Can Foreigners Buy Property Abroad? Ownership Rules, Taxes and Restrictions in 10 Countries

Can foreigners buy property abroad? The short answer

Yes in most of the countries compared here, but almost every market imposes at least one condition that a local buyer does not face. The rules fall into four broad models.

• Open markets with formalities. Spain, Portugal and Greece let foreign individuals buy in their own name, subject to tax registration, notarial and land registry steps and, in Spain, a military permit for non-EU buyers in certain border and coastal zones.
• Open markets with a surcharge. The United Kingdom adds 2 percentage points of Stamp Duty Land Tax for non-resident buyers in England and Northern Ireland, and Singapore charges Additional Buyer's Stamp Duty of 60% on foreigners buying any residential property.
• Approval, quota or zone systems. Australia and New Zealand require government consent, Singapore requires approval for landed homes, Thailand caps foreign ownership of each condominium building and Dubai confines foreign freehold to areas designated by the Ruler.
• Outright bans. Canada prohibits most non-Canadians from buying residential property, and Australia bans most foreign purchases of established dwellings.

The answer for any one buyer depends on nationality, residence, property type and holding vehicle, and a local real estate and property lawyer is usually the first call.

Which countries allow foreigners to buy property? 10 countries at a glance

The position on 15 October 2026 for a foreign individual buying a home, from the official sources cited below:

Country	Can foreigners buy?	Main restriction	Foreign-buyer tax or surcharge	Typical structure
United Arab Emirates (Dubai)	Yes, in designated areas	Freehold only in areas determined by the Ruler	4% sale registration fee (all buyers), shared equally unless agreed otherwise	Freehold, or usufruct or leasehold up to 99 years
Spain	Yes	NIE needed; military permit for non-EU buyers in restricted zones	Taxes vary by region (all buyers); annual tax return for non-resident owners	Personal ownership by notarial deed
Portugal	Yes	Property no longer qualifies for a residence permit since 2023	Standard purchase taxes; no residence route via property	Personal ownership
Greece	Yes	Golden visa minimums by area	Golden visa thresholds of EUR 800,000 or EUR 400,000	Personal ownership
United Kingdom	Yes	Overseas entities must register beneficial owners	2% non-resident SDLT surcharge (England and Northern Ireland); 5% higher rates if another home is owned	Personal ownership or registered overseas entity
Canada	Largely no, until at least 1 January 2027	Ban on non-Canadians buying residential property	Fine of up to C$10,000 and possible court-ordered sale	Exceptions only (for example qualifying work permit holders)
Australia	New homes and vacant land, with approval	Ban on established dwellings to 30 June 2029	Approval fees, annual vacancy fee if left empty, state surcharges (NSW 9%)	Approved purchase of a new dwelling
New Zealand	Usually no	Overseas Investment Act consent; Australian and Singaporean citizens treated differently	Consent fee (NZ$2,040 on the NZ$5 million pathway with an existing dwelling)	NZ$5 million plus house for qualifying investor visa holders
Singapore	Yes, condominiums and flats	Approval needed for landed homes	60% ABSD for foreigners; 65% for entities and trustees	Condominium unit in personal name
Thailand	Condominium units; land generally no	49% foreign cap on each building's floor area	Standard transfer costs (seek local advice)	Freehold condominium unit or registered lease

Spain, Portugal and Greece: open markets with narrower golden visas

All three let non-EU buyers own property, but none still offers a simple "buy a flat, get residence" route.

Spain

The UK government's guide to buying property in Spain explains that a buyer needs an NIE, the foreigners' identification number required for any fiscal transaction such as buying property, and that buyers outside Spain can apply through a Spanish consulate or a representative. Two less obvious rules catch foreign buyers. First, land around some military and naval bases is restricted, and since 1 January 2021 UK nationals buying there must meet non-EU requirements and obtain a permit from the Spanish Ministry of Defence; the areas include the Cartagena area, the Strait of Gibraltar, the Bay of Cadiz, Galicia's coastal regions and the regions bordering France, Andorra and Portugal. Second, non-resident owners must file a Spanish tax return every year even if they do not rent the property out.

