Investing in real estate abroad — 2026 guide

Introduction

The overseas real estate market is experiencing an active recovery phase in 2026. According to CBRE, investment in European commercial and residential property totalled €244.5 billion for the whole of 2025, with transaction volumes in the fourth quarter alone reaching €88.3 billion — a 17% year-on-year increase. The residential sector has become the largest asset class in Europe, overtaking offices and logistics.

At the same time, according to the Knight Frank Wealth Report 2025, around half of family offices worldwide plan to increase the share of real estate in their portfolios over the next 18 months. All leading G20 economies are falling short of their housing construction targets, creating a persistent supply deficit. All of this is pushing both prices and rental rates upward.

For international investors, purchasing property abroad is more than just a capital investment. It is also diversification into hard currency, access to residency in the European Union or another jurisdiction, passive income in euros or dollars, and a “plan B” for unforeseen circumstances.

We wrote this guide for three categories of readers: first-time investors with capital starting from €50,000 who are taking their first steps; experienced investors expanding their portfolio abroad; and those buying property for a residence permit, relocation or housing for children during their studies.

Inside you will find specific yield figures, tax rates, entry thresholds by country and a step-by-step buying plan. No vague generalities — only data, sources and practical recommendations.

1. Why invest in real estate abroad

Buying property overseas has long ceased to be a privilege of the ultra-wealthy. Today the entry threshold starts at €50,000–70,000 (a studio on the Turkish coast or an apartment in Georgia), while a budget of €150,000–200,000 opens up liquid markets in Spain, Greece and Cyprus. Here are six key reasons why investors choose overseas real estate.

1.1. Portfolio diversification

The classic rule — don’t keep all your eggs in one basket — is especially relevant for those whose assets are denominated in a single currency and tied to a single economy. Overseas property is a physical asset in another jurisdiction with its own legal framework, currency regime and economic cycle. Even if your home market is declining, a property in Spain or Greece may be appreciating and generating rental income.

1.2. Currency hedge

Property in the eurozone is an asset denominated in euros. For investors from countries with softer currencies, this acts as a natural hedge: even if rental yield is a modest 4–5% per annum, appreciation of the euro against the home currency can add another 5–15% to the total return. The same logic applies to dollar-denominated jurisdictions: the UAE (the dirham is pegged to the dollar), Georgia (assets are often priced in USD).

1.3. Passive rental income

Rental yield is one of the main motivations for buying. Here are the current figures for key destinations:

• Spain: average gross yield of 5.4–7% depending on the city. Barcelona averages 7.2%, Valencia 6.1%, Madrid 5.0%, the Costa del Sol coast 5–7%.
• Greece: national average of 4.4%, in Athens 4–6%, on the islands of Crete and Rhodes up to 7%+ in the high season.
• Georgia: one of the highest yields — 7.4% on average, Tbilisi around 7.5%.
• UAE (Dubai): average 5.5%, apartments in Dubai up to 6.7%.
• Thailand (Phuket, Pattaya): 5–8% according to local operators, but it is important to factor in restrictions on land ownership by foreigners.

It is important to distinguish between gross and net yield. Net yield is typically 1.5–2 percentage points lower due to taxes, management fees and vacancy.

1.4. Capital appreciation

In addition to rental income, investors earn from the rising value of the property itself. Recent examples are telling: house prices in Spain rose 15.4% year-on-year to Q3 2025 — a record high. In Athens, the price per square metre in some districts has increased by 30–42% over the last three years. Dubai posted a 12.9% rise in its residential price index for 2025, although Knight Frank analysts forecast a slowdown to 3–5% in 2026.

Past performance does not guarantee future returns. But the long-term trend is clear: amid a chronic housing deficit (Europe is short of 9.6 million homes according to CBRE) and population growth, prices for quality property in good locations will continue to rise.

