The off-plan market rewards buyers who ask boring questions early. Before we put any project in front of a client, we run through the same checklist, regardless of how polished the brochure looks.
First, track record: how many projects has this developer actually delivered on this coast, on time, to the spec promised? A first-time developer isn't automatically a red flag, but it changes how much weight we put on the bank guarantee versus the sales pitch.
Second, the guarantee itself: is the staged payment protected by an aval bancario (bank guarantee) or an insurance policy, and is it in place from the first payment, not promised for later? We ask to see the actual document, not a summary of it.
Third, licensing: does the project have its building licence in hand, or is it selling against a licence still in process? This single fact changes the realistic completion timeline more than almost anything else in the brochure.
Fourth, the plot itself: is it fully owned by the developer, free of disputes, and correctly zoned for what's being built? This is a land registry check, not a sales conversation, and it's the one step buyers most often skip when they're excited about a render.
None of this is exotic due diligence. It's the same handful of checks, done consistently, on every project before we'll put our name behind it.