Blogs • January 30, 2026 • 15 Min

Best Countries to Invest in Real Estate In 2026

If you’re looking at property abroad in 2026, the decision usually starts with the same questions. Where does rental demand hold up beyond peak seasons? Where are ownership rules clear for foreign buyers? And where does property still connect, in a defined legal way, to residency or citizenship if you decide to spend time on the ground later? This guide focuses on countries where real estate investment remains workable today, based on rental fundamentals, ownership clarity, and, where applicable, legally defined migration pathways tied to property. What Makes a Country Attractive for Overseas Property Investment When buying property abroad in 2026, experienced investors tend to look past pricing and focus on how a market actually functions once the purchase is complete. Ownership clarity and legal certainty Markets with transparent land registries, defined foreign ownership rules, and predictable transfer processes reduce risk at every stage, from purchase to resale. Where ownership structures are complex or informal, uncertainty increases. Value delivered at entry price The key question is what the property offers at a given budget. Build quality, infrastructure, energy standards, and long-term upkeep costs directly affect rental performance and resale demand. Income reliability and resale conditions An overseas property needs a workable income model and a clear exit route. That can mean long-term tenants, regulated short-term demand, or an active resale market, but the mechanism has to function in practice. Day-to-day usability Access to healthcare, transport, basic services, and personal safety all influence demand. These factors matter most where buyers plan extended stays or regular use of the property. Currency exposure and market stability Markets supported by international demand and stable currency dynamics tend to handle inflation and local volatility more effectively, influencing both income and exit outcomes. These elements explain why some countries continue to attract international property buyers in 2026, while others fall away once operational realities are taken into account. How To Choose a Country for Property Investment In practice, property performance across countries is shaped by a small set of structural factors. Whether rental demand extends beyond short peak periods How ownership and title transfer work for non-residents What operating costs look like once the property is in use How liquid the market is when it comes time to sell Whether property ownership has any formal link to residency or citizenship, or none at all These points determine how an investment behaves after purchase. Below, we break down the countries where these factors still align, and what that means in practice for real estate investors in 2026. Dubai Golden Visa Property Investment Requirements If residency is part of your plan, Dubai links property ownership to long-term residence through the Golden Visa. There are two real estate–linked routes to consider. 10-Year Real Estate Golden Visa: Minimum property investment: $ 545,000 (AED 2 million) 5-Year Retirement Golden Visa: Minimum property investment: $ 272,300 (AED 1 million) Typical application timeline: 1–3 months, assuming the property meets valuation and registration requirements. If you want to confirm which route your intended purchase qualifies for, this is where a quick eligibility check can save time. Dubai Rental Yield In 2026 Rental income in Dubai is driven by resident population growth and corporate tenancy, not only short-term tourism. Two structures dominate: Long-term leasing, with more predictable occupancy and lower turnover Short-term leasing, permitted in specific buildings and zones, with higher management intensity Net performance depends less on advertised rents and more on: Building service charges Tenant turnover Management quality This is why unit selection matters more than market headlines. Can Foreigners Buy Freehold Property in Dubai Foreign buyers can own property outright in designated freehold zones. Ownership is registered with the Dubai Land Department and recorded under the buyer’s name. Before purchasing, investors typically confirm: Freehold status of the unit Title registration timeline Building-level leasing rules These checks are routine but critical, especially if rental income is part of the strategy. Best Areas to Buy Investment Property in Dubai If you’re buying for rental income, these areas are consistently assessed by investors for different reasons: Dubai Marina Strong demand from professionals and long-stay tenants. Works well for both long-term and licensed short-term rentals. Service charges vary significantly by tower, so building selection matters. Downtown Dubai High liquidity and steady demand driven by corporate tenants and premium short-term stays. Entry prices are higher, but resale and occupancy tend to be reliable. Business Bay Mixed-use district with solid long-term rental demand. Typically offers better price-to-rent ratios than Downtown, with a wide range of new and mid-age buildings. Jumeirah Lake Towers (JLT) Popular for long-term rentals due to pricing, metro access, and tenant turnover stability. Often favoured by investors focused on consistent occupancy rather than short-term yields. Dubai Hills Estate Newer residential stock with strong demand from families and long-term tenants. Lower turnover, more stable lease profiles, and growing infrastructure support rental resilience. These areas are assessed differently depending on whether the goal is long-term income, short-term income, or resale liquidity. The “best” area is the one that matches how you intend to rent the unit. Is Dubai Real Estate a Good Fit