Where to buy property abroad — 2026 country comparison

Introduction

When buying property abroad, choosing the right country matters more than choosing the right apartment. The same €200,000 opens completely different doors in Batumi, on the Costa del Sol, or in Dubai. In one market, that budget gets you two rental apartments yielding 8–10% annually; in another, a 30 m² studio — but with a European residency permit attached.

Property markets worldwide continued their upward trajectory in 2025: Spain saw prices climb 15.3% year-on-year, Greece posted 7–8% growth, and markets outside the EU — Georgia, Turkey, the UAE — moved even faster [source: Eurostat HPI, Idealista, Global Property Guide]. Cross-border property transactions have been rising for three consecutive years, driven by buyers seeking not just a “house by the sea” but an investment vehicle, a Plan B residence, or a pathway to a second passport.

This guide is for buyers still deciding on a destination. Whether you’re a UK expat weighing post-Brexit options, an American investor diversifying internationally, or an EU citizen seeking better yields than your home market offers, you’ll find concrete numbers here — not vague generalisations. We compare 8 key markets across price per square metre, rental yields, taxes, residency pathways, and risks, so you can match a country to your goals and budget rather than the other way around. Budget range covered: from €30,000 (Georgia) to €500,000+ (Spain, UAE). Every figure is source-referenced.

Criteria for choosing a country

Before comparing specific markets, it helps to establish which parameters matter most. Here are the 7 key criteria we use throughout this guide.

1. Price per m² and entry threshold. The range is vast: from €800–1,200/m² in Georgia and Northern Cyprus to €2,500–5,000/m² in Spain and the UAE. The entry threshold is the minimum budget for a genuinely liquid asset — not a ruin in a remote village. In Georgia, that’s €30,000–45,000 for a studio in Batumi; in Spain, €80,000–120,000 on the coast.

2. Rental yield (gross). This measures what percentage of the property’s value you’ll receive in annual rent before expenses. In 2026, leaders include Georgia (7.4%), Istanbul (7.3%), and Dubai (6–7% for apartments) [source: Global Property Guide, Q1 2026].

3. Tax burden. Three stages to consider: purchase tax (from 0% in the UAE to 6–10% in Spain and Greece), annual ownership tax, and capital gains tax on sale. The total burden can consume anywhere from 3% to 15% of the property’s value.

4. Legal framework. Freehold (full ownership) isn’t available everywhere. In Thailand and Bali, foreigners cannot own land directly — only leasehold (25–30-year leases with extensions) or through a legal entity. The UAE offers freehold in designated zones. In most European markets, there are virtually no restrictions on foreign ownership.

5. Residency and citizenship through purchase. Following the closure of Spain’s Golden Visa (April 2025) and Portugal’s direct property route (2023), the main active programmes are Greece (from €250,000 for commercial conversions, €400,000–800,000 for residential), Turkey (citizenship for $400,000), and the UAE (Golden Visa). Georgia offers a residence permit for property valued at $150,000+ (from March 2026). For UK buyers post-Brexit, these programmes are particularly relevant since EU free movement no longer applies. For Americans, Turkey’s citizenship programme unlocks E-2 investor visa access to the US — a unique advantage.

6. Liquidity and growth prospects. How quickly can you resell, and what’s the medium-term trajectory? Spain, with 640,000+ transactions per year, is highly liquid. Northern Cyprus is a growth market but less liquid.

7. Quality of life, climate, infrastructure. If you’re buying for personal use rather than pure rental income, healthcare, transport, safety, and sunshine hours become critical factors.

Country comparison table

Below is a side-by-side comparison of key metrics for each market. Data current as of early 2026.

* Turkey’s price growth is stated in USD. In lira terms, figures are significantly higher due to inflation [source: TURKSTAT].

🇪🇸 Spain — VirtoProperty’s core market

Spain is the most mature and liquid market in this guide — and the perennial favourite for British buyers. In the first half of 2025, UK nationals accounted for 8% of all foreign property purchases in Spain, leading the international buyer rankings with approximately 11,900 transactions [source: Idealista, CurrencyTransfer]. The average price per square metre nationwide reached €2,517 in Q3 2025, while Madrid (€5,100/m²) and Barcelona (€4,700/m²) command significantly more [source: Idealista, INE]. Year-on-year growth hit 15.3% — the fastest since 2006. VirtoProperty lists 4,429 properties in Spain.