1.5. Bonuses: residence permits, citizenship, tax advantages

Many countries offer residence permits in exchange for property investment:

• Greece: Golden Visa from €250,000 (in certain regions) to €800,000 (in premium zones of Athens) — EU residence permit
• Cyprus: residence permit programme with purchases from €300,000
• Turkey: citizenship with purchases from $400,000
• UAE: resident visa with purchases from AED 750,000 (~$204,000)
• Spain: Golden Visa was suspended in 2025
• Georgia: residence permit with purchases from $100,000
• Portugal: Golden Visa no longer covers direct property purchases, but is available through investment funds

These programmes change frequently. Always verify the current conditions before making a decision.

1.6. Personal use: holidays, “plan B”, housing for children

Finally, overseas property is not just about good returns — it is also a cosy home on the coast for your holidays. Or an apartment in the city where your child studies. Or simply a place you can relocate to if circumstances change. Combining personal use with renting the property out the rest of the time is one of the most popular strategies among the buyers we work with.

2. Types of overseas real estate investment

Before choosing a country, decide on your strategy. Each type of investment has its own entry threshold, yield level, risk profile and management requirements. In this section we examine the main options.

2.1. Residential property for rental

Renting out residential property is the most common option for private investors. Within this category there are two fundamentally different approaches.

Long-term rental (contracts of 12 months or more) provides stable monthly income, minimal management costs and low wear and tear. Yields are more modest: 3–5% net in most European capitals. However, vacancy is minimal and the property can be managed remotely through an agent.

Short-term rental (nightly, Airbnb format) is a potentially more profitable strategy, especially in tourist locations. On the Costa del Sol, in Athens or in Phuket, a quality property can yield 6–10% gross in the high season. But there is a flip side: seasonality, more active management, cleaning costs and regulatory restrictions (Spain and several other countries are tightening short-term rental licensing).

📖 More on rental strategies in our guide: How to rent out property in Spain

2.2. Commercial property

Offices, retail spaces, parking lots, restaurant premises or warehouses — all of these are commercial property. The entry threshold is higher (typically from €200,000–300,000), but lease contracts are longer: 5–10 years with indexation. Gross yields for commercial property in Europe are 5–8%, depending on the asset class and location.

The main risk is that it is harder to find a tenant, and when the property is vacant, costs (property tax, utilities, maintenance) fall entirely on the owner.

2.3. Off-plan (from the developer)

Buying at the construction stage offers the opportunity to acquire a property 10–25% below the market price at the time of completion. Developers often offer instalment plans: 20–40% at booking, with the remainder spread across construction stages or payable on handover, which reduces the upfront financial burden.

Risks include: construction delays (in the UAE, the developer can legally delay handover by up to 12 months), differences between the finished property and the presentation, and a decline in market prices by the time of completion. Choosing a reliable developer is a critically important factor.

🔗 New builds abroad on VirtoProperty

2.4. Flipping

The strategy of “buy, renovate, sell at a profit” works in markets with strong price growth and available housing stock for renovation. Profit potential ranges from 15–30% per deal, but carries certain risks: unforeseen renovation costs, extended timescales and difficulties with resale. For foreign investors, this strategy requires a local partner or personal experience.

2.5. Apart-hotel units (guaranteed income)

A relatively new format gaining popularity: you buy a room or unit in an apart-hotel, and the management company rents it out to tourists and pays you a fixed or floating percentage — typically 5–7% per annum. You don’t deal with finding guests or maintenance. Downsides include: limited control over the property, dependence on the operator, and sometimes difficulties with resale.

Comparison table of investment types

Which type to choose? It depends on your budget, willingness to be involved in management and investment horizon. If you are just starting out and want minimal hassle, consider long-term residential rental or an apart-hotel unit with guaranteed income. If you are ready for active management and want to maximise returns, short-term rental in a tourist zone or off-plan purchase with resale after completion may suit you.

💡 Not sure where to start? Browse current listings on VirtoProperty — we have curated properties for different strategies and budgets.

3. Top countries for investment — comparison

This is where it gets interesting: an overview of eight destinations most frequently chosen by international investors. The order of countries reflects our clients’ priorities and market maturity. For each country we provide key figures with sources — so you can make decisions based on data, not marketing promises.

