In 2026, real estate prices in Europe continue to change, but there are still countries with affordable housing on the market. We've updated the data and identified the cities where a square meter is the cheapest for foreign buyers. Find out more about the most profitable European countries to buy real estate in 2026

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Buying real estate in Europe is no longer a millionaire's privilege. In 2026, you can still find cities on the continent where housing costs remain affordable even for foreigners on an average budget. While Paris, Amsterdam, and Munich are setting new price records, in Southern and Eastern Europe, a square meter is several times cheaper. We have updated the data and compiled a list of European cities and countries where it is most profitable to buy real estate in 2026.

In our previous article, we told you that Georgia is raising the minimum threshold for a real estate investor visa to $150,000.

Are you planning to buy real estate abroad? Before concluding a deal, it is important to consider not only the price per square meter, but also tax liabilities, restrictions for foreigners, title checks, and additional costs. Visit World's real estate lawyers will help you analyze the property, assess legal risks, and accompany you at all stages of the transaction: from the initial consultation to the signing of the contract. Get professional support and confidence in every step.

Top 10 cheapest cities in Europe to buy a home in 2026

10th place – Debrecen, Hungary

- Average price: €1,000/m²

Debrecen is the second largest city in Hungary, known for its university and cultural events. The city attracts real estate investors with its low prices and high growth potential.

Is it difficult for a foreigner to buy real estate?

Foreigners can buy real estate in Hungary. However, for this you need to obtain permission from the land committee, which is usually done through a lawyer.

Also, from January 1, 2026, it is possible to get a “Golden Visa” from Hungary if you invest at least €500,000 in residential real estate.

9th place – Cluj-Napoca, Romania

- Average price: €1,250/m²

Cluj-Napoca is the technological and cultural center of Romania, known for its IT companies and universities. The city attracts young professionals and investors due to its high quality of life and reasonable prices.

Is it difficult for a foreigner to buy real estate?

EU citizens have the right to buy real estate here on an equal basis with Romanians. Expats from outside Europe can also buy housing here, but without land ownership.

8th place – Tirana, Albania

- Average price: €1,200/m²

Tirana is the rapidly developing capital of Albania, attracting attention with its growing tourism sector and attractive real estate prices. In 2024, foreigners purchased €380 million worth of real estate, indicating high interest in the market.

Is it difficult for a foreigner to buy real estate?

Foreigners can buy real estate in Albania. In 2024, 27% of homes sold were purchased by foreigners, including from Kosovo, Italy and Turkey.

7th place – Belgrade, Serbia

- Average price: €1,100/m²

Belgrade is the cultural and economic capital of Serbia, with a developing infrastructure and high rental income. The city attracts investors due to its low prices and growth prospects.

Is it difficult for a foreigner to buy real estate?

Foreigners can buy real estate in Serbia without restrictions. There is no minimum investment threshold, making the market accessible to different categories of buyers.

6th place – Thessaloniki, Greece

- Average price: €1,300/m²

Thessaloniki is the second largest city in Greece, known for its history, culture and universities. The city attracts investors due to its high rental yields and growing popularity among tourists.

Is it difficult for a foreigner to buy real estate?

Foreigners can buy real estate in Greece without any restrictions.

5th place – Valencia, Spain

- Average price: €1,800/m²

Valencia is a coastal city with a rich history, modern architecture and a high quality of life. The city attracts investors due to affordable real estate prices and high demand for rentals.

Is it difficult for a foreigner to buy real estate?

Foreigners can buy real estate in Spain. However, from 2026, it is planned to introduce a 100% tax on real estate purchases for citizens who are not EU residents, which may significantly increase the cost of the purchase.

4th place – Krakow, Poland

- Average price: €1,500/m²

Krakow is one of the most popular tourist centers in Poland with a rich history, an actively developing IT sector and high demand for rentals. Real estate prices in Krakow remain relatively affordable, which makes it attractive for investment.

Is it difficult for a foreigner to buy real estate?

Foreigners can buy residential real estate in Poland without restrictions. However, to buy a land plot, a foreigner needs to obtain permission from the government.

3rd place – Sofia, Bulgaria

- Average price: €1,150/m²

Sofia is the capital of Bulgaria, combining traditional European charm and modern infrastructure. The city offers high potential for investment, as well as affordable real estate compared to other European capitals.

Is it difficult for a foreigner to buy real estate?

Foreigners can own real estate in Bulgaria, but not the land on which it is located.

2nd place – Bucharest, Romania

- Average price: €1,200/m²

Bucharest is a dynamic metropolis with a growing economy and active investments in infrastructure. Property prices in 2026 remain affordable, making Bucharest attractive to investors looking for profitable opportunities.

Is it difficult for a foreigner to buy property?