for You Dubai is typically considered by investors who want: Rental income in a tax-neutral environment Clear ownership and resale rules The option to secure long-term residence through property ownership It works best when the asset type, location, lease strategy, and residency plan are aligned from the start. Greece Property-Based Residency Options In 2026 If residency is part of your Greece property strategy, the Golden Visa thresholds depend on location and property type. Administrative Region of Attica (including Athens) Minimum property investment: €800,000 All Other Regions of Greece Minimum property investment: €400,000 Restoration Or Conversion Projects Minimum property investment: €250,000 These thresholds apply per qualifying property and must be met at the time of application. Rental Income Potential in Greece Rental performance in Greece varies sharply depending on whether you are targeting year-round tenants or seasonal demand. Most investors focus on one of two models: Long-term rentals in cities and commuter districts, driven by local professionals, students, and families Seasonal or hybrid rentals in established island and coastal markets, where income is concentrated in peak months Net income is influenced by: Renovation quality and energy efficiency Local short-term rental rules Seasonality and management costs For predictable cash flow, urban long-term rentals are usually assessed first, with seasonal strategies treated as supplementary rather than core. Can Foreigners Buy Property in Greece Yes. Foreign nationals can own property in Greece outright, and ownership is registered through the national land registry. Before purchasing, buyers typically confirm: Clear title and zoning classification Whether the property is located in a restricted border or sensitive area That the asset is free of liens or usage limitations The legal framework is well established, but due diligence is especially important for older buildings and restoration projects. Best Areas to Buy Investment Property in Greece Investors usually assess different areas based on rental profile and entry level: Athens City and Commuter Districts Strong long-term rental demand, especially near transport links. Often chosen for stability and year-round occupancy. Thessaloniki Urban Core Lower average entry prices than Athens, with consistent demand from students and professionals. Crete (Select Urban and Coastal Areas) A more diversified local economy. Offers both long-term rental options and seasonal income in established locations. Major Islands Such as Rhodes Primarily seasonal markets. Typically assessed by investors comfortable with variable occupancy and active management. Area selection should follow rental strategy, not headline pricing. Is Greece Property Investment a Good Fit for You Greece is commonly assessed by investors who want: A clearly defined property-linked residency framework Rental demand supported by both local and international tenants The option to optimise value through renovation or restoration projects It works best when property type, location, and residency objectives are aligned from the outset. If you want help matching areas to Golden Visa thresholds or reviewing rental strategies by city, this is where a targeted review can add clarity. Cyprus Residency by Investment Property Requirements In 2026 If residency is part of your plan, Cyprus offers a Permanent Residency by Investment route linked to property ownership. Minimum qualifying property investment €300,000 in new residential real estate (excluding VAT) The investment must meet program criteria and be maintained in line with residency conditions. This route provides long-term residence rather than citizenship and is typically used by investors seeking stability and family relocation options. Rental Income Potential in Cyprus Rental demand in Cyprus is driven by a mix of local residents, relocating professionals, and long-stay foreign tenants, rather than short peak tourism cycles alone. Most investors focus on: Long-term rentals in urban centres, supported by year-round demand Mid-term rentals tied to relocation, education, and business activity Net performance is shaped by: Location and proximity to employment hubs or universities Property age and build quality Management and maintenance costs Seasonal short-term rentals exist, but long-term leasing is typically assessed first for income stability. Can Foreigners Buy Property in Cyprus Yes. Foreign nationals can own property in Cyprus, and ownership is registered through the national land registry. Before purchasing, buyers usually confirm: That the property qualifies for foreign ownership Title deed status or delivery timeline (for new builds) Absence of encumbrances or developer liabilities These checks are standard but important, particularly for off-plan or newly completed properties. Best Areas to Buy Investment Property in Cyprus Investors commonly assess the following locations for different reasons: Limassol Strong demand from international professionals and businesses. Higher entry prices, but consistent long-term rental demand. Nicosia Primarily a long-term rental market supported by government, education, and local employment. Often chosen for stable occupancy. Larnaca Growing demand due to infrastructure development and airport access. Typically offers lower entry pricing than Limassol. Paphos More lifestyle-oriented market. Rental demand is more seasonal, but suitable for long-stay tenants in established areas. Area choice should follow rental strategy and tenant profile, not headline pricing alone. Is Cyprus Property Investment a Good Fit for You Cyprus is typically assessed by investors who want: Clear ownership rules for foreign buyers A defined property-linked residency