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For the first exchange, ask sellers to state how the floor area was determined and what period the quoted local charges cover. Those details are often more useful than a polished description. With a representative, I would not arrange a viewing until it is clear they are actually authorised to...

There’s also a currency-matching advantage because the price, rent and likely expenses are all stated in euros. That does not solve financing risk, but it keeps this particular model from needing an exchange-rate assumption.