Comparison
Greece vs UAE
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.
Trade-off summary
Greece beats the UAE on entry cost (3.09% versus 4%, and far below Portugal or the UK), matches it on capital gains tax (effectively zero, though by suspension rather than by design), and beats it decisively on what the UAE cannot offer at all: an EU residency permit, Schengen mobility, and a route to EU citizenship after seven years. Greece loses badly on yield — 3.2–5% gross against Dubai's 6.5–7% — and on the short-term rental ban that removes the highest-return use of the asset. The honest framing: Greece is bought for the passport pathway; Dubai is bought for the income.
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Data
Side-by-side figures
Sourced ranges and values. Where a field is unpublished, the research file says so rather than inventing a number.
Gross yield range
- Greece
- 3.2%–5%as of 2026-06 · source (opens in a new tab)Greek 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.
- UAE
- 5.5%–8%as of 2026-07 · source (opens in a new tab)Dubai apartments; market-wide apartment average sits around 6.5–7% gross. Villas run 1.5–3 points lower (roughly 4.5–6%). Mid-market communities (JVC, Arjan, Dubai Silicon Oasis, Discovery Gardens) reach 7.5–9.5% gross; prime districts (Downtown, Palm Jumeirah) sit at 4–6% by design — those are capital-preservation plays, not income plays.
Net yield range
- Greece
- 1.5%–3%as of 2026-04 · source (opens in a new tab)After 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.
- UAE
- 4.5%–5.5%as of 2026-07 · source (opens in a new tab)Net typically lands 1.5–2.5 percentage points below gross after service charges, management, maintenance and vacancy. Service charges are the single largest deduction and the most under-modelled cost: AED 10–32 per sq ft annually for apartments. Always obtain the building-specific figure before purchase, not the community average.
Total entry cost (indicative)
- Greece
- roughly 6–8% of purchase priceas of 2026-04 · source (opens in a new tab)
- UAE
- 7–10% of purchase price (ready property); 4–6% (off-plan)as of 2026-07 · source (opens in a new tab)Cash purchases sit nearer 7–8%; mortgaged purchases 8–10%. Off-plan is materially cheaper because there is no buyer agency commission.
Rental income tax
- Greece
- 15% / 35% / 45% progressive — taxed from the first euroas of 2026-05 · source (opens in a new tab)
- UAE
- Noneas of 2026-05 · source (opens in a new tab)No personal income tax on rental earnings for individuals. A 9% UAE corporate tax may apply to net rental income above AED 375,000 where property is held in a corporate structure. Residential rentals are VAT-exempt; 5% VAT applies to commercial property.
Capital gains tax
- Greece
- 15% legislated — but SUSPENDED since 2013, extended through 31 December 2026as of 2026-06 · source (opens in a new tab)
- UAE
- Noneas of 2026-06 · source (opens in a new tab)No capital gains tax on residential property for individuals.
Annual property tax
- Greece
- ENFIA (Unified Property Tax), plus a supplementary tax above €400,000 of holdingsas of 2026-05 · source (opens in a new tab)
- UAE
- Noneas of 2026-03 · source (opens in a new tab)No annual property tax. Owners do pay service charges (AED 10–32/sq ft for apartments) and a municipality housing fee of 5% of annual rental value, but these are not property taxes.
Residency / citizenship
- Greece
- Golden Visa — 5-year renewable residency, tiered at €250,000 / €400,000 / €800,000as of 2026-02 · source (opens in a new tab)
- UAE
- Golden Visa — 10-year renewable residency from AED 2,000,000 property investmentas of 2026-05 · source (opens in a new tab)
Foreign ownership
- Greece
- 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 (opens in a new tab)
- UAE
- Freehold ownership permitted for all nationalities in designated freehold areas. Dubai has 60+ designated freehold zones including Downtown Dubai, Dubai Marina, Business Bay, JVC, Dubai Hills Estate and Palm Jumeirah. No nationality restrictions in these zones; leasehold applies elsewhere.as of 2026-07 · source (opens in a new tab)
| Metric | Greece | UAE |
|---|---|---|
| Gross yield range | 3.2%–5%as of 2026-06 · source (opens in a new tab)Greek 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. | 5.5%–8%as of 2026-07 · source (opens in a new tab)Dubai apartments; market-wide apartment average sits around 6.5–7% gross. Villas run 1.5–3 points lower (roughly 4.5–6%). Mid-market communities (JVC, Arjan, Dubai Silicon Oasis, Discovery Gardens) reach 7.5–9.5% gross; prime districts (Downtown, Palm Jumeirah) sit at 4–6% by design — those are capital-preservation plays, not income plays. |
| Net yield range | 1.5%–3%as of 2026-04 · source (opens in a new tab)After 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. | 4.5%–5.5%as of 2026-07 · source (opens in a new tab)Net typically lands 1.5–2.5 percentage points below gross after service charges, management, maintenance and vacancy. Service charges are the single largest deduction and the most under-modelled cost: AED 10–32 per sq ft annually for apartments. Always obtain the building-specific figure before purchase, not the community average. |
| Total entry cost (indicative) | roughly 6–8% of purchase priceas of 2026-04 · source (opens in a new tab) | 7–10% of purchase price (ready property); 4–6% (off-plan)as of 2026-07 · source (opens in a new tab)Cash purchases sit nearer 7–8%; mortgaged purchases 8–10%. Off-plan is materially cheaper because there is no buyer agency commission. |
| Rental income tax | 15% / 35% / 45% progressive — taxed from the first euroas of 2026-05 · source (opens in a new tab) | Noneas of 2026-05 · source (opens in a new tab)No personal income tax on rental earnings for individuals. A 9% UAE corporate tax may apply to net rental income above AED 375,000 where property is held in a corporate structure. Residential rentals are VAT-exempt; 5% VAT applies to commercial property. |
| Capital gains tax | 15% legislated — but SUSPENDED since 2013, extended through 31 December 2026as of 2026-06 · source (opens in a new tab) | Noneas of 2026-06 · source (opens in a new tab)No capital gains tax on residential property for individuals. |
| Annual property tax | ENFIA (Unified Property Tax), plus a supplementary tax above €400,000 of holdingsas of 2026-05 · source (opens in a new tab) | Noneas of 2026-03 · source (opens in a new tab)No annual property tax. Owners do pay service charges (AED 10–32/sq ft for apartments) and a municipality housing fee of 5% of annual rental value, but these are not property taxes. |
| Residency / citizenship | Golden Visa — 5-year renewable residency, tiered at €250,000 / €400,000 / €800,000as of 2026-02 · source (opens in a new tab) | Golden Visa — 10-year renewable residency from AED 2,000,000 property investmentas of 2026-05 · source (opens in a new tab) |
| 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 (opens in a new tab) | Freehold ownership permitted for all nationalities in designated freehold areas. Dubai has 60+ designated freehold zones including Downtown Dubai, Dubai Marina, Business Bay, JVC, Dubai Hills Estate and Palm Jumeirah. No nationality restrictions in these zones; leasehold applies elsewhere.as of 2026-07 · source (opens in a new tab) |
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