pathway Long-term rental demand with lower operational complexity It works best for investors prioritising stability and simplicity over aggressive income optimisation. Türkiye Citizenship by Investment Through Real Estate In 2026 If citizenship is part of your strategy, Türkiye offers a direct property-based route. Minimum qualifying property investment $400,000 in real estate Key conditions: The property must be held for a minimum of 3 years The investment must be registered and verified under program rules This route leads to full Turkish citizenship, not residency, and is typically used by investors seeking passport diversification rather than long-term residence in Türkiye itself. Rental Income Potential in Türkiye Rental demand in Türkiye is driven primarily by local population density, not tourism alone. Most investors focus on: Long-term rentals in large urban centres, supported by domestic tenants Mixed-use or new-build developments with on-site management in high-demand corridors Net income is influenced by: Location relative to transport infrastructure Building age and maintenance standards Local inflation dynamics and rent adjustment rules Short-term rentals exist in select areas, but long-term leasing is typically prioritised for income visibility. Can Foreigners Buy Property in Türkiye Yes. Foreign nationals can own property in Türkiye, subject to standard registration procedures. Before purchasing, buyers usually confirm: That the property is eligible for foreign ownership Clear title registration at the land registry Compliance with zoning and usage regulations Ownership rights are well established, but due diligence is essential, especially for older stock or redevelopment projects. Best Areas to Buy Investment Property in Türkiye Investors typically assess different cities for different outcomes: Istanbul Largest rental market with strong long-term demand. Areas near metro lines and new transport projects are often prioritised. Antalya Mix of domestic rentals and lifestyle-driven demand. More seasonal, but popular for managed developments. Izmir Lower density than Istanbul, with stable local demand and growing interest from professionals and families. Area selection should reflect rental strategy and resale considerations, not price alone. Is Türkiye Property Investment a Good Fit for You Türkiye is commonly assessed by investors who want: A defined real estate–linked citizenship route Exposure to a large domestic rental market Flexibility across residential, commercial, and mixed-use assets It works best when property selection is conservative and aligned with long-term holding and exit requirements. Portugal Real Estate Investment Overview In 2026 If Portugal is on your shortlist in 2026, it’s usually for one reason: stability. Portugal is no longer an early-stage opportunity. It’s a mature property market with strong international recognition, established legal frameworks, and consistent lifestyle demand. For many buyers, that’s exactly the point. What has changed is the risk–reward balance. Entry prices are higher, inventory is tighter, and rental performance needs to be assessed carefully at the unit level. Rental Income Reality in Portugal Rental demand in Portugal remains solid, particularly in major cities and coastal hubs. That said, rental income does not always scale in line with purchase prices. In practice, investors usually encounter: Strong long-term tenant demand Moderate rental yields relative to entry cost Increased competition for quality assets Short-term rentals exist, but local licensing rules and inventory constraints mean outcomes vary sharply by municipality. Portugal works best when rental income is treated as supportive, not aggressive. Property Ownership and Market Structure Foreign buyers can own property outright in Portugal, and the legal framework is transparent and well established. What investors typically factor in: Limited inventory in core urban areas Higher acquisition costs relative to yield Longer holding periods to justify entry pricing Liquidity remains good, but price sensitivity is higher than in earlier cycles. Where Portugal Still Makes Sense Portugal is usually assessed by buyers who value: Personal safety and political stability A well-regarded international real estate market Long-term lifestyle appeal rather than short-term performance It tends to suit investors prioritising capital preservation and usability over yield optimisation. Thailand Real Estate Investment Overview In 2026 Thailand continues to attract buyers for lifestyle reasons rather than pure investment logic. Long-stay residents, remote workers, and second-home buyers are the core demand drivers, supported by a strong tourism economy. From an investment perspective, Thailand requires more structural awareness. Ownership rules, exit planning, and income strategy all need to be defined upfront. Rental Demand and Income Structure in Thailand Rental demand in Thailand is heavily influenced by tourism and short-term stays, particularly in major hubs. Common demand drivers include: Short-term rentals in tourist centres Mid-term rentals for long-stay visitors and remote professionals This creates opportunities for income, but performance is sensitive to: Seasonality Local regulations Active property management Long-term, year-round leasing exists, but it is not the dominant model in most lifestyle locations. Property Ownership Rules for Foreign Buyers in Thailand Foreign ownership is the main structural constraint. In practice, foreigners typically access property through: Condominium ownership within foreign ownership quotas Long-term leasehold arrangements Corporate or structured ownership setups Each option comes with legal nuances that directly affect resale, inheritance, and