Global Property Research
Cross-border property, without the brochure.
Research on access, yields, and corridors. UAE is the only market we transact.
Dubai
Gross yield 5.5–8%
Sydney / Melbourne · PARTIALLY CLOSED
Established dwellings banned
Toronto / Vancouver · CLOSED
Foreign purchase banned
Athens
Gross yield 3.2–5%
Bengaluru / Mumbai / Hyderabad
Gross yield 3–4.5%
Kuala Lumpur
Gross yield 3–6%
Muscat
Gross yield 3.4–8%
Lisbon / Porto
Gross yield 4.3–6.5%
Doha
Gross yield 5–8%
Riyadh
Gross yield 5–7%
Singapore
Gross yield 2.5–4%
Madrid / Costa del Sol
Gross yield 4.4–7.4%
Bangkok / Phuket
Foreigners can own condominiums freehold — but can NEVER own land
Istanbul
Gross yield 4–7%
England (SDLT jurisdiction)
Gross yield 3.5–8%
The thesis
The developed world is closing its residential property markets to foreign capital. The Gulf is opening.
That divergence is the single most important fact in cross-border property right now — and almost nobody is stating it plainly. For a large share of the world's markets the question is no longer “what will I earn?” but “am I allowed to buy at all?”
Closing
Where foreign capital is being shut out
Opening
Where the door is moving the other way
Muscat
Oman
Gross yield 3.4–8%
Doha
Qatar
Gross yield 5–8%
Riyadh
Saudi Arabia
Gross yield 5–7%
Dubai
UAE
Gross yield 5.5–8%
The site does not argue for Dubai. It lays out fifteen markets accurately — including where the UAE loses to other Gulf states on price and residency entry — and lets the reader choose the right market for their situation.
All fifteen markets →Featured analysis
Start with the correction that competitors still get wrong
2026-08-31
UAE Golden Visa via property: AED 2 million, mortgages, and what February 2026 actually changed
The 10-year property Golden Visa still requires AED 2,000,000 of DLD-certified value. The February 2026 circular dropped the 50% cash-upfront rule. A visa is not tax residency.
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Even-handed jurisdiction comparisons
Sourced figures side by side — and an explicit statement of where the non-UAE market wins.
Corridors
Capital movement research
How money moves, how it is taxed at home, and where the UAE brokerage path begins.
Canada → UAE
Buying Dubai Property from Canada
Canadian urban residential property is closed to most foreign buyers until at least 1 January 2027 — while Dubai freehold zones remain open to all nationalities, with a property-linked Golden Visa still attached
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China → UAE
Buying Dubai Property from China
Chinese HNWIs are a top-tier and growing Dubai buyer group, drawn by the AED's USD peg as an RMB hedge, zero property tax, Golden Visa residency, and Belt & Road alignment
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India → UAE
Buying Dubai Property from India
Indians are consistently among the largest foreign buyer groups in Dubai real estate. The pull factors are structural: gross rental yields of 6.5–7% for Dubai apartments against roughly 2–4% in Indian metros; no rental income tax, no capital gains tax and no annual property tax in the UAE; a 10-year Golden Visa from an AED 2M purchase; geographic proximity and a large existing Indian community; and far greater liquidity — Indian metro property typically takes 6–12 months to sell, and 18–24 months in slower markets.
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Pakistan → UAE
Buying Dubai Property from Pakistan
Pakistanis are a large, long-standing Dubai buyer group — but this corridor is defined by CAPITAL CONTROLS the India and UK corridors handle very differently
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Russia → UAE
Buying Dubai Property from Russia
Russians rank among the top 5 nationalities buying Dubai property, driven by capital preservation against a weak ruble and a search for a stable, dollar-pegged store of value
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UK → UAE
Buying Dubai Property from the UK
UK nationals are among the largest Western buyer groups in Dubai, and the pull has intensified since April 2025
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Singapore → UAE
Comparing Singapore Duties with Malaysian Freehold — Research Only
Singapore rations foreign residential demand with a ~65% stamp-duty stack; Malaysia still offers genuine freehold ownership to foreigners — at a cost that rose sharply in 2026 — plus MM2H residency and a Johor–Singapore RTS growth narrative
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Research briefs
2026-08-31
UAE Golden Visa via property: AED 2 million, mortgages, and what February 2026 actually changed
The 10-year property Golden Visa still requires AED 2,000,000 of DLD-certified value. The February 2026 circular dropped the 50% cash-upfront rule. A visa is not tax residency.
2026-08-31
Dubai vs Portugal property in 2026: residency is gone in Lisbon, intact in Dubai
Portugal’s property Golden Visa ended in 2023; non-residents now pay 7.5% IMT. Dubai still ties a 10-year Golden Visa to AED 2 million of freehold property, with 0% personal income tax for individuals.
2026-08-31
Canada’s foreign buyer ban runs to 1 January 2027 — what actually expires, and what Gulf capital should do
The federal prohibition is a legal bar, not a tax, until at least 1 January 2027. Ottawa is studying an Australia-style new-build-only template. Do not underwrite a 2027 purchase on hope.
2026-07-14
Portugal's property Golden Visa is gone — most of the internet hasn't noticed
Law 56/2023 removed real estate as a qualifying Golden Visa investment from October 2023. Buying Portuguese property confers zero residency — a factual error still ranking in 2026.
2026-07-14
Why "Dubai rent is tax-free" is false for many Indian buyers
Indian tax residents pay slab rates on UAE rental income with zero DTAA credit. The corridor states this plainly because almost every marketing page aimed at Indian buyers does not.
2026-07-31
Which countries banned foreign property buyers — and where capital can still go
Canada's closed ban runs to 2027; Australia bars established dwellings to mid-2029; Singapore prices foreigners out at ~65% duties; Spain and Portugal killed property Golden Visas; the UK stacks SDLT. The Gulf — UAE, Qatar, Saudi Arabia, Oman — is moving the other way.
2026-07-31
Portugal Golden Visa after property: what routes remain, and who should still buy
Funds, cultural patronage, research financing and business creation still qualify. Residential purchase does not. The 7.5% non-resident IMT and compressing yields redefine who Portugal is actually for.
2026-07-31
Qatar property residency: the USD 200k headline versus the thinner market underneath
Property-linked residency from roughly USD 200,000 is real under Qatar's Ministry of Justice framework — but freehold zones are narrow, yield data is thin, and residency is not the same product as a UAE Golden Visa.
2026-07-31
UK rental yields by city: 5.8% nationally is not an investable number
Zoopla's 5.8% national average hides a North East at 7.9%, London near 5.4%, and a handful of cities above 8%. SDLT surcharges and Section 24 mean gross yield is the start of the model, not the end.