Markets

Fifteen jurisdictions. One research standard.

Every figure carries a source URL and an as-of date. Some markets are open. Some are banned. All of them are documented honestly.

Access first

Where foreigners can — and cannot — buy

Yields are irrelevant if the market is closed to you.

Sydney / Melbourne

PARTIALLY CLOSED

Australia

Established dwellings banned

Read research

Toronto / Vancouver

CLOSED

Canada

Foreign purchase banned

Read research

Athens

Greece

Gross yield 3.2–5%

Read research

Bengaluru / Mumbai / Hyderabad

India

Gross yield 3–4.5%

Read research

Kuala Lumpur

Malaysia

Gross yield 3–6%

Read research

Muscat

Oman

Gross yield 3.4–8%

Read research

Lisbon / Porto

Portugal

Gross yield 4.3–6.5%

Read research

Doha

Qatar

Gross yield 5–8%

Read research

Riyadh

Saudi Arabia

Gross yield 5–7%

Read research

Singapore

Gross yield 2.5–4%

Read research

Madrid / Costa del Sol

Spain

Gross yield 4.4–7.4%

Read research

Bangkok / Phuket

Thailand

Foreigners can own condominiums freehold — but can NEVER own land

Read research

Istanbul

Turkey

Gross yield 4–7%

Read research

Dubai

UAE

Gross yield 5.5–8%

Read research

England (SDLT jurisdiction)

UK

Gross yield 3.5–8%

Read research

Data appendix

Yield and entry-cost snapshot

Scannable figures for markets that publish them. Closed markets link through to the access story instead.

Australia

Status: PARTIALLY CLOSED
Gross yield: —
Entry cost: —
Path: Research only

Canada

Status: CLOSED
Gross yield: —
Entry cost: —
Path: Research only

Greece

Status: Open
Gross yield: 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.
Entry cost: roughly 6–8% of purchase priceas of 2026-04 · source (opens in a new tab)
Path: Research only

India

Status: Open
Gross yield: 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%).
Entry cost: 6%–8% for ready/resale property; 11%–19% for under-constructionas of 2026-06 · source (opens in a new tab)
Path: Research only

Malaysia

Status: Open
Gross yield: 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.
Entry cost: roughly 10%–11% (post-2026)as of 2026-04 · source (opens in a new tab)
Path: Research only

Oman

Status: Open
Gross yield: 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.
Entry cost: 5%–7% including legal, agency and mortgage-related chargesas of 2026-07 · source (opens in a new tab)
Path: Research only

Portugal

Status: Open
Gross yield: 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%.
Entry cost: roughly 10.5–12% of purchase priceas of 2026-04 · source (opens in a new tab)
Path: Research only

Qatar

Status: Open
Gross yield: 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.
Entry cost: several percent of purchase priceas of 2025-11 · source (opens in a new tab)
Path: Research only

Saudi Arabia

Status: Open
Gross yield: 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.
Entry cost: approximately 10%as of 2026-02 · source (opens in a new tab)
Path: Research only

Singapore

Status: Open
Gross yield: 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.
Entry cost: roughly 65% of purchase priceas of 2026-04 · source (opens in a new tab)
Path: Research only

Spain

Status: Open
Gross yield: 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%.
Entry cost: 10%–14% of purchase priceas of 2026-07 · source (opens in a new tab)
Path: Research only

Thailand

Status: Open
Gross yield: —
Entry cost: roughly 3%–6% (freehold condo)as of 2026-01 · source (opens in a new tab)
Path: Research only

Türkiye (Turkey)

Status: Open
Gross yield: 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.
Entry cost: —
Path: Research only

United Arab Emirates

Status: Open
Gross yield: 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.
Entry cost: 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.
Path: UAE brokerage

United Kingdom

Status: Open
Gross yield: 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%.
Entry cost: roughly 8–20% of purchase price, driven almost entirely by SDLTas of 2026-05 · source (opens in a new tab)
Path: Research only

Market	Status	Gross yield	Entry cost	Path
Australia	PARTIALLY CLOSED	—	—	Research only
Canada	CLOSED	—	—	Research only
Greece	Open	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.	roughly 6–8% of purchase priceas of 2026-04 · source (opens in a new tab)	Research only
India	Open	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%).	6%–8% for ready/resale property; 11%–19% for under-constructionas of 2026-06 · source (opens in a new tab)	Research only
Malaysia	Open	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.	roughly 10%–11% (post-2026)as of 2026-04 · source (opens in a new tab)	Research only
Oman	Open	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.	5%–7% including legal, agency and mortgage-related chargesas of 2026-07 · source (opens in a new tab)	Research only
Portugal	Open	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%.	roughly 10.5–12% of purchase priceas of 2026-04 · source (opens in a new tab)	Research only
Qatar	Open	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.	several percent of purchase priceas of 2025-11 · source (opens in a new tab)	Research only
Saudi Arabia	Open	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.	approximately 10%as of 2026-02 · source (opens in a new tab)	Research only
Singapore	Open	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.	roughly 65% of purchase priceas of 2026-04 · source (opens in a new tab)	Research only
Spain	Open	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%.	10%–14% of purchase priceas of 2026-07 · source (opens in a new tab)	Research only
Thailand	Open	—	roughly 3%–6% (freehold condo)as of 2026-01 · source (opens in a new tab)	Research only
Türkiye (Turkey)	Open	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.	—	Research only
United Arab Emirates	Open	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.	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.	UAE brokerage
United Kingdom	Open	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%.	roughly 8–20% of purchase price, driven almost entirely by SDLTas of 2026-05 · source (opens in a new tab)	Research only