term rental in a European capital discovered mold, cheap furnishings and building works on his first night. Replacing the management company changed the reviews. A lesson on monitoring the property.
2024-06-15Financing is the whole storyTwo entrepreneurs wanted to turn a building near the beach in a tourist city into an apartment hotel without enough equity. When a mortgage and a mezzanine loan did not fit, a presale through an escrow account solved the financing.
2024-06-08Impulsive PurchaseAn Israeli couple is about to buy a house in a European country following a social media ad, without checking alternatives, prices and rents. Why an impulsive purchase abroad is risky and what is important to check.
2024-06-08Obstacles on the Way to the Handover of the KeysA housing project abroad went through five years of obstacles: a hostile city engineer, wrong setback lines, a new mayor and a work accident. The handover of the keys shows the value of a flexible local team.
2024-06-01Real Estate Is a Long-Distance RunA novice investor who bought two houses in Florida waited months for tenants and had to lower the price, but patience paid off with rising rents and values. U.S. real estate as a long-distance run.
2024-06-01Expanding to Another CountryTwo Israeli brokers stuck in an apartment project in a European country with a local partner want to jump into a villa project in another country. On over-diversification and the importance of focus.
2024-05-25Late Delivery and Cancelling the AgreementAn Israeli couple who bought a presale apartment abroad waited five years for construction that had not begun. A review of the agreement and the permit exposed a concealed delay and led to the refund of the money. Why a late-delivery mechanism matters.
2024-05-25Taking the RiskAn investor signed a preliminary agreement and paid a deposit on a plot in a tourist capital before checking building rights, and discovered a gap between the presentation and reality. A lesson on early due diligence and calculated risk.
2024-05-18More About Real Estate Marketers AbroadA chance encounter in a café abroad with an Israeli broker who builds a business plan for each property illustrates what sets a serious marketer apart. Which criteria to check before choosing a property marketer overseas.
2024-05-18Decisiveness Is the Name of the GameA story about a developer who changed the structure in every meeting, from phased construction to a joint company, and almost lost the contractor and the land he had held for twenty years. On decisiveness in negotiation and a combination deal.
2024-05-11Beware of Real Estate Marketers!Two webinars about investing in real estate abroad reveal a gap between a company presenting official data and a tax adviser, and a marketer promising exceptional benefits. How to spot an unprofessional marketer in advance.
2024-05-11What Happened to My Company?An Israeli company in Romania discovered its plot had been sold in enforcement proceedings, after a lawsuit by a management company controlled by the person who managed its affairs. The danger of a registered office and a power of attorney without supervision.
2024-05-04I Saw It. I Bought It.An Israeli family visiting an Israeli-run café in a village abroad bought a dilapidated country house on the spot, without a plan. A story about buying out of enthusiasm before checking renovation, financing and permits.
2024-05-04I Can't Stand by the Price I Gave YouA construction project abroad got stuck when the war in Ukraine sent raw material prices soaring and the contractor refused to honor the lump-sum price. Lessons on force majeure and unforeseen events in a construction agreement.
2024-04-27How We Caught the ForgeryAn Israeli buyer almost bought an apartment abroad with a forged title deed, after the broker objected to a due diligence check. The forgery was exposed thanks to a small detail on the back of the deed that only a professional eye spotted.
2024-04-27Endless DeliberationAn Israeli developer gave up on building after building abroad, including a student building near a European university, because he deliberated too much. A story about the line between caution and paralysis.
2024-04-20The Management Company Is Stealing From MeAn Israeli investor left a reliable management company for one that was half the price, and discovered inflated charges, rent not transferred on time and rental nights that were concealed. A story about choosing a property management company abroad.
2024-04-20White ElephantAn Israeli investor who became a developer converted a house abroad into six apartments using low-cost professionals chosen by the broker. The municipality refused an occupancy certificate because of missing parking spaces, and the building remained a white elephant.
2024-04-13They Are Not Yet Ready for a DealAn Israeli couple flew to buy an apartment abroad knowing nothing about the neighborhood, the population or the rental level. A story about enthusiasm that comes before market research, and the checks needed before a purchase.
2024-04-13That's the Building. That's the Price.An Israeli investor examined an abandoned building partly converted into a hotel, and an elderly seller refused to show work logs or negotiate. An orderly risk assessment led to the decision to walk away from the deal.
2024-04-06Just Sell the Apartment AlreadyAn Israeli who split an apartment abroad without registering it relied on a broker friend who promised an inflated price. A year of an empty apartment and three brokers teach the importance of knowing how to exit an investment even at a low profit.
2024-04-06The Tenant Who Ruined the DealAn Israeli developer wanted to convert an office building in a European capital into residential and invested in planning before signing. A tenant with a long lease refused to vacate, and the deal collapsed before it was even signed.