EU citizens have the right to buy property here on an equal footing with Romanians. Expats from outside Europe can also buy housing here, but without land ownership.

1st place - Porto, Portugal

- Average price: €2,000/m²

Porto is one of the most cozy and attractive cities in Portugal, known for its architectural heritage and wine industry. The city offers a great balance between modern life and an ancient atmosphere, and also actively attracts digital nomads and retirees.

Is it difficult for a foreigner to buy property?

Foreigners can buy property in Portugal without restrictions.

Important note: This ranking is based on the average prices per square meter in each city as of 2026. It is important to note that prices may vary depending on the specific area, type of property and other factors. It is recommended to conduct more detailed research before making an investment decision.

These ten cities not only represent opportunities for affordable real estate purchases, but also attract foreigners due to favorable investment conditions. Each country has its own conditions for foreigners, which determine the ability to purchase land or real estate. It is important to understand the legal and tax nuances, as in some cases you need to complete certain formalities in order to make a purchase or obtain the right to reside through investment.

The cheapest cities to buy real estate in Western Europe

While most of the most affordable cities in Europe are located in the Southeast region, interesting investment options can also be found in the West of the continent. If you are looking for accommodation in the so-called “old Europe”, pay attention to the following cities with the lowest average apartment prices:

- Brussels, Belgium – €221,000

- Lisbon, Portugal – €228,000

- Madrid, Spain – €247,000

- Reykjavik, Iceland – €282,000

- Valletta, Malta – €291,000

- Berlin, Germany – €299,000

- Rome, Italy – €303,000

- Vienna, Austria – €335,000

- Dublin, Ireland – €353,000

- Helsinki, Finland – €365,000

Prices are the average price of an apartment as of 2026. It is worth noting that the real estate market in many of these cities is showing stable growth, so investing here can be promising in the long term.

Where is the most expensive real estate in Europe?

The most expensive cities to buy a home in Europe are mostly large metropolitan centers with high demand, limited supply and prestigious locations. As of 2026, the leaders of the rating look like this:

1. Paris, France. Average housing price - €620,809 or €13,710 per m².

2. London, United Kingdom. Average price - €581,395 or €12,890 per m².

3. Luxembourg, Luxembourg. Average price - €557,825 or €11,247 per m² in the city center.

Prices in these cities are significantly higher than the average for the continent, making them less attractive for the budget buyer, but potentially interesting for the premium investor.

Useful tips for expats planning to buy property in Europe

A third of Europeans are considering investing in real estate abroad. Whether you want to buy a second home for your holidays or retirement, or invest to rent out your property, etc., it is important to thoroughly study the legislation of the country you are planning to invest in.

There are no common provisions on the purchase of real estate between EU countries. In fact, each country applies its own administrative and legal formalities, which may differ from one another.

Features of signing contracts

In some countries, the buyer and seller sign a preliminary contract, which can be terminated, before concluding the final deed of sale. At the same time, in other EU countries, this option is not available.

Depending on the country, the procedure for drawing up a purchase and sale agreement can also differ significantly:

1. In Spain, the purchase and sale agreement can be concluded by a lawyer. The notary will simply ask you to sign it and register the sale.

2. In the UK, a lawyer does both.

3. In Sweden, a real estate agent is allowed to conduct the transaction.

4. In the Czech Republic, the transaction is registered in the land registry.

Purchasing a property under construction

In Spain, Italy and France, builders must have ten-year insurance, which guarantees the elimination of damage that occurs during this period after the work is completed. That is, here the buyer is protected from hidden defects (for example, flooding of the house or a defective foundation).

At the same time, some countries are notorious for problems with the compliance or even legality of construction. For example, in Portugal and Greece, the procedure for obtaining a building permit is not always followed. Therefore, be sure to check all available documentation in detail before buying.

Additional costs

The cost of housing is not always the final amount that you will have to pay. Often the final price significantly exceeds the starting price, because additional fees are added to the cost. For example, in France, taxes and notary fees are 2 to 3% of the sales price for new buildings and 7 to 8% for old properties. In Spain, 13% of additional costs must be added to the cost of housing. Belgium is at the top of the list with costs from 15 to 25%.

Buying a home in another country is not only an investment but also a serious legal procedure. Mistakes in documents, unaccounted taxes or restrictions for foreigners can lead to financial losses. Consultation with a real estate lawyer from Visit World will help you to safely complete the transaction, check the seller and avoid hidden risks. Contact the experts to make your real estate purchase abroad as transparent and secure as possible.

We remind you! The Cypriot parliament is considering draft laws that could significantly change the conditions for buying real estate for citizens of countries outside the European Union. The initiatives include quantitative limits on properties, geographical bans and transparency requirements for transactions. Read more about the proposed restrictions, foreign purchases statistics and how to prepare for possible changes in the Cyprus real estate market.

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