Spain's property-based golden visa has gone. Organic Law 1/2025, published in the BOE on 3 January 2025, left articles 63 to 67 of Law 14/2013 without content, ending the investor visa, and entered into force three months after publication, on 3 April 2025. Existing permits keep their validity. Our sister publication Global Law Experts reviews the residence options that remain after the golden visa, such as the non-lucrative visa. Buyers looking at Spain should take advice on both the purchase and the visa route separately.

Portugal

Foreign buyers can purchase in Portugal, and the UK government's Portugal guidance advises buyers to use a lawyer registered with the Ordem dos Advogados and warns buyers of coastal, river or lakeside property to check the 2005 water resources law. What changed is the link to residence: Law 56/2023, the "Mais Habitação" housing package published on 6 October 2023, provides for the revocation of residence permits for real estate investment activity. Property in Portugal remains open to foreigners, but it no longer buys a golden visa.

Greece

Greece kept real estate at the centre of its golden visa but raised the price. According to the Greek government's housing policy portal, article 64 of Law 5100/2024 increased the minimum property investment from EUR 500,000 to EUR 800,000 across the whole of the Attica region, the regional unit of Thessaloniki, Mykonos, Santorini and all islands with more than 3,100 residents, and from EUR 250,000 to EUR 400,000 elsewhere. A lower EUR 250,000 minimum still applies to a listed building to be restored, according to the government's procedures registry. Global Law Experts' 2026 overview of the Portugal, Greece and Spain golden visas compares the three. Buyers in Greece should confirm the zone before agreeing a price.

The United Kingdom: open to foreign buyers, with a 2% surcharge and a register

Foreign buyers can purchase in the UK, but non-resident buyers in England and Northern Ireland pay more tax. Since 1 April 2021, HMRC guidance explains, Stamp Duty Land Tax rates for non-resident purchasers of residential property are 2 percentage points higher than for UK residents. The test is not nationality or visa status: an individual is non-UK resident for this purpose if they were not present in the UK for at least 183 days during the 12 months before the purchase. The surcharge does not apply in Scotland or Wales, and an individual who spends at least 183 days in the UK in a continuous 365-day period around the purchase can claim it back within two years.

The non-resident surcharge sits on top of other SDLT charges. GOV.UK states that buyers usually pay 5% on top of the standard rates if the purchase means they will own more than one residential property. HMRC's higher rates guidance counts residential property worth £40,000 or more owned anywhere in the world, which catches foreign buyers who already own a home elsewhere.

Corporate buyers face a transparency requirement. The Register of Overseas Entities came into force on 1 August 2022 under the Economic Crime (Transparency and Enforcement) Act 2022, and overseas entities that want to buy, sell or transfer UK property or land must register with Companies House and identify their registrable beneficial owners or managing officers. Buyers in the United Kingdom who plan to become UK resident later should also read our guide to the inheritance tax tail for former residents before deciding how long to stay.

Canada: a foreign-buyer ban due to end on 1 January 2027

Canada is the clearest example of a ban. Section 4 of the Prohibition on the Purchase of Residential Property by Non-Canadians Act prohibits a non-Canadian from purchasing, directly or indirectly, any residential property. Non-Canadians include anyone who is not a citizen, registered Indian or permanent resident, foreign corporations and Canadian corporations they control, and residential property covers buildings of up to three dwelling units, semi-detached houses, rowhouses and condominium units.

The penalties are real: a non-Canadian who breaches the ban, and anyone who knowingly helps them, is liable to a fine of not more than C$10,000, and a court may order the property sold, with the buyer receiving no more than the price they paid. The Regulations narrow the ban. Property outside census metropolitan areas and census agglomerations is excluded, and acquisitions for development, or through death, divorce, separation or gift, are not treated as purchases. Work permit holders with 183 days or more left on their permit may buy one residential property.

The timing is now the story. Under section 237 of the Budget Implementation Act, 2022, No. 1, as amended in 2024, the repeal of the Act comes into force on the fourth anniversary of 1 January 2023, that is on 1 January 2027. The minister was non-committal about another extension. Anyone negotiating a purchase in Canada for completion around the turn of the year should have a local lawyer track the position closely.

