Data
Yield benchmarks
Ranges, not single headline numbers. Where sources disagree, the market files say so explicitly.
Methodology: how figures are sourced
| Market | Gross range | Net range |
|---|---|---|
| Australia | PARTIALLY CLOSED | Not published |
| Canada | CLOSED | Not published |
| Greece | 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. | 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. |
| India | 3%–4.5%as of 2026-04 · sourceTHE defining weakness of Indian residential property as an income asset. On-the-ground sources consistently report 3–4.5% gross for residential — Bengaluru tech-corridor apartments 'top 3.5%', Hyderabad's Gachibowli/Kokapet corridor 3.5–4.5%. This is roughly HALF of Dubai's 6.5–7% apartment average. Commercial property and REITs are a different story (6–10%). | Not published |
| Portugal | 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%. | 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%. |
| Saudi Arabia | 5%–7%as of 2026-06 · sourceDATA QUALITY WARNING: reliable, independent yield series for Saudi residential property aimed at foreign investors barely exist yet — the market has been open to foreigners for under six months at the time of writing. Figures circulating in market commentary are largely inferred from domestic rental data or extrapolated from Dubai. Treat any confident Saudi yield number with real scepticism. This range is indicative only and should NOT be used for underwriting. | Not published |
| Singapore | 2.5%–4%as of 2026-02 · sourceSingapore residential gross yields are structurally low — commonly cited in the 2.5%–4% range. Critically, this is the yield BEFORE the 60% ABSD is amortised. Once the ~65% duty stack is included in the acquisition cost, the effective yield on total capital deployed collapses. Practitioners note that post-ABSD, breakeven requires a 5%+ gross yield — which the Singapore residential market does not deliver. | Not published |
| Spain | 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%. | Not published |
| Thailand | Not published | Not published |
| Turkey | 4%–7%as of 2026-07 · sourceDATA QUALITY WARNING: Turkish yield figures are unusually unreliable because of severe currency instability. Nominal lira rents and prices have both risen dramatically, but the meaningful question for a foreign investor is the USD-denominated return, and clean USD yield series are scarce. Commentary citing '15–25% annual price growth' refers to LIRA prices during a period of very high inflation — it is not a USD return and should not be read as one. Do not underwrite Turkish property on lira-denominated growth figures. | Not published |
| UAE | 5.5%–8%as of 2026-07 · sourceDubai 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. | 4.5%–5.5%as of 2026-07 · sourceNet 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. |
| UK | 3.5%–8%as of 2026-04 · sourceZoopla's national average gross yield is 5.8%, based on an average buy-to-let price of £270,045 and average rent of £1,301/month. The north–south divide is the dominant structural pattern: the North East averages 7.9% while London sits at roughly 5.4% and much of the South East below 4%. Sunderland, Aberdeen and Burnley exceed 8%. | 2.5%–5%as of 2026-06 · sourceNet is typically 1.5–2.5 points below gross before financing, and costs reduce gross by 25–40% in total. Letting agent fees run 10–15% of rent for full management; maintenance 1–2% of value annually; voids 4–8 weeks. Buy-to-let mortgage rates of 4.5–5.5% for 5-year fixes in 2026 mean the bar for cash-flow-positive property has risen sharply versus the 2015–2021 low-rate era. |