The Best Countries for Foreigners to Buy Real Estate in 2026: Prices, Taxes, and GDP

Purchasing real estate abroad in 2026 gives foreigners access to a residence permit, visa-free travel, and a stable rental income. Minimum investment thresholds, tax rates, and restrictions vary significantly from country to country—ranging from $150,000 in Georgia and Montenegro to €800,000 in premium areas of Greece. Learn more about the best countries for foreigners to buy real estate, current Golden Visa requirements, rental yields, and tax regimes

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Buying real estate abroad has become one of the key ways to obtain residency, diversify assets, and generate stable passive income. Each country offers its own terms for foreign investors, ranging from minimum investment thresholds and tax rates to the possibility of obtaining a residence permit (RP) or even citizenship. Regulations change regularly, so up-to-date information is particularly important for those planning to invest in 2026.

In this article, we’ll discuss the six destinations that, as of 2026, remain the most popular among foreign buyers—including details on prices, residency permit thresholds, taxation, rental yields, and restrictions for foreigners.

Are you planning to buy real estate abroad but aren’t sure which country best suits your goals?

Visit World’s international real estate attorneys will calculate the total cost of the transaction, including taxes and fees, and prepare the documents needed to obtain a residence permit or citizenship.

Key Criteria for Choosing a Country to Buy Real Estate Abroad

Before analyzing specific jurisdictions, it’s important to identify the key parameters investors use to compare markets. There is no one-size-fits-all solution—each country has its own combination of advantages and risks, so the choice depends on the investor’s goals: capital preservation, obtaining a residence permit, or maximizing rental returns.

Key factors influencing the decision to purchase real estate abroad:

• Minimum investment threshold for obtaining a residence permit or citizenship;
• Tax rates—purchase tax, annual property tax, rental income tax, capital gains tax upon sale;
• Rental yield and price growth trends;
• Restrictions for foreigners—prohibited land categories, location requirements, and the need for specific permits;
• Prospects for citizenship and the naturalization timeline;
• Requirements for physical presence in the country to maintain status.

Next, we’ll examine how these parameters play out in the six countries that, as of 2026, remain the most attractive for foreign real estate purchases.

Ranking of the Safest Countries for Investors in 2026 — find it here.

Turkey: Citizenship through Real Estate Investment Starting at $400,000

Turkey continues to be one of the few G20 countries that grant full citizenship in exchange for the purchase of real estate. The minimum investment threshold in 2026 is $400,000 in residential or commercial real estate, as confirmed by an appraisal from a licensed SPK appraiser. A mandatory requirement is to retain ownership of the property for three years, which is recorded as a note on the title deed (Tapu). Application processing takes 3–6 months.

Taxes: title transfer fee—4% of the declared value; annual property tax—0.1–0.4% (rates double in major cities); rental income tax—progressive at 15–40%. Selling the property after 5 years exempts the individual from capital gains tax. A Turkish passport provides visa-free access to over 110 countries and the right to apply for an E-2 business visa to the U.S.

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UAE (Dubai): Golden Visa through real estate starting at AED 2 million

To obtain a 10-year Golden Visa in the UAE through real estate, you must own residential or commercial property in Dubai valued at AED 2,000,000 (approximately $545,000) or more, registered with the Dubai Land Department (DLD). You may combine multiple properties to meet the threshold. The Golden Visa does not require mandatory residency in the country and extends to spouses and children.

The average gross rental yield for apartments in 2026 is 6.5–7%, and in certain areas, it can reach 8–10%. The median price per square meter in Dubai is approximately AED 18,300 ($4,980). Key advantages of the jurisdiction include zero personal income tax, zero capital gains tax on sales, and no tax on rental income. Upon purchase, a 4% DLD fee and a 2–3% agent’s commission are payable.

About housing and rental prices in the EU in 2026 — read more at the link.

Greece: Golden Visa through Real Estate: Thresholds of €250,000, €400,000, €800,000

Greece in 2026 has the most structured system of thresholds in Europe, enshrined in Law 5100/2024. The minimum investment is €800,000 in premium areas (Attica including Athens, Thessaloniki, Mykonos, Santorini, and islands with a population of over 3,100), €400,000 in other regions, and €250,000 for converting commercial properties into residential ones or restoring historic buildings. For the €400,000 and €800,000 thresholds, the minimum property area required is 120 m².