Australia and New Zealand: approval first, and established homes off limits

Australia

Treasury's Guidance Note 6 on residential land (version 5, 1 July 2026) says foreign persons generally need foreign investment approval before acquiring an interest in residential land, regardless of its value. From 1 April 2025 to 30 June 2029, it is government policy that foreign persons are generally banned from buying established dwellings, with limited exceptions such as redevelopment adding at least 20 dwellings. Foreign buyers can still seek approval for new dwellings, including off the plan, and for vacant land, where approval is usually conditional on building within four years. Foreign owners must also pay an annual vacancy fee if the home is not occupied or genuinely available for rent for more than 183 days in a year.

States add their own surcharges. In New South Wales, Revenue NSW sets surcharge purchaser duty for foreign persons at 9% of the dutiable value, on top of ordinary transfer duty. Buyers in Australia should budget for both.

New Zealand

The government's land agency is blunt: "Overseas people usually cannot buy a house or land in New Zealand". Citizens, ordinarily resident residence class visa holders and Australian and Singaporean citizens buying residential or lifestyle land need no consent, while people on student, work or visitor visas cannot buy at all. The newer exception is the NZ$5 million plus house pathway, which lets holders of Active Investor Plus, Investor 1 or Investor 2 visas buy a home for more than NZ$5 million, or buy land and build where land and build together exceed NZ$5 million, assessed under the national interest test. Buyers in New Zealand must obtain consent before they sign, tender or bid.

Singapore and Thailand: condominiums yes, land mostly no

Singapore

The Singapore Land Authority lists condominium units, flat units and strata landed houses within an approved condominium development among property a foreign person can buy without approval under the Residential Property Act. Vacant residential land, terrace, semi-detached and detached houses and landed homes at Sentosa Cove need approval, and the stated criteria include being a permanent resident for at least five years and making an exceptional economic contribution to Singapore. The bigger hurdle is tax. Under IRAS's Additional Buyer's Stamp Duty rates on or after 27 April 2023, foreigners pay 60% on any residential property and entities pay 65%, on top of Buyer's Stamp Duty. Transfers to a trustee attract 65%, with a refund available only where the property is held for identifiable individual beneficiaries. Buyers in Singapore should model ABSD before choosing a structure.

Thailand

So, can foreigners buy property in Thailand? The Board of Investment's 2026 Quick Guide states that foreigners are generally not permitted to own land, subject to exceptions such as land for promoted businesses under section 27 of the Investment Promotion Act. Foreigners may own condominium units, but foreign ownership in any condominium project must not exceed 49% of the total floor area of all units in the building, and eligible foreign buyers must show lawful residence or Investment Promotion Act authorisation, as applicable. A buyer in a popular development should therefore confirm that foreign quota remains before paying a deposit. For houses and villas, foreign buyers commonly rely on registered leases, whose maximum term is fixed by the Civil and Commercial Code. Global Law Experts' 2026 Thailand guide explains the bank documentation the Land Department expects and why nominee company structures now carry high enforcement risk. Buyers in Thailand should treat any offer of "freehold land through a company" with caution.

The UAE: freehold in Dubai's designated areas

Dubai allows foreign freehold, but only in specific areas. Article 4 of Dubai Law No. 7 of 2006 restricts ownership of real property to UAE and GCC nationals, companies wholly owned by them and public joint stock companies, but provides that, subject to the Ruler's approval, non-UAE nationals may, in certain areas determined by the Ruler, be granted freehold ownership without time limit, or usufruct or leasehold rights for up to 99 years.

The main transaction cost is the Dubai Land Department fee. Under Executive Council Resolution No. 30 of 2013, registering a real property sale contract costs 4% of the contract value, shared equally by seller and purchaser unless they agree otherwise, so the sale contract should say who pays. Ownership can also support residence: the UAE government portal lists a minimum capital of AED 2 million, including through property ownership, for the investor category of the Golden visa. Buyers in the United Arab Emirates should confirm the plot sits within a designated area.

Ownership structures: personal name, company, trust or leasehold

The right structure depends on the country more than on the buyer's preferences, because several regimes tax or restrict vehicles more heavily than individuals.