2024-03-30Beware, a Real Estate Scam Ahead!!A retired IDF officer invested his severance pay in houses abroad, with a promise of renovation and a ten percent return paid in advance checks. The renovation was not carried out and the contract committed to nothing.
2024-03-30It will be fine, we'll get a building permit…An Israeli developer abroad split the project into small stages to bypass a detailed planning process. The municipality caught on and demanded a kindergarten as a condition for continuing to issue permits.
2024-03-23Renovating an ApartmentAn Israeli who bought an apartment abroad asked to renovate it remotely. The budget he planned turned out to be about a third of the cost and the works took three times as long; the lesson: renovating in a foreign country requires realistic expectations.
2024-03-23Selling Without SecurityA veteran Israeli contractor who built a project abroad refused to give buyers security for their money, because everyone knows him. Sales stalled and two marketers were replaced, because buyers abroad demand security.
2024-03-16Real Estate and the Good LifeAn Israeli developer whose project abroad got stuck during Covid brought in an investor instead of a bank, in exchange for units and a lien on the land. When the relationship deteriorated, one candid conversation saved the partnership.
2024-03-16Group InvestmentAn Israeli investor in a group purchase of a residential building abroad urgently needed money for a relative's surgery. The exit mechanism is slow, and that is the risk of a group investment: it is hard to exit at any time.
2024-03-10Inheritance or Trouble?Two sisters inherited a building abroad from their father, but local law threatened to give a share to his second wife as well, contrary to the will. An opinion on Israeli law persuaded a local notary to ratify the will.
2024-03-10The Project ManagerIsraeli partners in a project to renovate and divide a building abroad lost their project manager in a road accident, after a year of delays. A story about finding a local replacement at a fair price.
2024-03-02The Apartment at the CasinoAn Israeli who ran up a debt of about two hundred thousand euros at a casino abroad asked, in the middle of the night, to sell his apartment. A calm negotiation led to a debt arrangement without a sale and to a decision to let a professional take the lead.
2024-03-02Which Comes First: The Financing or the Venture?An Israeli developer signed a preliminary agreement to buy a building in a European capital without secured financing. Israel's judicial overhaul and October 7 dried up the funding, and the deposits were forfeited.
2024-02-24The apartment is just an excuseAn Israeli who fell in love with a foreign city bought an apartment there in a project by an Israeli developer, and not for the return. A story about the motives behind buying an apartment abroad, where sometimes the property is mainly an excuse.
2024-02-24I thought we were friendsAn Israeli who befriended a local broker abroad transferred money to him under a loan agreement linked to a presale. A hidden clause said the loan would not be repaid if the developer forfeited the deposit, and the friendship proved costly.
2024-02-17What the father didAn Israeli father paid the full price for a building plot abroad, and his son discovered that the plot had not yet been parcelized and was not registered in his name. A story about an English-language contract signed without a local lawyer.
2024-02-17Years of neglectIsraeli investors who bought land abroad fifteen years ago discovered it had been sold in enforcement proceedings, after a debt claim by a company related to the manager. A story about a neglected investment and what was left in the file.
2024-02-10The parcelization that saved the dealOwners of a plot in Romania got stuck with a Turkish buyer who stalled with excuses. Instead of waiting, the plot was divided into lots for self-build and sold at a profit. A story about a parcelization that saved a deal.
2024-02-10Everything's fine, trust me...An Israeli who bought a rental apartment abroad without a lawyer discovered that a new law requires strengthening of old buildings and bans renting them until then. The risk was hidden in a disclaimer in the local language that he did not understand.
2024-02-07International real estate development under fireAn Israeli developer in Romania received a refusal from the city engineer and a demand to double the green areas, threatening the project's viability. In the midst of the war a new design was drawn up and approved.
2024-02-07International real estate - a pension for a secure futureAn Israeli about to buy an apartment abroad for his retirement discovered that the payment was meant to go to the attorney-in-fact's account and not to the seller. Refusal to verify the seller stopped the deal; the lesson: check where the money goes.
2024-02-07Money is the whole storyAn Israeli developer tried to buy the shell of a building from a local contractor in distress abroad, without equity. Banks and funds refused to finance it and the deal collapsed. A story about the gap between a developer's dream and financing.
2024-02-07The responsibility is on meAn Israeli buyer discovered before handover that the developer had added a floor to the building and changed his apartment, endangering the occupancy permit. Despite a recommendation to refuse, he took the apartment and assumed the risk himself.
2024-02-07Experience is the name of the gameAn Israeli developer asked to buy a boutique hotel in Zanzibar from a liquidator as a gift for his wife. The lease allowed the landowner to cancel it over a debt, and the offer was withdrawn before it became a trap.
2024-02-07Brokers are a “special breed”An older woman and her friend gave a broker in Eastern Europe a down payment on apartments without any checks. The war, apostille delays and the broker's pressure nearly sank the deal, which was signed on time.