The Golden Visa is issued for 5 years with the right to indefinite renewal, no mandatory residency requirement, and visa-free access to the Schengen Area. The application covers spouses, children under 21, and the parents of both spouses without age restrictions.

A key restriction under the 2024 reform: properties purchased under the Golden Visa program may not be rented out on a short-term basis through Airbnb or similar platforms—a fine of €50,000 applies. Citizenship is available through naturalization after 7 years of residence.

Cyprus: Permanent residency through real estate starting at €300,000

Cyprus remains one of the few destinations in the EU that offers permanent residency immediately—without an intermediate temporary

residence permit. The minimum investment is €300,000 plus VAT in a new-construction property from a developer, or an equivalent amount in commercial real estate, shares of a Cypriot company, or units in licensed investment funds. A mandatory requirement is an annual income of at least €50,000 from abroad (plus €15,000 for a spouse and €10,000 for each minor child).

Permanent residency is granted indefinitely; the ID card is renewed every 10 years, and maintaining this status requires only a visit to Cyprus once every two years. The standard VAT rate for new construction is 19%, with a reduced rate of 5% on the first 130 m² of primary residence (provided the total cost does not exceed €475,000). The corporate tax rate is 12.5%. The average gross rental yield is 4.88%; for apartments, it can reach up to 5.45%. Citizenship through naturalization is granted after 8 years of actual residence.

Where in Europe is it most expensive to buy an apartment? — Read about it in this article.

Georgia: Residence permit through real estate purchase starting at $150,000

As of March 1, 2026, Georgia raised the minimum threshold for obtaining a short-term residence permit through real estate from $100,000 to $150,000. The appraisal is conducted at market value by an appraiser accredited by the Unified National Accreditation Body. Combining multiple properties is permitted; only agricultural land is prohibited. The residence permit is issued for 1 year with annual renewal; the standard processing time is 30 calendar days.

An alternative option is an investment residency program starting at $300,000, which immediately grants a 5-year residence permit and offers a faster path to permanent residency. The tax regime is one of the most favorable in the region: the tax rate on income from residential property rentals is 5% instead of the standard 20%.

There is no stamp duty, no real estate transfer tax, and no VAT on the resale of real estate between individuals. Citizenship is available through naturalization after 10 years of residence.

Montenegro: Temporary Residence Permit through Real Estate Starting at €150,000

Montenegro established a minimum property value threshold for obtaining a temporary residence permit for the first time in January 2026—the regulation is set forth in the Official Gazette No. 003/2026 and has been in effect since January 17, 2026. Citizens of countries outside the EU, EEA, or Switzerland must own real estate with a tax-assessed value of at least €150,000. Foreigners may purchase apartments, houses, commercial real estate, and urban land plots; agricultural and forest lands, islands, and border zones are prohibited.

Temporary residency is granted for one year and is renewable annually; after five years, applicants may apply for permanent residency, and after ten years, for citizenship. The progressive tax rate on the transfer of existing real estate is 3–6%; for new construction, the VAT rate is 21%. Rental income is taxed at a rate of 15% on net profit. The average price per square meter for new construction in the fourth quarter of 2025 is €2,206 nationwide and €2,570 on the coast, according to MONSTAT.

The best countries for real estate investment in 2026— see the link for details.

Legal Support for Overseas Real Estate Transactions

The rules governing real estate purchases by foreigners change regularly—over the past two years, Golden Visa programs have been significantly modified in Portugal, Spain, Hungary, Greece, Georgia, and Montenegro. Mistakes during the due diligence phase, an inaccurate property valuation, selecting an unsuitable land category, or improper documentation can result in a refusal of a residence permit, fines, or the loss of part of the investment.

Visit World’s international real estate attorneys handle transactions in Turkey, the UAE, Greece, Cyprus, Georgia, Montenegro, and other jurisdictions. Our specialists will conduct due diligence on the property and the seller, calculate the total actual cost of the transaction including taxes and fees, prepare the documentation required to obtain a residence permit or citizenship, and provide full support throughout the transaction—from the down payment to the registration of title.

Schedule a consultation with a real estate lawyer on the Visit World portal to receive a customized analysis of your chosen country, a personalized cost estimate, and a step-by-step transaction plan tailored to your investment goals!

Reminder! In our previous article, we discussed 7 countries that will not share your financial data in 2026.

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