• Personal name. Usually the simplest route in Spain, Portugal, Greece, Singapore condominiums and Thai condominiums. It exposes the asset to local succession rules, which is why the FCDO suggests considering a will in the country where the property is located.
• Company. In the UK, an overseas company must register its beneficial owners before it can buy. In Singapore, entities pay 65% ABSD rather than 60%. In Canada, a Canadian company controlled by non-Canadians is itself a non-Canadian under the ban. Our guide to branch versus subsidiary structures covers the corporate side of investing abroad.
• Trust. Singapore applies a 65% ABSD (Trust) rate on transfers to trustees, with partial refunds only for identifiable individual beneficiaries. Elsewhere, trusts raise reporting and tax questions that need joint advice from tax advisers in both countries.
• Leasehold or usufruct. Dubai allows leasehold and usufruct of up to 99 years in designated areas; in Thailand foreign buyers of houses commonly rely on registered leases. A lease is only as good as its registration and its renewal terms.

Golden visas and property: what still works in 2026

Buying property rarely gives residence on its own any more, and the routes that remain have higher thresholds.

Country	Does buying property lead to residence?	Official position
Spain	No, for new applicants	Investor visa articles of Law 14/2013 emptied from 3 April 2025 (Organic Law 1/2025)
Portugal	No	Residence permits for real estate investment revoked by Law 56/2023
Greece	Yes, above the threshold	EUR 800,000 in high-demand areas, EUR 400,000 elsewhere (Law 5100/2024, article 64)
UAE	Yes, investor category	Minimum capital of AED 2 million, including property ownership
New Zealand	Works the other way round	Investor visa holders may buy a home over NZ$5 million with consent
Australia, Canada, Singapore, Thailand, UK	No property route identified	No property-based residence route in the official sources reviewed

Europe's direction of travel is consistent: Latvia ended its own property route this year, as our report on Latvia's golden visa property route explains, and investors weighing citizenship programmes instead should read our analysis of Vanuatu citizenship by investment and its visa limits. Residence and property are separate decisions, best taken with immigration and citizenship advisers and a property lawyer.

Financing a purchase abroad and moving the money

Plan the mortgage, the currency and the payment trail as carefully as the price. The FCDO's guidance for buying property abroad advises buyers to compare lenders rather than take a mortgage recommended by the seller or agent, to understand early repayment and cancellation fees, and to consider how movements in the local currency against sterling affect repayments. It also lists costs buyers often forget, from surveyors, transfer fees and translations to ongoing property tax and community fees.

The payment trail matters for legal reasons too. Global Law Experts' Thailand guide describes the bank evidence of funds remitted from abroad that the Land Department looks for, and in Australia the ban on established dwellings does not apply to security interests such as mortgages from foreign lenders. A mortgage specialist with cross-border experience can confirm whether a lender will accept a non-resident borrower before an offer is made.

Before you sign: what to ask a local property lawyer

The single most useful step is to appoint an independent lawyer in the country concerned before paying any deposit. The FCDO warns that many problems arise because buyers used lawyers or translators recommended by the agent or developer, sometimes acting for both sides. Ask your lawyer:

1. Title. Does the seller own the property, is it free of mortgages and debts, and does the land registry extract (in Spain, the nota simple) match what is being sold?
2. Eligibility. As a foreigner, can I own this specific property, in this location, in my own name, and is any approval, permit or quota check needed before I sign?
3. Structure. Should I buy personally, jointly, through a company or trust, or take a lease, and what does each choice cost in transfer tax, annual tax and inheritance tax?
4. Tax on both sides. What will I pay on purchase, while I own it, on letting and on sale, and how will my home country tax the same income and gains?
5. Planning and use. Does the building have the right permits and licences, can I let it short term, and is it affected by coastal, rural or military zone rules?
6. Off-plan protection. If buying off plan, is each stage payment protected by an individual bank guarantee, and what happens if completion is late?
7. Financing and funds. What evidence of source of funds and currency transfer will the bank, notary or land office require?
8. Exit. How easily can I sell to another foreigner, does a quota or ban limit the buyer pool, and how are proceeds repatriated?

If you do not yet have a lawyer in the country, use the Find an Expert form below to tell us the country and the type of property you are considering, and we will put you in touch with a member who can advise.