🇪🇸 Spain — the primary market for investors in Europe

Spain is the largest overseas property market for international buyers and VirtoProperty’s flagship destination. House prices rose 15.4% year-on-year to Q3 2025 (average of €2,517/m²), breaking historical records. Growth is underpinned by fundamentals: a deficit of around 500,000 housing units, a 46% decline in new construction volumes from peak levels, and unemployment falling to 11.7% — a low not seen since 2008 [sources: Idealista, Global Property Guide, INE].

Average gross rental yield stands at 5.4% nationwide (Q3 2025), ranging from 4.7% in Malaga to 7.2% in Barcelona and 6.1% in Valencia [source: Global Property Guide]. Net yield for non-residents is approximately 3–4% after taxes and management costs.

What you need to know: Spain’s Golden Visa was abolished in April 2025. However, alternative pathways to legal residency exist: the digital nomad visa (over 10,500 visas issued by May 2025), the non-lucrative visa and others. There is also a proposal under discussion (but not yet adopted) for a 100% stamp duty surcharge for non-EU buyers — watch for updates.

🔗 4,429 properties in Spain on VirtoProperty →

🇬🇷 Greece — Golden Visa and resort potential

Greece remains one of the most affordable markets in the EU: the average price per square metre in Athens is €1,485, making the country the fourth most affordable in Europe. Average rental yield is 4.4% (Q4 2025), but on the islands (Crete, Rhodes, Mykonos) it can exceed 7% in the high season [source: Global Property Guide].

The Golden Visa programme remains active: thresholds range from €250,000 in the regions to €800,000 in premium zones of Athens. In 2024, the programme attracted over €2.5 billion in investment. The economy is growing: GDP is forecast at 2.1% in 2025 and 2.3% in 2026 — above the eurozone average [source: EC / IMF forecasts].

What you need to know: since January 2025, short-term rentals (Airbnb) have been banned in several central districts of Athens, with fines starting at €20,000. Property transfer tax is 3.09%. Capital gains tax has been suspended until the end of 2026.

🔗 Properties in Greece on VirtoProperty →

🇹🇷 Turkey — affordable entry, but beware of inflation

Turkey attracts investors with its low entry threshold: the average price is around $1,000–1,100/m² nationally, from $1,500/m² in Istanbul [source: TURKSTAT / Global Property Guide, Q2 2025]. The citizenship-by-investment programme with purchases from $400,000 remains one of the most popular in the world.

⚠️ Critical caveat: nominal price growth of 31–33% (2025) is almost entirely offset by inflation (~33% CPI). In real terms (inflation-adjusted), Turkish house prices declined for 19 consecutive months — approximately −1% per year in real values [source: TURKSTAT / CBRT Residential Property Price Index]. For foreign investors buying in dollars, the situation is somewhat better: in dollar terms, prices show moderate growth thanks to lira depreciation. However, this means high volatility and unpredictable real returns.

The Central Bank of Turkey cut its key rate to 38% in December 2025, with a further reduction to ~25% expected by the end of 2026 [source: CBRT]. Currency fluctuations, regulatory risks and inflation are important factors to consider.

🔗 699 properties in Turkey on VirtoProperty →

🇨🇾 Northern Cyprus — fast-growing but with caveats

Northern Cyprus is one of the most affordable Mediterranean destinations: prices average $900–1,200/m² (as of September 2025), which is 2–3 times lower than the southern part of the island [source: market aggregators, Investropa]. Key locations include Kyrenia (the most developed market, premium prices), Iskele (highest growth potential) and Famagusta (demand from universities).

Rental yields: 5–7% for long-term rentals, 7–10% for holiday rentals in coastal zones. Price growth: 8–12% per annum in key locations during 2024–2025 [source: Carrington Group, 2026].

What you need to know: Northern Cyprus’s legal status creates specific risks — non-recognition by the international community, complexities with title deeds (freehold or exchange titles are preferred), and the need for Council of Ministers approval for purchases (3–8 months). Transactions are denominated in GBP or EUR, but day-to-day expenses depend on the Turkish lira exchange rate. Resale liquidity is lower than in Spain or Greece.