2024-02-06You have to know how to choose partnersAn Israeli who raised money from family and friends for land abroad entrusted its management to a relative, without an agreement. The relative moved the land into his own control and profited from it, and the legal battle lasted five years.
2024-02-06A simple calculation?An Israeli buyer who was promised a double-digit return from an apartment abroad at a sales conference received about half of it. The presentation included appreciation and omitted taxes, and the contract made no commitment to any return.
2024-02-06Time = moneyAn Israeli investor who bought land abroad got stuck with a municipal engineer who refuses to advance a lawful plan, and was then offered a well-connected local architect, at a steep price. A story about the dilemma between time and money.
2024-02-06Investing in the heart of the partyA young couple invested their savings in a short-term rental apartment in a European city, and after handover discovered a dance club next to the building. Devastating reviews teach the lesson of visiting the property before signing.
2024-02-06Patience is the name of the gameIsraeli investors bought agricultural land abroad in the early 2000s and got stuck after the 2008 crisis. Selling it required three years of rezoning tax, extensions and reviving a dormant company.
2024-02-06You don't “run to an apartment”An Israeli who bought an apartment abroad through an Israeli broker, a former tour guide, saw the cost jump by half after the apartment was split. Poor management and a binding contract teach the need to check who you are working with.
2024-02-06Clients are a special breedIsraeli marketers who missed their sales targets with a developer abroad lost the discounted price on a package of apartments. A story about negotiations that collapsed through stubbornness, and about a client who refused to pay.
2024-02-06The cost of not listening to the adviserAn Israeli investor split an apartment abroad into two units without municipal approval, on a broker's advice. Years later the municipality, neighbors and management company sued him, and the neglected advice proved costly.
2024-02-06Clients are a special breedAn Israeli lawyer asked to buy a plot for a hotel on a lake shore abroad, and a site visit revealed it was far from the water. Due diligence exposed a suspicion of forged documents, and the deal was dropped.
2024-02-06How to play it rightA lawyer who bought an apartment in a quiet presale in a project abroad received, before handover, an offer to sell it for almost double, without completing the purchase. A story about a tempting offer that raises questions.
2024-02-06“Why do you keep asking more and more questions?” he asked me as we sat down to dinner at the end of the day...An Israeli developer planned a neighborhood of more than five hundred villas in a foreign country, with no green area, kindergarten or public buildings. A story about planning that ignores the needs of buyers, and about a change of course.
2024-02-06“I don't understand what they want from me. There are constantly payment surprises, when will I be able to profit...An Israeli investor bought an apartment abroad for one hundred thousand euros without a lawyer, and discovered a municipal tax debt and that the land was still registered to the seller. A story about saving on legal fees that became a series of surprises.
2024-02-06“We had savings. Not large. But understand, I'm an accountant, my husband has his own independent business,...An Israeli family bought a plot abroad based on a municipal information sheet that allowed construction, then discovered it had become a green area. A suit against the municipality produced building rights; the lesson: choose your own independent lawyer.
2024-02-06So you've bought, at a good hour, an apartment from a contractor abroad. You paid a down payment, and now you're waiting for construction to finish...An Israeli investor paid a fifty percent down payment to a contractor abroad, with no priority notice, notary or escrow account. The project collapsed and the plot was sold; the lesson: general advice is not legal accompaniment.
2024-02-06You don't choose familyTwo brothers who bought agricultural plots abroad through an equally owned company got stuck when one wanted to sell and the other objected. A story about equal partnership with no mechanism to resolve disputes.
2024-02-06It's not always all blackAn Israeli couple that bought an apartment abroad negotiated alone with the developer, but insisted on guarantees, payment terms, compensation for delay and construction defects. The result: a smooth handover with no surprises.
2024-02-06“We have to meet urgently.”An Israeli marketer with exclusivity on sales to Israelis in a project abroad discovered that the developer was selling to them directly. A face-to-face meeting showed that local business culture outweighs the contract.
2024-02-06We sat on the roof with a cup of coffee. We've known each other for over 20 years, since he married a childhood friend...An Israeli who bought four apartments in a luxury project abroad signed, without advice, a contract with no compensation for delay. The marketer's liability and a gap in local law led to a waiver of the balance and compensation.
2024-02-06“Do you have an interesting deal?” he asked as we were warming up at the start of training.An Israeli investor looking for a value-add deal in a foreign capital found a building whose works had stopped over an owners' dispute. The sellers withheld the work logs; the lesson: no full data, no deal.
2024-02-06“I don't understand why I can't sell the apartment!” he practically barked at me over the phone.An Israeli buyer in Romania registered the land attached to his apartment in the name of the broker, and when she disappeared he could not sell. Only an unusual court order solved it; the lesson: an irrevocable power of attorney up front.

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