Common mistakes when buying property abroad

Most costly errors come from assuming home-country rules apply abroad:

• Assuming property brings residence. In Spain and Portugal it no longer does, and in Greece and the UAE it does so only above set thresholds.
• Signing before approval. In Australia and New Zealand consent is needed before the contract, and in Canada the purchase itself can be an offence.
• Using a nominee. Global Law Experts reports that Thai authorities have stepped up action against nominee company structures, which can end in prosecution and forced disposal of the land.
• Ignoring surcharges triggered by homes abroad. The UK's 5% higher rates count residential property owned anywhere in the world, and Singapore's ABSD rate depends on the buyer's profile on the date of purchase, not on a residence application still in progress.
• Paying off-plan deposits without protection. GOV.UK's Spain guidance stresses an individual bank guarantee and a licence of first occupancy.
• Forgetting tax at home. A property purchase often coincides with a move, and where you keep a home can affect your tax residence; our guide to becoming non-resident for UK tax explains how an available UK home counts as a tie.
• Leaving it empty. Australia's vacancy fee and Spain's annual non-resident return both apply even if the property earns nothing.

How to choose where to buy, and when to bring in a lawyer

Choose Spain, Portugal, Greece or the UK to buy in your own name with few eligibility questions, Dubai for freehold in a designated area, and Singapore or Thailand if a condominium suits you and you accept the tax or quota limits. Look at Australia or New Zealand only if you are buying new, qualify for consent or hold the right visa, and wait for clarity on Canada after 1 January 2027 unless an exception applies.

Bring in a lawyer before you make an offer, not after. Corporate INTL's directory lists vetted lawyers and advisers in more than 150 jurisdictions, including real estate and property specialists. If you are deciding whether foreigners can buy property abroad in a particular market, or comparing two countries, use the Find an Expert form below to tell us the country, the property type and whether you are buying personally or through a vehicle, and we will put you in touch with a member who can advise.

Frequently asked questions

Which country is the easiest for a foreigner to buy a property?

Among the ten compared here, Spain, Portugal, Greece and the UK let foreign individuals buy in their own name without a general approval step, subject to tax registration, Spain's military zone permits and, in the UK, a 2% non-resident surcharge. Dubai is straightforward within designated freehold areas. Canada, Australia and New Zealand are the most restrictive.

Can I legally live in Europe if I buy a house?

Not automatically. Spain ended its investor visa from 3 April 2025 and Portugal revoked residence permits for real estate investment in 2023. Greece still offers a golden visa for property above EUR 800,000 in high-demand areas or EUR 400,000 elsewhere. Owning a home does not by itself give a right to live there.

Can I buy a house in the UK if I'm not a resident?

Yes. There is no ban on non-residents buying UK property. In England and Northern Ireland, non-resident buyers pay Stamp Duty Land Tax at rates 2 percentage points higher than residents, and an overseas company must register its beneficial owners on the Register of Overseas Entities before buying.

Who counts as non-resident for the UK stamp duty surcharge?

An individual is non-UK resident for the surcharge if they were not present in the UK for at least 183 days in the 12 months before the purchase. Nationality and visa status are irrelevant. A refund may be claimed within two years if the buyer then meets the 183-day test in a continuous 365-day period around the purchase.

Can foreigners buy property in Canada now?

Most cannot. The ban on non-Canadians buying residential property applies until its repeal on 1 January 2027 unless Parliament extends it. Exceptions include qualifying work permit holders, certain students and property outside census metropolitan areas and census agglomerations. Breaches carry fines of up to C$10,000 and possible forced sale.

How much stamp duty do foreigners pay on property in Australia?

It depends on the state. In New South Wales, foreign persons pay surcharge purchaser duty of 9% of the dutiable value on top of ordinary transfer duty. Foreign buyers also need federal approval, pay application fees, and face an annual vacancy fee if the home is left empty for more than 183 days a year.

Can foreigners buy property in Thailand?

Foreigners can own condominium units, provided foreign ownership in the building does not exceed 49% of the total floor area, but they generally cannot own land. Buyers of houses commonly rely on registered leases instead. Nominee company structures used to hold land for foreigners carry serious legal risk.

