H1 Which Countries Are Best for Buying Real Estate?

Buying property abroad is not just a way to preserve capital, but also an opportunity to expand personal horizons — from generating stable income to obtaining alternative citizenship. In recent years, interest in international real estate markets has grown significantly, especially in countries where property purchases open the door to residency or immigration status. Below is an overview of destinations that combine investment potential with residency opportunities.

H2 Greece

Greece remains one of the most in-demand markets in Europe. Property prices are steadily rising: in 2024, the increase was 6.6%, and experts forecast continued growth. Tourism attracts more than 40 million visitors annually, driving strong rental demand. Depending on the region, yields range from 4–6% per year. The government actively stimulates construction: permits for new projects increased by 15%. Athens, Attica, Thessaloniki, and Crete are particularly popular.

Instead of the standard 24% VAT, a transfer tax of 3.09% applies. Buyers also pay registration and notary fees. Property ownership is subject to moderate taxation, and rental income is taxed progressively.

A property purchase of at least €250,000 qualifies investors for Greece’s Golden Visa residency program. The visa covers the whole family, does not require permanent residence, and grants access to the Schengen Area, healthcare, and education. After seven years, applicants may qualify for citizenship. 

H2 Cyprus

Cyprus is another consistently strong market. The island combines a moderate cost of living, mild climate, developed infrastructure, and a favorable tax system. It attracts families, entrepreneurs, and those focused on European education.

In 2024, property prices grew by 4–8%, with rental yields averaging 4–6% per year — peaking during the tourist season.

Purchasing real estate worth €300,000 or more (plus VAT) grants permanent residency. The status covers the entire family, does not require continuous residence, and only requires visiting the country once every two years. Citizenship can be applied for after eight years.

H2 Portugal

Portugal has long established itself as a comfortable country to live in, with steady real estate growth and strong rental demand. In 2024, property prices rose by an average of 5% nationwide, and by 7–8% in major cities. Rental rates have increased by 10–15% over two years, with yields at 5–7% per year. Meanwhile, the cost of living is around 20% lower than in Western Europe, making Portugal especially attractive for expats.

The Golden Visa program requires a minimum €500,000 investment in approved funds. It is one of the simplest and most effective ways to secure residency, covering the entire family. After five years, applicants may qualify for citizenship, subject to a language test. Importantly, the countdown toward citizenship starts from the date of application submission, not the issuance of the residence permit — accelerating naturalization.

H2 Malta

Malta is a small island with growing investor interest. Property prices increase by 5–7% annually, with rental yields reaching 10% — and up to 15% in prime areas.

Purchases require an AIP license, but in SDA zones (Special Designated Areas — modern residential complexes with integrated infrastructure), no license is required. Such properties can be freely purchased and rented out.

Malta’s Golden Visa program offers two options: five-year property rental or purchase of real estate worth €375,000 or more. In both cases, applicants must also pay a government contribution, administrative fee, and make a donation. Citizenship may be available after five years if naturalization requirements are met. The previous fast-track passport program (1–3 years) was terminated by a European Court ruling.

H2 UAE

The UAE is one of the world’s fastest-growing real estate markets. In 2024, property prices rose by 12%, with forecasts of 8–10% growth in 2025. Rental prices also surged: rates increased by 13–18%, with yields reaching 10% annually. Dubai offers a wide selection of properties — from villas and penthouses to hotel apartments and waterfront residences.

The tax system is highly favorable: individuals are exempt from income, inheritance, and property taxes. Companies pay 5% VAT and 9% corporate tax on profits above $102,000, with additional benefits available in free economic zones.

Purchasing property worth at least AED 750,000 ($205,000) qualifies for a 2-year residency visa, while AED 2,000,000 ($545,000) qualifies for a 10-year visa. The process takes about 4 weeks, and installment plans with as little as 5% down payment make participation even more accessible. Passport by investment is unavailable here.

H2 Turkey

Turkey remains attractive due to its mild climate, developed infrastructure, and accessible education. In 2025, property sales increased by 26.9%, while prices surged by 32%. Rental yields average 6–7% annually, especially in Istanbul, Ankara, Izmir, and Antalya.

Purchasing real estate worth $200,000 grants a 2-year residence permit. After five years, applicants may apply for citizenship by passing a language test. With an investment of $400,000 or more, citizenship is granted immediately — without tests or residence requirements. Properties can be rented out, and after three years sold, while retaining citizenship.

H2 Conclusion 

Buying real estate abroad is not only a way to preserve and grow capital but also a means of securing a stable future for yourself and your family. When choosing a country, it’s important to evaluate both profitability and immigration opportunities. A second passport or residency permit provides access to new opportunities, freedom of movement, and protection in uncertain times.

Astons’ specialists can help you find the best solution tailored to your goals — from investment strategy to residency planning. Request a free consultation, and we will select the option that best fits your objectives and budget.

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