Comparison
Greece vs Spain
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
Spain
Trade-off summary
Greece: Greece beats the UAE on entry cost (3. Spain: Spain beats the UAE on capital appreciation — Spanish prices have surged past their 2007 peak with double-digit growth forecast for 2026, while Dubai posted its first quarterly decline since 2020 in Q1 2026.
01
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 Where a field is unpublished, the research file says so rather than inventing a number.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 | Spain |
|---|---|---|
| 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. | 4.4%–7.4%as of 2026-03 · sourceGlobal Property Guide reports a Spanish average of 5.45% (Q1 2026), down from 5.60% a year earlier and 6.17% in February 2024 — yields are compressing as prices outrun rents. Barcelona leads at 7.0–7.4%; Murcia around 6.1–7.4%; Palma de Mallorca is the weakest at 4.4–4.9%; Madrid prime districts sit at just 3–4% while outer districts (Carabanchel, Ciudad Lineal) exceed 6–7%. |
| 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. | Not published |
| Total entry cost (indicative) | roughly 6–8% of purchase priceas of 2026-04 · source | 10%–14% of purchase priceas of 2026-07 · source |
| Rental income tax | 15% / 35% / 45% progressive — taxed from the first euroas of 2026-05 · source | 24% for NON-EU non-residents — on GROSS income, with no deductionsas of 2026-03 · source |
| Capital gains tax | 15% legislated — but SUSPENDED since 2013, extended through 31 December 2026as of 2026-06 · source | 19% flat for non-residents (some sources cite 24% for non-EU — verify)as of 2026-07 · source |
| Annual property tax | ENFIA (Unified Property Tax), plus a supplementary tax above €400,000 of holdingsas of 2026-05 · source | IBI 0.4%–1.1% of cadastral value; plus wealth tax exposureas 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 was abolished on 3 April 2025as of 2026-06 · source |
| 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. Non-EU nationals may buy freely with the same rights as Spanish citizens. An NIE (foreigner identification number) and a Spanish bank account are required.as of 2026-07 · source |
Neither market in this comparison carries a CoreSpaces transactional path. Use the individual market pages for regulator links and research-only notices.