Expat Property Buying Guide 2026 — How to Buy in 10 Countries as a Foreigner
Buying abroad can unlock better prices, higher yields, a holiday home — even residency. But every country has its own rules, taxes and traps for foreign buyers. Here's the country-by-country picture, plus the practical steps that apply everywhere.
Can foreigners buy? Country by country
- 🇫🇷 France, 🇩🇪 Germany, 🇷🇴 Romania — open to foreign buyers; Romania has some rules on land for non-EU citizens. France guide →
- 🇪🇸 Spain — open; you'll need an NIE (foreigner ID number) first. Spain guide →
- 🇵🇹 Portugal — open; get a NIF tax number and local bank account. Portugal guide →
- 🇬🇧 UK, 🇺🇸 USA — fully open; expect extra stamp-duty surcharges for non-residents in the UK. UK guide →
- 🇦🇪 UAE — 100% foreign freehold in designated zones; no property tax. Dubai guide →
- 🇦🇺 Australia — foreigners need FIRB approval and pay surcharges; generally limited to new builds. Australia guide →
- 🇨🇦 Canada — a foreign-buyer ban applies in many residential areas; check current rules before planning. Canada guide →
- 🇯🇵 Japan — fully open, freehold, no nationality restrictions and the world's lowest rates.
Golden Visa programmes
Several countries grant residency for qualifying property investment. The standout in 2026 is the UAE Golden Visa: buy AED 2M+ (≈ $545k) of property and receive 10-year renewable residency with no property or income tax. Greece retains a property route at region-dependent thresholds. Portugal's programme moved away from real estate to fund investments, and Spain has wound its scheme down — rules change with politics, so always verify current law with an immigration lawyer before buying for a visa.
Currency risk management
If your income is in one currency and the purchase in another, the exchange rate between offer and completion is a genuine financial risk — a 3% move on a €300,000 purchase is €9,000. Practical defences:
- Use a specialist transfer service rather than a retail bank (typically 1–3% cheaper).
- Ask about forward contracts to lock today's rate for a future completion date.
- Keep your deposit in the destination currency once your offer is accepted.
Tax implications for expats
- Purchase taxes often have non-resident surcharges (UK SDLT +2%).
- Rental income is usually taxed where the property sits — and may need declaring at home too (double-taxation treaties usually prevent paying twice).
- Capital gains rules differ for non-residents; some countries withhold at sale.
- Wealth/property taxes apply in some countries above thresholds.
Cross-border tax advice before buying is not optional — it's part of the cost of doing this properly.
The buying process abroad — universal steps
- Get your local tax/ID number (NIE, NIF, etc.) and open a local bank account.
- Engage an independent local lawyer — never rely solely on the seller's or agent's.
- Verify title, debts and permits before signing anything binding.
- Budget the true cost: price + 2–15% buying costs (calculate it).
- Arrange financing early — non-resident mortgages have lower LTV caps (compare rates).
- Plan the currency transfer, then complete at the notary.