🔗 207 properties in Northern Cyprus →

🇬🇪 Georgia — low entry threshold, high yields

Georgia offers some of the best yield figures: average gross rental yield is 7.4% nationally, around 7.5% in Tbilisi. Entry threshold is from $50,000–70,000 for an apartment in Batumi, from $80,000–100,000 in Tbilisi. Purchasing property worth over $100,000 entitles you to a residence permit [source: Global Property Guide, Q1 2026].

Georgia attracts with its liberal tax regime: income tax is 20% (flat), but preferential regimes exist for small businesses. No visa is required for citizens of most countries — you can stay for up to 364 days per year.

What you need to know: the market is small and young. Primary demand comes from expats and freelancers; if this flow decreases, yields and prices may correct. Apartments in Tbilisi are often sold without finishing. Batumi is a popular resort town with pronounced seasonality.

🔗 Properties in Georgia on VirtoProperty →

🇹🇭 Thailand and 🇮🇩 Bali — resort rentals with restrictions

Thailand (primarily Phuket) is one of the leaders in rental yield in the resort segment: 5–7% net for condominiums, 6–10% for villas with proper management. Prices start from $3,200/m² in Phuket, with entry from ~$100,000 for a studio in a condominium [sources: Phuket agencies, CBRE Thailand, Tranio, FazWaz].

In Bali (Indonesia), net rental yields can reach 8–12% for villas, but the ownership format is exclusively leasehold (land lease for 25–30 years with renewal rights). Prices are growing 15–20% per year in popular locations, although liquidity is limited [source: Bali market data].

What you need to know: in Thailand, foreigners cannot own land directly. Condominiums are the only freehold format (up to 49% foreign quota per project). Villas are sold via leasehold (30 years + renewal) or through a Thai company structure (risks — tighter enforcement since 2024). Thai banks do not lend to foreigners. In Bali only leasehold is available; nominee ownership through locals is illegal and risky.

🔗 Properties in Thailand | Properties in Indonesia →

🇦🇪 UAE (Dubai) — 0% tax, but not without risks

Dubai is one of the most discussed markets today: 0% tax on rental income, freehold ownership for foreigners, resident visa with purchases from AED 750,000 (~$204,000). Average gross yield is 5.5% nationally, up to 6.7% for apartments in Dubai. Price growth was 12.9% in 2025, although analysts forecast a slowdown to 3–5% in 2026 [sources: Knight Frank, Cushman & Wakefield Core, Global Property Guide Q4 2025, REIDIN].

Pros: no income or capital gains tax, straightforward registration process, developed infrastructure, the dirham is pegged to the dollar (exchange rate stability).

Risks to keep in mind: the market is historically volatile (strong growth cycles alternate with corrections); economic dependence on external factors (oil prices, geopolitics, global capital flows); developers can legally delay handover by up to 12 months; new builds are significantly more expensive than resale properties; competition from a huge volume of new projects may put pressure on yields.

🔗 1,520 properties in the UAE on VirtoProperty →

🇵🇹 Portugal — a mature market with a high entry threshold

Portugal has seen one of the strongest price increases in Europe: +48% over five years, +17.7% year-on-year to October 2025 (median bank valuation — €2,025/m²). Average rental yield is 4.3% (Q4 2025), in Lisbon around 3.8%, in Porto it is higher [sources: INE Portugal, Global Property Guide].

The Golden Visa for direct property purchases has been abolished, but the programme is available through investment funds (from €500,000). The attractive NHR 2.0 tax regime offers benefits for certain categories of expats. Rental income tax for non-residents is 28%, with the possibility of expense deductions.

What you need to know: high entry threshold in Lisbon (average apartment ~€597,000). The market is mature — explosive growth potential is limited, but stability and liquidity are among the best in Europe. Restrictions on short-term rentals apply in central Lisbon districts.

🔗 Properties in Portugal on VirtoProperty →

Full comparison table

Notes:

• Yields are gross. Net yields are typically 1.5–3 percentage points lower.
• Price growth in Turkey is shown both nominal AND real — do not rely on nominal figures alone.
• “VirtoProperty rating” is a subjective expert assessment considering the balance of yield, risk, liquidity and accessibility for international investors.
• Data current as of Q4 2025 – Q1 2026. Tax rates and residency programmes may change — always verify current conditions.