Important: Spain’s Golden Visa ended on 3 April 2025. Foreigners can still freely purchase property — ownership rights are unaffected — but buying no longer grants residency. Alternatives include the Digital Nomad Visa (requiring remote income of at least €2,763/month) and the Non-Lucrative Visa for retirees and those with passive income (from €2,400/month, no work permitted in Spain) [source: Global Citizen Solutions, Klevvera].

Gross rental yield stands at 5–7%, with Idealista reporting 6.9% in Q3 2025. Home sales in 2024 rose 9.7% to 640,401 transactions, and the first 8 months of 2025 added another 16.1% year-on-year [source: INE]. The most affordable coastal regions are Costa Blanca (Alicante province — from €1,200/m² in suburbs to €3,600/m² on the front line) and Andalusia, while the Balearic Islands (€4,523/m² average in Palma) are the priciest [source: Idealista, January 2025].

For UK buyers, Spain is just a 2.5-hour flight away. For Americans, strong dollar-to-euro rates in recent years have made Spanish property relatively attractive. Note that since April 2025, the UK’s non-domicile tax regime has been abolished — UK residents now pay UK tax on worldwide income, which may influence decisions about formalising a move abroad.

👉 Browse properties in Spain →

🇬🇷 Greece — Europe’s most flexible Golden Visa

Greece remains one of the few European markets with an active investment residency programme — particularly attractive for non-EU nationals (UK and US citizens) seeking Schengen-zone access. Since 2024, a three-tier system applies: €800,000 for Athens, Thessaloniki, Mykonos, and Santorini; €400,000 for other regions; and €250,000 for converting commercial property into residential use [source: Henley & Partners, Harvey Law Group].

Prices in Athens reached €2,462/m² in Q4 2025, but on islands and the mainland you can find properties from €1,000–1,500/m² — particularly in the Peloponnese and Epirus [source: Global Property Guide]. Tourism underpins demand: Greece generated €20.5 billion in tourism revenue in 2023, exceeding pre-pandemic levels by 12%. Rental yields in tourist zones reach 6–10%, while major cities see 4–6%.

Key nuance: since 2024, Golden Visa properties in Tier 1 and Tier 2 zones cannot be used for short-term rentals (Airbnb, Booking). Long-term letting is permitted. The path to citizenship runs through 7 years of continuous residence with tax residency, plus a Greek language exam [source: Elxis, Harvey Law Group].

American buyer participation in the Golden Visa programme surged 49% year-on-year by late 2025 [source: Morning Honey], reflecting growing US interest in European residency options. For British buyers, the Golden Visa restores the EU free-movement access lost after Brexit — a significant draw.

👉 Browse properties in Greece →

🇹🇷 Turkey — citizenship in 6 months for $400,000

Turkey is the only country in this guide offering full citizenship (not just residency) through property purchase. The minimum threshold is $400,000 — raised from $250,000 in 2022. The property must be held for at least 3 years, with payment routed through a Turkish bank [source: Legal 500, Global Citizen Solutions].

Property prices in Istanbul average around $1,500–1,600/m²; in Antalya, about $1,200/m² [source: TURKSTAT, Global Property Guide]. Dollar-denominated prices have risen 5–6x over the past decade as the lira devalued — but this same dynamic creates risk: when converting from lira, real yields may be lower than expected. All investment property transactions must be conducted in USD via Turkish banks — a programme requirement since 2022. Gross rental yield in Istanbul runs at 7.3% [source: Global Property Guide, 2025].

The process takes 3–6 months from application to passport. Family included: spouse and children under 18 receive citizenship alongside the investor. The Turkish passport provides visa-free access to 120+ countries and — crucially for Americans — eligibility for the US E-2 Investor Visa, a pathway unavailable to citizens of many other nations. Since 2026, property valuations are conducted exclusively by GEDAŞ, a subsidiary of the state housing agency TOKİ, eliminating inflated appraisals [source: SimplyTR, Legal 500].

