Investing in real estate abroad is increasingly becoming not only a way to diversify assets, but also an opportunity to obtain a residence permit or even a second citizenship. Find out which countries offer Golden Visa programs with high rental yields in 2026, what conditions are currently in place for investors, and what to look out for before buying real estate

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The investment migration market continues to develop actively in 2026. More and more investors are looking not just for a country to move to or a spare passport, but for a state where investing in real estate can bring stable income. That is why the Golden Visa and residence by investment programs are increasingly being evaluated not only by the speed of obtaining documents, but also by the real profitability of investments.

In most popular programs, the rental yield fluctuates within 3–4% per annum. However, there are countries where the gross yield on real estate exceeds 6%, and sometimes even approaches 9%. This makes such directions especially attractive for investors who seek to combine immigration benefits with financial benefit.

At the same time, it is important to take into account not only the nominal profit, but also inflation, currency risks, local tax legislation and requirements for physical presence in the country. In some countries, high rental yields are actually “eaten up” by rapid price growth and currency devaluation.

Below we will consider the countries where Golden Visa and investment residency programs are currently combined with some of the highest rates of real estate profitability.

The easiest countries to obtain a residence permit in 2026 are collected here.

Entering the international market, relocating a business or investing in real estate abroad is almost always accompanied by legal issues. Mistakes when registering a company, executing agreements or choosing a tax model can cost a business significant losses. That is why more and more entrepreneurs work with a personal business lawyer who helps minimize risks and supports key company processes. Such a specialist advises on tax burden, documents, employment contracts and international transactions.

Planning to launch or relocate a business abroad? Contact our lawyers and get professional support at all stages.

Dominican Republic is the Caribbean’s leading country for returns

The Dominican Republic has one of the highest gross rental yields among countries with residency investment programs, at over 8.5% per annum. The most profitable cities remain Santo Domingo and the popular tourist region of Punta Cana. The active development of tourism and stable demand for short-term rentals stimulate the real estate market even despite global economic fluctuations.

To obtain an investment visa, it is necessary to invest at least $200,000 in real estate or other permitted assets. Investors can apply for accelerated naturalization, which makes the program interesting not only for income generation, but also for long-term planning of a second citizenship. At the same time, applicants must pass an interview in Spanish, and the Dominican passport is still inferior to many Caribbean programs in terms of visa-free access.

Experts also note that the country's tourist regions remain one of the most dynamic markets in the Caribbean. This creates additional potential for asset value growth in the medium term.

Costa Rica - stability and high real returns

In 2026, Costa Rica became one of the few countries where real investment returns exceeded nominal returns due to a period of deflation. The average gross return on real estate here reaches almost 8%, and in some cities, in particular San Jose and Heredia, the figures are even higher.

To participate in the Investor Visa program, it is necessary to invest from 150,000 US dollars in real estate, business or other assets. One of the features of the country is a wide range of permitted investments - from residential properties to agricultural land and vehicles. However, the program provides for fairly strict residency requirements: the investor must be in the country for at least 180 days a year.

Costa Rica is traditionally considered one of the safest and most stable countries in Central America. That is why it is often chosen not only for investment, but also for family relocation or international business. An additional advantage is low property taxes.

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Cambodia – Affordable Entry and a Growing Asian Market

Cambodia has been actively promoting investment residency and citizenship programs in recent years. The gross return on real estate in the country exceeds 7.5%, and some resort regions demonstrate stable demand among tourists and foreign investors.

The My Second Home program allows you to obtain a long-term visa for investments from $ 100,000. A citizenship-by-investment program is also available, although its conditions are periodically reviewed by the government. Cambodia remains attractive for entrepreneurs working in Southeast Asian markets and looking for a cheaper entry into the region.

At the same time, investors should take into account the specifics of local legislation. Foreigners cannot fully own land without statelessness, and the Cambodian passport itself still has a limited level of international mobility. Because of this, the country is more often chosen for business and asset diversification, rather than as a classic “backup passport”.

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Georgia is one of the most popular destinations among CIS investors

Georgia continues to strengthen its position as one of the most open markets for foreign investors. The average rental yield here exceeds 7%, and Tbilisi and Batumi remain key centers of investment activity.

In 2026, the country raised the minimum threshold for a real estate investment visa to $ 150,000. With larger investments, an investor can obtain a long-term residence permit with the prospect of permanent status. Georgia also offers a simple business registration system and a relatively low tax burden.

However, the program has its own nuances. In order to subsequently obtain permanent residence, you must actually live in the country for most of the year. In addition, selling the property or reducing its value below the established threshold can lead to the loss of resident status.

Despite this, Georgia remains one of the most dynamic markets in the region, especially for investors who plan to combine residence, business and rental income.