Data sources: Idealista, INE Spain, Global Property Guide, TURKSTAT, CBRT, Bank of Greece, Geostat, Bank of Thailand, Dubai Land Department (REIDIN), INE Portugal, Knight Frank Wealth Report 2025, CBRE European Real Estate Outlook 2025.

💡 Can’t decide on a country? Start with the VirtoProperty catalogue — filter by budget, country and property type →

4. Taxes and legal considerations

Taxes are one of the most underestimated factors in calculating real returns. Many investors look at a gross yield of 6–7% without accounting for the fact that after paying taxes in the country where the property is located (and possibly in the country of residency), net yield can drop to 3–4%. In this section we break down all the main taxes on purchasing, owning, renting and selling property.

Taxes on purchase (one-off)

When buying property you pay a transfer tax, and for new builds in some countries also VAT. Rates vary considerably: in Greece it is just 3.09%, in Spain 6–10% (depending on the region), in Turkey around 4%, and in the UAE 4% (DLD registration fee). Add notarial and legal fees, registry registration and valuation, and the total “hidden” purchase costs can amount to 8–12% of the property price.

📖 More detail: Taxes and hidden costs when buying in Spain →

Annual ownership taxes

An annual property tax exists in most countries, but its size varies greatly. In Spain, the IBI amounts to 0.4–1.3% of the cadastral value (which is usually below market value). In Greece, ENFIA is calculated on a formula ranging from €2 to €16.20 per m² — depending on location, size and year of construction. In Georgia and the UAE there is effectively no annual property tax for individuals. Cyprus also does not levy an annual property tax (abolished in 2017). In Northern Cyprus there is a municipal tax, which is minimal.

📖 More detail: Taxes and running costs on property in Spain →

Rental income tax (for non-residents)

This is where the differences between countries are most significant. In Spain, an EU non-resident pays 19% on net income (after expense deductions); a non-EU non-resident pays 24% on gross income (since July 2025, expense deductions have been permitted for non-EU residents as well). In Greece — a progressive scale from 15% to 35%. In Portugal — a flat 28%. In Turkey — 15% to 40% (progressive). In the UAE — 0%. In Georgia — 20% (flat).

Capital gains tax (CGT) on sale

When selling at a profit, most countries tax the difference between the purchase and sale price. In Spain, non-residents pay 19% on the gain. In Greece, CGT has been suspended until the end of 2026 (when introduced, 15%). In Turkey, gains are taxed on a progressive scale, but there is an exemption for ownership of 5+ years. In the UAE — 0%. In Portugal — 50% of the gain is included in the taxable base (for non-residents — 28%).

📖 More detail: Taxes when selling property in Spain →

Double taxation and DTAs

If you are a tax resident in one country while the property is located in another, you face the risk of double taxation. Most countries have signed Double Taxation Agreements (DTAs). The typical mechanism works as follows: you pay tax in the country where the property is located, and in your country of residence you receive a credit for the amount paid. If the rate in your country of residence is higher, you pay the difference. Before purchasing, always check whether a DTA exists between your country and the property’s country, and how it applies to income from real estate.

General principles for foreign investors

As a foreign property owner, you are typically subject to tax obligations in both the country where the property is located and your country of tax residence. Here are the key principles to keep in mind:

In the property’s country: you will usually owe non-resident income tax on rental earnings, and capital gains tax when you sell. Rates vary widely (from 0% in the UAE to 28% in Portugal). Even if the property is not rented out, some countries (such as Spain) levy an imputed income tax on vacant second homes for non-residents.

In your home country: most jurisdictions require you to declare worldwide income, including rental earnings and capital gains from overseas property. The tax paid abroad is usually creditable against your domestic tax liability under the relevant DTA — but only up to the amount of domestic tax due. If the foreign rate is lower, you may need to pay the difference at home.

Currency and reporting: many countries impose foreign asset reporting requirements. You may need to declare ownership of overseas property, foreign bank accounts and income flows. Some jurisdictions restrict or regulate the transfer of sale proceeds to foreign accounts. Non-compliance can result in substantial penalties.

Professional advice is essential: tax rules for cross-border property ownership are complex and change frequently. We strongly recommend consulting a qualified international tax adviser before completing any transaction — ideally one familiar with both the property’s country and your country of residence.

