plot-analysis
ResearchComprehensive Polish plot evaluation with full due diligence (~20-30 min). Use when user wants deep analysis of a property listing after initial triage, or needs complete risk assessment for a finalist plot.
How to use this skill
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Plot Analysis: $ARGUMENTS
Comprehensive evaluation for 2-3 finalist plots before site visits.
Critical Requirements
- Every fact must cite source: [Listing], [KW: number Dział X], [Geoportal], [KB: filename:line]
- No hallucinated data - if unavailable, state "NOT VERIFIED"
- Complete cost projection including hidden costs
- Risk assessment across all categories
Workflow Overview
Phase 1: Data Extraction
Fetch listing and load regional benchmarks from KB files.
Key files:
findings/home-building-poland/finding-building-plot-poland-guide.md(lines 337-347: price benchmarks, 161-168: utility costs)findings/home-building-poland/research-building-house-vs-buying-flat-poland-krakow.md(lines 13-21: construction costs, 131: hidden costs)
See data-extraction.md for detailed extraction checklist.
Phase 2: Legal & Zoning
Verify KW (Księga Wieczysta) sections I-IV and MPZP status.
Critical checks:
- Dział II: ownership clarity
- Dział III: easements (służebności)
- Dział IV: mortgages (hipoteki transfer with property!)
- MPZP: MN = good, R/ZL = bad
See legal-zoning.md for KW analysis guide and MPZP symbols.
Phase 3: Infrastructure & Costs
Calculate true total cost including utilities, construction, hidden costs.
Cost formula:
Land + tax (2%) + notary (~2k)
+ Utilities (0-50k+ depending on status)
+ Construction (120m² × 5,875 PLN/m² = ~705k)
+ Hidden costs (25-40% = ~211k)
= Total ~900k-1,100k PLN
See infrastructure-costs.md for detailed projections.
Phase 4: Risk Assessment
Evaluate 4 risk categories: Environmental, Financial, Legal, Technical.
Auto-reject conditions:
- ❌ Flood zone (Geoportal check)
- ❌ Non-asphalt road
- ❌ Plot <1000m² or >1500m²
- ❌ KW Dział IV mortgages without resolution
See risk-assessment.md for full risk matrix.
Phase 5: Personal Fit
Evaluate against personal criteria: transport, woods proximity, buildability.
Must-haves:
- No flood zones
- Asphalt road
- 1000-1500m² plot
- Good transport to Kraków
See personal-fit.md for transport ratings and scoring.
Output Format
Use template in output-templates.md for final report structure.
Verdict options: STRONG BUY / CONDITIONAL BUY / PASS
Verification Checklist
Before submitting:
- All price claims cite KB benchmarks?
- KW sections (I-IV) all addressed?
- Utilities cost uses KB ranges (161-168)?
- Hidden costs 25-40% applied?
- Flood zone checked?
- Road type verified (asphalt required)?
- Plot size 1000-1500m² confirmed?
- Transport rating from KB?
- All must-haves PASS before recommending?
- No hallucinated data?