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Turkey – high returns, but significant inflation risks

Turkey has been one of the most famous destinations for obtaining citizenship through real estate investments for many years. The average gross return here exceeds 7%, and in Istanbul and Ankara, rental yields have traditionally remained high.

The Citizenship by Investment program requires the purchase of real estate from $ 400,000 with an obligation to hold the asset for at least three years. This program has become one of the most massive in the world and has attracted tens of thousands of investors.

However, in 2026, the Turkish market is facing serious inflation and devaluation of the lira. Formally high rental yields often do not compensate for the depreciation of the currency and the rise in consumer prices. That is why investors are increasingly evaluating not only the percentage of return, but also currency risks.

In addition, the Turkish authorities have tightened control over the valuation of real estate after a series of fraudulent schemes within the framework of the citizenship program. This makes legal support of the transaction especially important.

Read here about prices, demand and real investment opportunities in Bulgaria in 2026.

Colombia is one of the fastest ways to naturalization

Colombia is gradually becoming a promising destination for investment migration in Latin America. The gross rental yield in the country exceeds 7%, and large cities, in particular Bogota and Medellin, demonstrate stable demand for housing.

To obtain an investment visa, it is enough to purchase real estate for approximately 150-165 thousand US dollars, depending on the current exchange rate. After five years, the investor can apply for permanent residence, and later - for citizenship.

The Colombian passport now provides visa-free access to most Schengen countries, making the program particularly attractive to international entrepreneurs. At the same time, the country's real estate market remains more accessible than in many other countries in the region.

Experts note that Colombia has significant growth potential, especially in the tourism and service real estate segment.

Panama – Dollar Economy and Minimum Residence Requirements

Panama is traditionally considered one of the most convenient destinations for international investors. The gross return on real estate here is close to 7%, and the dollarized economy allows you to avoid currency risks.

The Qualified Investor Visa program provides for investments of $ 300,000 in real estate. One of the main advantages is the ability to obtain permanent residence almost immediately after approval of the application. In addition, to maintain the status, it is enough to visit the country only once every two years.

Panama also attracts investors with a territorial taxation system, under which income from foreign sources is not taxed. This makes the country popular among international business owners and digital entrepreneurs.

Against the background of active development of infrastructure and logistics, the Panamanian real estate market continues to grow, especially in the segment of new buildings.

Golden visas that open up new opportunities for moving the whole family in this article.

Saudi Arabia is a new player in the global investment migration market

Saudi Arabia is actively opening its real estate market to foreigners in 2026. The average gross yield exceeds 6.8%, and in Jeddah the figures almost reach 8%.

To obtain a premium residency, it is necessary to purchase real estate worth about 1.1 million US dollars without using a mortgage. Investors receive permanent residence almost immediately, and there are no requirements for physical presence.

However, the high entry threshold automatically transfers most buyers to the elite real estate segment, where the actual yield may be lower than the national average. It is also worth considering that naturalization in Saudi Arabia remains very limited and depends on the decision of the state.

Despite this, the country is increasingly attracting international capital as part of its Vision 2030 economic transformation.

Egypt – Cheap Entry and Citizenship by Investment

Egypt offers some of the most affordable residency programs through real estate. You can get a residence permit with an investment of around $50,000, and the citizenship by investment program starts at $300,000.

Despite a gross return of over 6.7%, the country faces high inflation, which means that real returns on investment remain negative. This means that nominal rental growth does not always compensate for rising prices in the country.

At the same time, Egypt remains one of the most active markets in the Middle East and North Africa. The tourism sector continues to stimulate demand for real estate in Cairo, on the Red Sea coast and in new government megaprojects.

For investors, the country may be interesting primarily as an affordable option for second citizenship or long-term presence in the region.

Real estate investment programs are increasingly evaluated only because of the possibility of obtaining a residence permit or a second passport. For many investors, the key factor is the financial efficiency of investments.

However, high rental yields do not always mean high real profits. Inflation, currency devaluation, taxes, property maintenance costs and residency requirements can significantly affect the outcome of an investment.

That is why, before buying real estate abroad, it is important not only to analyze the numbers, but also to obtain professional legal support and risk assessment in a specific country.

Investments in real estate abroad are often accompanied by opening a company, registration of a residence permit and tax issues. That is why it is important for entrepreneurs to have a personal business lawyer who will help check documents, assess risks and support international agreements.

The lawyer also advises on business registration, visa processing and company relocation abroad. This allows you to avoid mistakes, protect assets and simplify entry into new markets.

Are you planning an investment or business relocation? Our lawyers will provide professional support at every stage.

Let's remind you! Passport power in 2026 reached a record gap between the strongest and weakest passports in the world. The Henley Passport Index rating recorded significant changes: the growth of Asian and Middle Eastern passports, the weakening of the positions of the USA and the UK, as well as new entry rules to Europe. We have already talked about where you can go with your passport and what has changed in visa rules.

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