Markets
Twelve markets, one research standard
Every figure on this site carries a source URL and an as-of date. Non-UAE markets are research-only; the UAE is the only market with a transactional path.
| Market | Gross yield | Entry cost | Transactional path |
|---|---|---|---|
| Australia | PARTIALLY CLOSED | See market page | Research only |
| Canada | CLOSED | See market page | Research only |
| 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. | roughly 6–8% of purchase priceas of 2026-04 · source | Research only |
| 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%). | 6%–8% for ready/resale property; 11%–19% for under-constructionas of 2026-06 · source | Research only |
| 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%. | roughly 10.5–12% of purchase priceas of 2026-04 · source | Research only |
| 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. | approximately 10%as of 2026-02 · source | Research only |
| 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. | roughly 65% of purchase priceas of 2026-04 · source | Research only |
| 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%. | 10%–14% of purchase priceas of 2026-07 · source | Research only |
| Thailand | See market page | roughly 3%–6% (freehold condo)as of 2026-01 · source | Research only |
| Türkiye (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. | See market page | Research only |
| United Arab Emirates | 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. | 7–10% of purchase price (ready property); 4–6% (off-plan)as of 2026-07 · sourceCash purchases sit nearer 7–8%; mortgaged purchases 8–10%. Off-plan is materially cheaper because there is no buyer agency commission. | UAE brokerage available |
| United Kingdom | 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%. | roughly 8–20% of purchase price, driven almost entirely by SDLTas of 2026-05 · source | Research only |