financing. These structures work, but they are not interchangeable with freehold ownership in jurisdictions like the UAE or Cyprus. Exit And Liquidity Considerations Liquidity in Thailand depends heavily on: Property type Location Buyer profile (local vs foreign) Resale timelines can be longer, and exit strategies should be planned at purchase, especially for leasehold or structured ownership assets. This is where expectations need to be realistic rather than assumed. Where Thailand Fits in a Property Portfolio Thailand is usually considered by buyers who want: Lifestyle use alongside rental income Exposure to a tourism-driven market Lower operating costs compared to Western markets It tends to work best as part of a diversified international portfolio, rather than as a standalone, residency-driven investment strategy. Best Buyer Profiles for Overseas Property In 2026 Different markets suit different objectives. Most overseas buyers today fall into one of these profiles. Long-term lifestyle buyers These buyers prioritise day-to-day usability over short-term performance. Healthcare access, safety, and community matter as much as the property itself. Markets commonly assessed: Türkiye for pricing flexibility and large urban rental depth Portugal for stability and long-term liveability The focus here is durability and personal use, not maximising yield. Rental-oriented investors This group is driven by income logic. Demand consistency, leasing rules, and exit liquidity shape decisions more than lifestyle considerations. Markets frequently evaluated: Dubai for structured rental demand and clean ownership Türkiye for domestic rental depth in major cities Asset selection and management structure are decisive at this stage. Portfolio diversifiers These buyers already hold property and are adding geographic balance. One asset may serve lifestyle use, another income or optional residency. The strategy here is allocation, not concentration. Properties are assessed as parts of a broader international portfolio. Key Risks to Avoid When Buying Property Overseas Certain mistakes tend to repeat across markets, regardless of location. Paying peak prices in markets with limited resale depth Overlooking local rental rules and licensing requirements Underestimating management, maintenance, and operating costs Purchasing without independent legal due diligence Outcomes are shaped as much by process as by location. Clear strategy, verified ownership, and realistic income assumptions tend to matter more than choosing the “right” country on paper. How Savory & Partners Can Help with Your Property Plans If you’re planning to invest in property abroad for residency or citizenship purposes, the structure matters as much as the location. Our team works with clearly defined residency and citizenship frameworks and assists clients in: Identifying qualifying property options linked to residency or citizenship programs Confirming eligibility and thresholds before purchase Aligning property decisions with long-term residence, mobility, or portfolio goals Coordinating the legal and procedural steps across jurisdictions If you’re assessing whether a property purchase supports a residency or citizenship pathway, or want to validate a plan before moving forward, our experts can guide you through the process. Contact Savory & Partners to discuss your options and next steps. FAQs On Overseas Property Investment In 2026 What are the best countries to buy property abroad in 2026? The most commonly assessed markets in 2026 include Dubai, Greece, Cyprus, Türkiye, Portugal, and Thailand. Each serves a different purpose, from rental income and liquidity to residency or citizenship planning. Can foreigners legally buy property in these countries? Yes. Foreign buyers can purchase property in all the countries covered, though ownership structures differ. Some markets allow full freehold ownership, while others rely on condominium quotas or leasehold arrangements. Legal due diligence is essential before purchase. Which countries offer residency or citizenship through property investment? Property-linked residency is available in countries such as Greece, Cyprus, and the UAE, subject to minimum investment thresholds. Citizenship through property is available in Türkiye under defined conditions. Each program has specific rules that must be met at the time of application. Is overseas property still profitable in 2026? Profitability depends on location, property type, and rental structure. Some markets offer stronger income potential, while others prioritise stability or lifestyle use. Net results are driven by operating costs, management, and exit liquidity rather than headline prices. What are the biggest risks when buying property abroad? The most common risks include overpaying in mature markets, misunderstanding rental regulations, underestimating management costs, and purchasing without independent legal verification. Most issues arise from process gaps rather than the country itself. References UAE Government Portal — Golden Visa (Property Investor Route). Refered from: https://u.ae/en/information-and-services/visa-and-emirates-id/residence-visas/golden-visa Hellenic Republic – Ministry of Migration and Asylum (Greece) — Permanent Residence Permit for Investors (Golden Visa). Refered from: https://migration.gov.gr/en/golden-visa Civil Registry and Migration Department, Cyprus — Permanent Residency by Investment Program. Refered from: https://www.moi.gov.cy/moi/crmd/crmd.nsf Republic of Türkiye – Directorate General of Migration Management — Citizenship by Investment Framework. Refered from: https://en.goc.gov.tr/citizenship-investment European Commission — Investor Residence and Citizenship Schemes in the EU. Refered from: https://commission.europa.eu