Top cities for investment: Istanbul (73% of foreign buyer transactions), Antalya, and Ankara. Any property type qualifies — residential, commercial, or land — and multiple properties can be combined to meet the threshold.

👉 Browse properties in Turkey →

🇨🇾 Northern Cyprus — affordable Mediterranean growth

Northern Cyprus is one of the most affordable Mediterranean markets. Average prices run at €900–1,200/m², which is 25–40% below Southern Cyprus or mainland Turkey [source: Investropa]. Key locations include Kyrenia (Girne), Iskele (Long Beach), and Famagusta.

The market grew 15% in the first half of 2025, though the second half saw stabilisation after several years of rapid appreciation [source: Carrington Group, Kairos Cyprus]. Rental yields range from 5–8% for apartments, peaking during tourist season. VirtoProperty lists 207 properties in Northern Cyprus.

British and German buyers are among the most active international purchasers, drawn by 320 days of sunshine, English widely spoken, and prices a fraction of comparable Southern European locations. Over 20 international universities create consistent year-round rental demand in Famagusta. Infrastructure development — marinas, golf resorts, Ercan airport expansion — is accelerating.

Risks to weigh carefully: The unrecognised political status of the TRNC, complex title deed types (independent legal verification is essential), and foreign buyer restrictions (maximum 3 apartments or 2 villas in a complex, as of May 2025). Transactions are typically denominated in British pounds or euros, but day-to-day costs are tied to the Turkish lira, affecting net yields. Total additional costs at purchase run 15–20% of the property value — including 6–12% conveyance tax for foreigners, stamp duty, and legal fees [source: Investropa, Carrington Group].

👉 Browse properties in Northern Cyprus →

🇬🇪 Georgia — low entry, high yield

Georgia leads this guide on price-to-yield ratio. Average new-build prices in Batumi stand at approximately $1,230/m², and in Tbilisi at $1,320/m² (end of 2025) [source: Galt & Taggart, Geostat]. Minimum entry budget: €30,000–45,000 for an off-plan studio.

Average gross rental yield nationwide is 7.42% (Q1 2026), reaching 8.5% in Tbilisi [source: Global Property Guide]. However, analysts note a declining trend: from 10% at end-2023, to 8.8% in 2024, to 7.4% in 2025 [source: Galt & Taggart]. The cause: price growth is outpacing rental rate increases.

From 1 March 2026, the minimum threshold for a residence permit was raised from $100,000 to $150,000 (market valuation, not contract price) [source: Realting]. Purchase tax is 0%, and rental income tax is just 5% for registered individuals. Batumi’s market recorded 17,478 transactions in 2025 (+15% vs 2024), with total volume exceeding $1.3 billion [source: Galt & Taggart].

A notable development: for the first time in several years, the secondary market overtook the primary market in transaction volume (9,500 vs 8,000), signalling market maturation and genuine resale liquidity. Property registration uses a blockchain-based Public Registry, minimising fraud risk.

Among upcoming developments: Batumi International Airport expansion, the Gonio Marina complex by Eagle Hills, and Cube Tower (260m — Georgia’s tallest building). Mortgages for foreigners are available but on strict terms: 40–50% down payment, 10–14% annual rates [source: Globihome]. Most international buyers purchase off-plan for cash, capturing a 15–20% discount versus completed units.

For UK and US buyers, Georgia offers a remarkably frictionless purchase process — no restrictions on foreign ownership, minimal bureaucracy, and a business-friendly tax environment (ranked 7th globally for ease of doing business until the index was discontinued).

👉 Browse properties in Georgia →

🇹🇭🇮🇩 Thailand and Bali — resort rentals with ownership limits

Thailand and Bali attract buyers with high short-term rental yields: 6–10% on Bali and 5–7% in Phuket and Koh Samui. But there’s a fundamental constraint: foreigners cannot own land directly. The primary structures are leasehold (25–30-year leases with extension options) or purchase through a local entity.

In Thailand, foreigners can buy a condominium outright (freehold) provided the foreign ownership quota in the building doesn’t exceed 49%. This is the simplest and most secure route. On Bali, the market centres on leasehold villas — budget from €60,000–80,000 for basic units, €150,000–200,000 for a villa with pool. An alternative is purchasing through a PT PMA (Indonesian company with foreign capital), which adds ongoing entity maintenance costs.