Can foreigners buy property in Dubai?

Yes, in areas designated by the Ruler, where non-UAE nationals can hold freehold without time limit or usufruct or leasehold rights of up to 99 years. A 4% Dubai Land Department fee applies to the sale contract, shared equally between buyer and seller unless agreed otherwise.

Do foreigners pay more tax to buy in Singapore?

Yes. Since 27 April 2023, foreigners pay Additional Buyer's Stamp Duty of 60% on any residential property, and entities pay 65%, on top of Buyer's Stamp Duty. Transfers to trustees attract 65%. Condominiums need no approval, but landed homes require Singapore Land Authority approval.

Do I need a local lawyer to buy property abroad?

In practice, yes. The UK government recommends an independent lawyer licensed in the country who does not also act for the agent or developer. A local lawyer checks title, eligibility, permits and tax, and can confirm whether a foreigner can own the specific property before any deposit is paid.

Sources

1. Global News: Ottawa considering "options" as foreign home buyer ban nears end (7 October 2026)
2. Justice Laws: Prohibition on the Purchase of Residential Property by Non-Canadians Act
3. Justice Laws: Prohibition on the Purchase of Residential Property by Non-Canadians Regulations (SOR/2022-250)
4. Justice Laws: Budget Implementation Act, 2022, No. 1, section 237
5. Australian Treasury: Guidance Note 6, Residential Land, version 5 (1 July 2026)
6. Revenue NSW: What is surcharge purchaser duty?
7. Toitū Te Whenua LINZ: Buying residential property to live in
8. Toitū Te Whenua LINZ: Investing in residential land over $5 million
9. IRAS: Additional Buyer's Stamp Duty (ABSD)
10. Singapore Land Authority: Foreign ownership of property
11. Thailand Board of Investment: Quick Guide to Starting a Business in Thailand 2026
12. Dubai Legislation Portal: Law No. 7 of 2006 Concerning Real Property Registration
13. Dubai Legislation Portal: Executive Council Resolution No. 30 of 2013 (Land Department fees)
14. UAE Government portal: Golden visa
15. HMRC: Rates of Stamp Duty Land Tax for non-UK residents
16. GOV.UK: Stamp Duty Land Tax residential property rates
17. HMRC: Stamp Duty Land Tax, buying an additional residential property
18. Companies House: Register an overseas entity and its beneficial owners
19. BOE: Ley Orgánica 1/2025, de 2 de enero
20. FCDO: Spain, buying and renting property
21. Portal das Finanças: Lei n.º 56/2023 (Mais Habitação)
22. FCDO: Living in Portugal
23. Greek Housing Policy Portal: Increase in the minimum real estate investment for a golden visa
24. MITOS: Golden visa programme (investment in a listed real property)
25. FCDO: Guidance for buying property abroad
26. Global Law Experts: Can foreigners buy property in Thailand in 2026?
27. Global Law Experts: Portugal, Greece and Spain golden visa overview 2026
28. Global Law Experts: Spain residency options after the golden visa

About this article

This analysis was researched and written by The Corporate INTL Newsroom, which covers cross-border legal, regulatory and business developments for lawyers, professional advisers and financiers in over 150 jurisdictions. It has been checked against legislation and official guidance published by the governments, land registries and tax authorities of each country covered, including Justice Laws Canada, the Australian Treasury, Revenue NSW, Toitū Te Whenua LINZ, IRAS, the Singapore Land Authority, the Thailand Board of Investment, the Dubai Legislation Portal, the UAE Government portal, HMRC, Companies House, the BOE, the Portuguese tax authority and the Greek government, together with FCDO guidance, Global News reporting and guides published by our sister publication Global Law Experts. Rates, thresholds and deadlines are those published at the date of review and can change at short notice, as Canada's 1 January 2027 deadline shows. This article is general information, not legal or tax advice; whether you can buy a particular property, and how it will be taxed, depends on your nationality, residence, the property and the structure used, so consult a qualified property lawyer and tax adviser in the country concerned before you commit. Last reviewed 15 October 2026. For more analysis like this, visit the Corporate INTL newsroom or subscribe to Corporate INTL.