Tax comparison table by country

Data based on PwC Worldwide Tax Summaries, Global Property Guide and national legislation. Current as of early 2026.

5. Risks and how to minimise them

Investing in overseas real estate is not a risk-free asset. Here are six major threats and specific ways to protect yourself.

5.1. Currency risks

If your income is in one currency and the property is in another, exchange rate fluctuations can significantly affect your returns. Currency depreciation can increase the cost of servicing the property (mortgage, taxes, maintenance), although the asset itself will appreciate in your home currency terms. In Turkey, lira volatility is a separate factor: nominal growth in lira can translate into a loss in dollars.

How to minimise: diversify across currencies — part of your portfolio in EUR, part in USD. Keep rental income in the property’s currency without converting unnecessarily. Consider fixed-rate mortgages in the local currency.

5.2. Legal risks

Fraud, unclear titles, double sales, unregistered encumbrances — these are all real threats, especially in younger markets (Northern Cyprus, Bali, some projects in Turkey and Georgia).

How to minimise: hire an independent lawyer (not one recommended by the developer). Check the title, encumbrances and building permits before paying a deposit. In Northern Cyprus, prefer freehold and exchange titles.

5.3. Political and macroeconomic risks

Inflation in Turkey (~33%), the geopolitical dependence of the UAE economy, changes to Golden Visa legislation (Spain, Portugal), tighter Airbnb rules (Greece, Spain) — political decisions and regulatory changes can dramatically alter returns.

How to minimise: favour countries with stable legal systems and EU membership. Don’t put all your capital into one country. Monitor legislative initiatives before buying — changes to taxes and visa programmes are usually announced 6–12 months before they take effect.

5.4. Liquidity — difficulty of a quick sale

Property is an illiquid asset by definition. The time to sell in mature markets (Spain, Portugal) is 3–6 months, in less liquid ones (Northern Cyprus, Georgia) 6–12+ months. If you need to sell urgently, the discount can be 10–20%.

How to minimise: buy in liquid locations (city centres, coastlines, near transport links). Avoid highly specialised properties. Plan an investment horizon of at least 5–7 years.

5.5. Remote management

Without a local partner you depend on tenants, management companies and service providers. Poor management can turn a profitable property into a loss-maker: delayed repairs, vacancy between tenants, below-market rental pricing.

How to minimise: sign a contract with a licensed management company (standard commission is 10–20% of rental income). Install remote monitoring (smart locks, cameras). Visit the property at least once a year.

5.6. Hidden costs

Many first-time investors only count the property price and are surprised when an additional 20–30% materialises on top. The real cost structure includes: purchase taxes (6–10%), lawyer and notary (1–2%), renovation and furniture (5–15%), management (10–20% of rental income), insurance, utilities, annual tax and bank fees.

How to minimise: prepare a complete financial model BEFORE buying. Budget a minimum buffer of 15% above the property price for associated costs. Factor in vacancy: even with short-term rentals, realistic occupancy is 60–75%, not 100%.

6. Step-by-step investor plan

Getting from “I want to buy a property abroad” to an actual transaction involves a series of specific steps. Here is the proven process our clients follow.

Step 1. Define your goal

Start by answering the question: why are you buying? Passive rental income, capital growth, obtaining a residence permit, personal use or a “plan B”? The answer determines the country, property type and strategy. An income-focused investor will choose a liquid apartment in Valencia. A buyer seeking a residence permit will look at properties from €250,000 in Greece. A family with university-age children will consider apartments near the campus.

Step 2. Calculate your full budget

The property price is 80–85% of total costs. Add: purchase taxes (6–10%), lawyer (1–2%), renovation/furniture (if needed), the first 3 months of running costs (utilities, tax, insurance). If your total budget is €150,000, aim for a property up to €130,000.

Step 3. Choose a country and location

Refer to the comparison table in section 3 and match your priorities against each market’s characteristics. Don’t forget about the tax implications in your country of residence.