Price growth runs at 5–8% annually in established locations (Seminyak, Canggu on Bali; Phuket, Koh Samui in Thailand). Key risks include legal complexity (mandatory local notary and title due diligence on Bali), dependence on tourist flows (the 2020–2021 pandemic crashed rental income by 50–60%), and infrastructure limitations.

For residency, Thailand offers the Thailand Elite visa (from 600,000 THB ≈ €15,000 for 5 years) and the LTR Visa for wealthy retirees and remote workers — but neither is tied to property purchase. Indonesia has no comparable programme. Both countries are popular with British retirees and American digital nomads, but the ownership structures require careful legal guidance.

👉 Browse properties in Thailand → | Properties in Indonesia →

🇦🇪 UAE — zero taxes, but high entry

Dubai is among the world’s most dynamic property markets. Average residential values stand at approximately AED 1,689/sq ft ($4,600–5,000/m²), with prices rising 12–16% in 2025 [source: REIDIN, ValuStrat]. Transaction volume exceeded 200,000 sales, and Dubai’s population reached 4.03 million [source: Springfield Properties].

Key advantages: 0% income tax on rental earnings and capital gains, freehold ownership for foreigners in 60+ designated zones, Golden Visa (from AED 2 million ≈ $545,000 for a 10-year residence permit), and gross apartment yields of 6–7% — reaching 7–8% in areas like JVC and Al Furjan [source: REIDIN, Engel & Völkers, GuestReady].

However, the picture deserves nuance. Around 120,000 new units are scheduled for handover in 2026, which Fitch Ratings forecasts will pressure both prices and rents. Cushman & Wakefield Core projects price growth moderating to 5–8% annually — down from 12–22% in 2024–2025 [source: The National UAE]. Cash buyers dominate: Knight Frank estimates 86% of Dubai transactions are conducted without mortgages [source: Knight Frank], indicating a specific buyer profile skewed toward wealthy investors.

Additional purchase costs run approximately 7–8% (4% DLD registration fee + agent commission + processing). Service charges — AED 10–30 per sq ft annually depending on the development — can significantly reduce net yields. The market is cyclical: previous cycles (2008–2011, 2014–2020) saw corrections of 20–30%.

For Americans, the UAE offers no FATCA reporting advantages (US citizens are taxed on worldwide income regardless), but the lifestyle and connectivity appeal strongly. For UK buyers, the absence of capital gains tax and income tax on rentals makes Dubai attractive, particularly given the UK’s tightening of non-dom rules since April 2025.

👉 Browse properties in the UAE →

👉 Luxury properties abroad →

🇵🇹 Portugal — mature market, no housing Golden Visa

Portugal removed direct residential property investment as a Golden Visa pathway back in 2023. Alternative routes remain: investment funds (from €500,000), donations to arts and culture (from €250,000, reduced to €200,000 in low-density areas), and scientific research contributions. The visa grants a 5-year residence permit with minimal presence requirements — just 7 days per year — and a path to citizenship after 5 years, making it one of Europe’s least demanding programmes in terms of physical presence.

The property market continues to grow. Average prices in Lisbon reached approximately €5,995/m² in Q4 2025, while the Algarve varies widely from €2,000 to €5,000/m² depending on proximity to the coast [source: Global Property Guide]. Property investment in Portugal hit a record €3.9 billion in 2025. Rental yields run at 4–6%, with price growth of 5–7% annually.

Portugal remains hugely attractive for lifestyle buyers — 300+ sunny days in the south, consistently ranked among Europe’s safest countries (Global Peace Index), and a thriving expat community especially in the Algarve, Lisbon, and Porto. British buyers accounted for roughly 11% of luxury market sales in early 2025, and growing numbers of Americans are choosing Lagos and the western Algarve [source: CurrencyTransfer, Your Overseas Home].

However, if your primary goal is residency through a straightforward property purchase, Portugal is no longer the answer — look to Greece or Turkey instead.

👉 Browse properties in Portugal →

Top 5 countries for lifestyle

If your priority is quality of life — climate, healthcare, safety, and daily comfort — here’s our ranking.

