Comparison

Greece vs Portugal

Side-by-side figures with visible as-of dates. The narrative below states the genuine trade-off — not a default recommendation to buy in Dubai.

Greece

Portugal

Trade-off summary

Greece: Greece beats the UAE on entry cost (3. Portugal: Portugal beats the UAE decisively on two things: financing cost (3.

Data

Side-by-side figures

Sourced ranges and values. Where a field is unpublished, the research file says so rather than inventing a number.

Metric	Greece	Portugal
Gross yield range	3.2%–5%as of 2026-06 · sourceGreek long-term rental yields sit at roughly 3.2%–5%. This is the LOWEST yield range in this comparison set — materially below Dubai (6.5–7% apartments), the UK (5.8% national) and Portugal (6.3% national). Greece is bought for the residency and the EU access, not for the income.	4.3%–6.5%as of 2026-04 · sourceIdealista reported a 6.3% national gross buy-to-let yield in Q1 2026 — down from 7.2% in Q1 2025 and 7.3% in Q1 2024. Lisbon is the LOWEST-yielding city in the country at 4.3%, because it has both the highest rents and the most expensive stock. Higher yields are found in Évora (5.8%), Braga (5.6%), Setúbal (5.4%) and university/secondary cities. Porto sits at 4.9%.
Net yield range	1.5%–3%as of 2026-04 · sourceAfter the progressive rental income tax (15%–45%), ENFIA, municipal charges and maintenance (cited at 2–3% of property value annually), net yields are thin. Annual ownership costs alone — land tax around €400/year, municipal charges up to €2,000/year, plus a luxury tax of 0.1–1% on properties above €300,000 — consume a significant share of a 4% gross yield.	2.5%–4.5%as of 2025-09 · sourceNet yields typically run 1.5–2 points below gross. A Lisbon apartment at 4.5% gross realistically nets 2.5–3%.
Total entry cost (indicative)	roughly 6–8% of purchase priceas of 2026-04 · source	roughly 10.5–12% of purchase priceas of 2026-04 · source
Rental income tax	15% / 35% / 45% progressive — taxed from the first euroas of 2026-05 · source	25% flat for non-residentsas of 2025-12 · source
Capital gains tax	15% legislated — but SUSPENDED since 2013, extended through 31 December 2026as of 2026-06 · source	Non-residents taxed on 100% of the gainas of 2025-12 · source
Annual property tax	ENFIA (Unified Property Tax), plus a supplementary tax above €400,000 of holdingsas of 2026-05 · source	IMI 0.3%–0.45% of VPT annually (urban property); AIMI wealth surcharge above €600,000as of 2026-06 · source
Residency / citizenship	Golden Visa — 5-year renewable residency, tiered at €250,000 / €400,000 / €800,000as of 2026-02 · source	NONE via real estate — the Golden Visa property route was abolishedas of 2026-05 · sourceSeparately, the D7 passive-income visa requires roughly €920/month in foreign income (as at January 2026) and owning a Portuguese home counts as proof of accommodation for that application — but the property is incidental, not the qualifying investment. Note also that the NHR (Non-Habitual Resident) tax regime has closed to most new arrivals; the replacement IFICI regime is far narrower and targets specific highly-qualified professions.
Foreign ownership	No restrictions for non-EU citizens, except in designated border and security zones which require additional permits. A Greek AFM (tax number) and a Greek bank account are required.as of 2026-04 · source	No restrictions. Any foreigner may buy property in Portugal with the same rights as a Portuguese citizen. A NIF (Portuguese tax number) and a Portuguese bank account are required.as of 2026-05 · source

Neither market in this comparison carries a CoreSpaces transactional path. Use the individual market pages for regulator links and research-only notices.