Step 4. Find a reliable agent and lawyer

Work only with licensed agencies and independent lawyers. “Independent” means not affiliated with the developer or seller. Check reviews, licensing, experience working with international buyers. At VirtoProperty, all properties undergo verification, and we also help with selecting vetted professionals in each country.

Step 5. Due diligence — property inspection

Before paying a deposit, make sure: the title is clean (no encumbrances, liens or legal disputes), building permits have been obtained, the floor plan matches the registry, there are no outstanding utility bills or tax debts. For off-plan properties, check the developer’s bank guarantee and track record of completed projects.

📖 Pre-purchase checklist →

Step 6. Completing the transaction

The process varies by country, but the general framework is: reservation agreement + deposit → preliminary contract → due diligence → main contract at the notary → registration in the property registry → key handover. Timescales: from 4 weeks (Turkey, Georgia) to 2–3 months (Spain, Greece).

📖 Complete guide to buying property in Spain →

Step 7. Management and rental

After purchase, decide whether you want to manage the property yourself or hand it over to a management company. For short-term rentals, a professional operator is recommended (commission 10–20% of income). For long-term rental, a letting agent (one-off commission equivalent to one month’s rent) and a local emergency contact are usually sufficient.

📖 Guide to renting out property in Spain →

7. Frequently asked questions (FAQ)

How much money do I need to start investing in overseas real estate?

The minimum budget depends on the country. Georgia (Batumi) — from €30,000–50,000, Turkey — from €50,000, Northern Cyprus — from €60,000, Spain and Greece — from €70,000–100,000 (liquid properties from €150,000), Thailand (Phuket, condominium) — from $100,000. Remember to add 10–15% to the property price for taxes and expenses.

Which country is best for beginners?

Spain — for those who value a mature, transparent market with high liquidity and a well-developed infrastructure for international investors. Greece — an excellent choice if you need an EU residence permit on a moderate budget. Georgia — for minimum entry and maximum yields (but with higher risk).

Can I get a residence permit or citizenship through a property purchase?

Yes, several countries offer such programmes: Greece (Golden Visa, residence permit from €250,000), Turkey (citizenship from $400,000), Georgia (residence permit from $100,000), UAE (resident visa from ~$205,000), Portugal (Golden Visa through investment funds from €500,000). Spain abolished its Golden Visa in 2025, Cyprus (south) — in 2020.

What rental yields can I expect?

Gross yields in Europe are 4–7%, in Georgia up to 7–10%, in Bali up to 8–12% (but leasehold only). Net yields are 1.5–3 percentage points lower. Short-term rentals generate more but require active management and are subject to seasonality.

Do I need to pay taxes in my home country on overseas property?

In most cases, yes. If you are a tax resident in your home country, you are typically required to declare worldwide income, including rental earnings and capital gains from property abroad. The tax paid in the property’s country is usually creditable under a Double Taxation Agreement (DTA), but you may need to pay the difference if your home country’s rate is higher. Always consult a qualified tax adviser familiar with both jurisdictions.

How do I transfer money to buy property abroad?

Transfers are typically made via international bank wire. Key considerations: anti-money laundering (AML) checks and proof of funds requirements, bank transfer fees and currency conversion costs, any restrictions or reporting obligations in your home jurisdiction. Some buyers use accounts in intermediary jurisdictions to facilitate transfers. Professional guidance from a banking or legal adviser is strongly recommended.

Conclusion

Investing in overseas real estate is an accessible and proven tool for building wealth, diversifying risk and generating passive income. The entry threshold starts at €30,000–50,000, while a budget of €150,000–250,000 opens up liquid European markets with clear legal frameworks and predictable returns.

The most important rule: don’t buy based on a glossy brochure. Calculate net (not gross) yields, factor in all taxes and costs, verify the property’s legal status and choose reliable partners. Treat the purchase as a business decision — and it will pay off.

At VirtoProperty we work with investors every day: we help match properties to your goals and budget, conduct verification and connect you with vetted lawyers and management companies in each country.

Ready to take the first step?

🔗 Property catalogue — over 7,000 listings in 8 countries →

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Further reading

• Where to buy property abroad
• Mortgages for overseas property
• How to buy property in Spain — the complete guide
• Overseas property for international buyers