1. Spain. 300+ days of sunshine, a world-class healthcare system (WHO top-10), over 5,000 km of Mediterranean coastline, and excellent air connectivity. Cost of living (excluding rent): approximately €900–1,200/month on the coast; higher in Madrid and Barcelona. A large British expat community is well established on the Costa Blanca and Costa del Sol, and the American presence is growing in Barcelona and Madrid. Just 2.5 hours from London by air [source: Numbeo].

2. Portugal. Mild Atlantic climate, outstanding safety (3rd in Europe on the Global Peace Index), a vibrant expat scene, exceptional cuisine, and some of Europe’s finest beaches. Cost of living: €800–1,100/month. Lisbon and Porto are dynamic cities with a growing tech industry attracting remote workers. Americans are increasingly choosing the Algarve — Lagos in particular has become a notable US expat hub.

3. Greece. Island life, a dry Mediterranean climate, welcoming culture, and costs 15–20% below Spain. Medical infrastructure is weaker than Spain or Portugal but adequate, especially in Athens and Thessaloniki. The diversity is remarkable: from the mainland to 227 inhabited islands, each with its own character.

4. Thailand. Year-round tropical climate, cost of living from $800–1,000/month (among the lowest in this guide), and world-class private healthcare — Bangkok is a global leader in medical tourism. The trade-offs: language barrier, visa complexity for long-term stays, and significant cultural adjustment.

5. Georgia. Affordable living (from $600–800/month in Tbilisi), a famously welcoming culture, and a vibrant food and wine scene that punches far above its weight. Batumi offers the seaside; Tbilisi delivers a cosmopolitan city experience with European-style cafés and nightlife. Drawbacks: infrastructure still developing, geopolitical uncertainty, and cold Tbilisi winters.

Top 5 countries for investment

If your primary objective is maximising rental income and capital appreciation, priorities shift.

1. Georgia. The highest yield in this guide (7–9% gross), the lowest entry threshold (from €30,000), and zero purchase tax. Batumi’s market grew 15% by transaction volume in 2025. The declining yield trend (from 10% in 2023) warrants monitoring, but the fundamentals remain strong.

2. Turkey. Strong yields (5–7%), the bonus of citizenship, and a growing market. Currency risk is real, however: transactions are denominated in dollars, but operating costs run in lira. For investors comfortable with emerging-market dynamics, the risk-reward balance is compelling.

3. Northern Cyprus. Yields of 5–8%, annual price growth of 8–15% in prime locations, and accessible entry (from €70,000). The market stabilisation in 2025 represents a strategic entry point with room for further appreciation.

4. Spain. Stable price growth (+12–15% in 2025), exceptional liquidity, and a transparent legal system. Yields are lower (5–7%), but reliability compensates. The sheer volume of transactions — over 640,000 per year — means exit strategies are straightforward.

5. Bali. Resort rental yields of 6–10%, but leasehold risks and seasonal dependency. Best suited to buyers willing to actively manage their property or engage professional management.

Top 5 affordable markets

For buyers looking to start with a budget under €100,000.

1. Georgia (from €30,000). Off-plan studios in Batumi offer the lowest entry point. Completed units with finishes start from €45,000–55,000.

2. Turkey (from €50,000). Apartments in Antalya and Mersin. Istanbul requires a higher budget — from €100,000 for a liquid asset.

3. Northern Cyprus (from €70,000). Studios and 1+1 apartments in Iskele and Famagusta. Off-plan purchases offer 15–20% discounts.

4. Bali (from €60,000). Leasehold villas and apartments. Completed units with pools start from €150,000.

5. Greece — islands (from €60,000). On smaller islands with populations under 3,100, properties start from €60,000–80,000, and the Golden Visa threshold is €400,000 (not €800,000).

👉 Browse all affordable properties → — 922 listings in catalogue

How to choose a country by goal

There’s no universally “best country.” There’s a best country for your specific objectives.

Goal: rental income

If maximising yield is the priority, focus on Georgia (7–9%), Northern Cyprus (5–8%), and Bali (6–10%). Georgia leads on net returns thanks to zero purchase taxes and a low entry cost. Bali delivers high seasonal yields but requires active management and carries leasehold risk.

