Data

Yield benchmarks

Name: Cross-border rental yield benchmarks
Creator: CoreSpaces Global Property Research

Ranges, not single headline numbers. Where sources disagree, the market files say so explicitly. Where a market is closed, status replaces invented yields.

Methodology: how figures are sourced

Australia

Gross range: PARTIALLY CLOSED
Net range: Not published

Canada

Gross range: CLOSED
Net range: Not published

Greece

Gross 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.
Net 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.

India

Gross range: 3%–4.5%as of 2026-04 · source (opens in a new tab)THE 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%).
Net range: Not published

Malaysia

Gross range: 3%–6%as of 2026-05 · source (opens in a new tab)Malaysian rental yields typically run 3–6% depending on location and unit type, with Kuala Lumpur, Penang and Johor Bahru the primary markets. This is below Dubai's 6.5–7% apartment average. Johor Bahru is the notable growth story, tied to the Singapore RTS rail link and SEZ developments — proximity to Singapore drives demand.
Net range: Not published

Oman

Gross range: 3.4%–8%as of 2026-07 · source (opens in a new tab)Prime Muscat gross rental yields are placed around 6–8% by 2026 market guides, with professionally managed short-stay units sometimes reaching 8–10%. But this varies sharply by development and strategy: one branded development reports long-term-let yield as weak as 3.4%, with short-term-let (STR) being the actual investment play. Salalah's khareef (monsoon) season and Muscat MICE traffic drive holiday-rental demand. Treat headline yields with caution — the Omani market is thinner and less liquid than Dubai's, and resale can take longer.
Net range: Not published

Portugal

Gross range: 4.3%–6.5%as of 2026-04 · source (opens in a new tab)Idealista 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 range: 2.5%–4.5%as of 2025-09 · source (opens in a new tab)Net yields typically run 1.5–2 points below gross. A Lisbon apartment at 4.5% gross realistically nets 2.5–3%.

Qatar

Gross range: 5%–8%as of 2025-12 · source (opens in a new tab)Qatar rental yields are commonly cited in the 5–8% range for prime Doha zones (The Pearl, Lusail, West Bay), broadly comparable to Dubai. However, reliable independent yield series for Qatar are thinner than for Dubai, and figures circulate largely via developer and brokerage sources. One 2026 source projects 8–12% capital appreciation driven by Lusail City and infrastructure spend — treat appreciation projections from sellers with appropriate scepticism. This range is indicative; underwrite conservatively.
Net range: Not published

Saudi Arabia

Gross range: 5%–7%as of 2026-06 · source (opens in a new tab)DATA 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.
Net range: Not published

Singapore

Gross range: 2.5%–4%as of 2026-02 · source (opens in a new tab)Singapore 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.
Net range: Not published

Spain

Gross range: 4.4%–7.4%as of 2026-03 · source (opens in a new tab)Global 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 range: Not published

Thailand

Gross range: Not published
Net range: Not published

Turkey

Gross range: 4%–7%as of 2026-07 · source (opens in a new tab)DATA 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.
Net range: Not published

UAE

Gross range: 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 range: 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.

UK

Gross range: 3.5%–8%as of 2026-04 · source (opens in a new tab)Zoopla'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%.
Net range: 2.5%–5%as of 2026-06 · source (opens in a new tab)Net 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.

Market	Gross range	Net range
Australia	PARTIALLY CLOSED	Not published
Canada	CLOSED	Not published
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.	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.
India	3%–4.5%as of 2026-04 · source (opens in a new tab)THE 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
Malaysia	3%–6%as of 2026-05 · source (opens in a new tab)Malaysian rental yields typically run 3–6% depending on location and unit type, with Kuala Lumpur, Penang and Johor Bahru the primary markets. This is below Dubai's 6.5–7% apartment average. Johor Bahru is the notable growth story, tied to the Singapore RTS rail link and SEZ developments — proximity to Singapore drives demand.	Not published
Oman	3.4%–8%as of 2026-07 · source (opens in a new tab)Prime Muscat gross rental yields are placed around 6–8% by 2026 market guides, with professionally managed short-stay units sometimes reaching 8–10%. But this varies sharply by development and strategy: one branded development reports long-term-let yield as weak as 3.4%, with short-term-let (STR) being the actual investment play. Salalah's khareef (monsoon) season and Muscat MICE traffic drive holiday-rental demand. Treat headline yields with caution — the Omani market is thinner and less liquid than Dubai's, and resale can take longer.	Not published
Portugal	4.3%–6.5%as of 2026-04 · source (opens in a new tab)Idealista 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 · source (opens in a new tab)Net yields typically run 1.5–2 points below gross. A Lisbon apartment at 4.5% gross realistically nets 2.5–3%.
Qatar	5%–8%as of 2025-12 · source (opens in a new tab)Qatar rental yields are commonly cited in the 5–8% range for prime Doha zones (The Pearl, Lusail, West Bay), broadly comparable to Dubai. However, reliable independent yield series for Qatar are thinner than for Dubai, and figures circulate largely via developer and brokerage sources. One 2026 source projects 8–12% capital appreciation driven by Lusail City and infrastructure spend — treat appreciation projections from sellers with appropriate scepticism. This range is indicative; underwrite conservatively.	Not published
Saudi Arabia	5%–7%as of 2026-06 · source (opens in a new tab)DATA 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 · source (opens in a new tab)Singapore 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 · source (opens in a new tab)Global 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 · source (opens in a new tab)DATA 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 · 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.	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.
UK	3.5%–8%as of 2026-04 · source (opens in a new tab)Zoopla'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 · source (opens in a new tab)Net 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.