Goal: residency or citizenship

If you need a second document — particularly valuable for UK citizens post-Brexit and Americans seeking global mobility — consider Greece (Schengen-zone residency from €250,000), Turkey (full citizenship for $400,000), and the UAE (Golden Visa from ~$545,000). Greece provides Schengen access and a path to citizenship after 7 years. Turkey’s passport is the fastest (6–8 months) and uniquely unlocks E-2 visa access to the United States.

Goal: personal use (a home by the sea, relocation)

Spain leads on quality of life, infrastructure, and range of options — and it’s the top destination for British buyers for good reason. Thailand suits those seeking a tropical lifestyle at low cost. Greece offers a middle ground: European standards, lower prices, and island romance.

Goal: minimum budget

Georgia (from €30,000) and Turkey (from €50,000) are the only markets where you can begin investing with under €50,000 and acquire a genuine asset — not just a share in a fund.

Goal: security and capital preservation

Spain and Portugal — mature markets with transparent legal frameworks, predictable growth, and deep liquidity. Lower yields, but minimal risk. For UK buyers concerned about preserving purchasing power post-Brexit, euro-denominated property in stable Eurozone markets offers a natural hedge.

FAQ

Which country has the cheapest property?

Georgia — from €30,000 for a studio in Batumi. Turkey — from €50,000 for an apartment in Antalya. Northern Cyprus — from €70,000 for an apartment in Iskele. These are real prices for liquid, investable assets.

Where are rental yields highest?

Georgia at 7–9% (gross), Bali at 6–10% (gross, short-term seasonal rental), Northern Cyprus at 5–8%. Bear in mind that gross yield doesn’t account for management costs, vacancy, and taxes — net yield is typically 1.5–3% lower.

Which countries offer residency or citizenship through property purchase?

Which country is best for first-time international buyers?

Spain and Georgia. Spain for those with a budget above €100,000 who prioritise transaction security and a deep, transparent market. Georgia for those wanting to test international property investment with minimal risk and budget. In both countries, the buying process for foreigners is straightforward and well-established.

Can I buy property remotely?

Yes, in most countries this is possible via Power of Attorney. The process is especially streamlined in Turkey, the UAE, and Georgia, where procedures for foreign purchasers are highly optimised. Many UK and US buyers complete transactions without visiting the country until after completion.

👉 Learn more about buying online →

Conclusion

There’s no perfect country for buying property abroad — there’s a country that’s perfect for your goals, budget, and risk tolerance. Each market offers its own combination of advantages and trade-offs.

If you’re seeking stability and quality of life — Spain and Portugal. Maximum yield at a low entry point — Georgia and Northern Cyprus. A second citizenship in the shortest timeframe — Turkey. Schengen-zone residency in Europe — Greece. Tax optimisation and freehold ownership — the UAE. Resort-style rentals in the tropics — Thailand and Bali.

Step one isn’t choosing a property — it’s choosing a country. Define your budget, your goal (income, residency, personal use, or capital preservation), and your investment horizon. The right country will follow. Step two: look at real listings and compare specific properties.

On timing

One of the most common questions we hear: “Is it too late to buy?” Spain and the UAE grew 12–16% last year, and it can feel like the peak has passed. But history shows: those who waited for a “correction” in Spain from 2021 onwards have missed 40–50% of price growth since then. Meanwhile, Northern Cyprus and Georgia are in a stabilisation phase after rapid growth — and analysts consider this an attractive entry window with sensible prices and room for continued appreciation.

Remember: property is a long-term asset. On a 5–10-year horizon, whether you buy today or in six months barely moves the needle. What matters far more is choosing the right country, location, and property type.

How VirtoProperty can help

Our catalogue features over 5,000 properties across 8 countries. You can filter by country, budget, property type, and purchase goal. Every listing includes photos, descriptions, and potential yield calculations. If you haven’t decided on a destination yet, request a free consultation — our specialists will help narrow your options based on your specific objectives.

👉 Browse full catalogue → | 👉 Contact us →

Read also:

• Investing in overseas property
• Mortgage in Spain
• How to buy property abroad: step-by-step guide