Countries Where Foreign Nationals Can Invest in Properties

Over the past decade, property investment has become one of the most powerful tools countries use to attract foreign capital. From Golden Visa schemes to tax incentives and freehold zones, governments have increasingly opened their real‑estate markets to international buyers in hopes of stimulating economic growth.

These policies have been hugely popular. In many countries, foreign demand has pushed up prices, boosted construction, and injected billions into local economies. But the flip side is becoming harder to ignore: in cities from Lisbon to Vancouver to Sydney, residents now struggle to afford homes in their own communities.

As a result, governments are tightening rules, adjusting residency‑by‑investment programs, and imposing new taxes on non‑resident buyers. Immigration pressures, rising interest rates, and housing shortages are forcing policymakers to rethink how open their markets should be.

If you’re considering buying property overseas, understanding these shifting rules is essential. Below is a comprehensive, country‑by‑country guide to where foreigners can still purchase property in 2026, and what restrictions or opportunities you should expect.

Countries Where Foreigners Can Buy Property

 Portugal

Portugal became globally famous for its Golden Visa program, which allowed non‑EU nationals to gain residency through real‑estate investment. Although the government has tightened the rules and removed property from the Golden Visa pathway, foreigners can still freely buy property.

• No restrictions on ownership
• Popular with retirees, digital nomads, and investors
• Expect higher taxes in major cities and tourist zones

Spain

Spain remains one of Europe’s most open markets for foreign buyers. Non‑residents can purchase property without restrictions, and Spain still offers a Golden Visa for real‑estate investments above a certain threshold.

• Strong demand in Barcelona, Madrid, Valencia, and coastal regions
• Additional taxes apply to non‑resident buyers
• Golden Visa still available for qualifying investments

 France

France imposes no legal restrictions on foreign property ownership. However, buyers should be aware of France’s complex tax system, especially regarding rental income and capital gains.

• Straightforward buying process
• Higher transaction taxes compared to some EU countries
• Popular for lifestyle purchases rather than investment yields

Italy

Italy welcomes foreign buyers with no ownership restrictions, though the process can be bureaucratic and slow.

• Attractive for renovation projects and rural homes
• Some regions offer €1 homes with renovation commitments
• Legal due diligence is essential due to the older property stock

Germany

Germany allows foreigners, including non‑EU citizens, to buy property freely. However, the process is known for its complex administrative process.

• Strong rental market
• High transaction costs (notary + land transfer tax)
• Financing can be difficult for non‑residents

Greece

Greece offers one of Europe’s most accessible Golden Visa programs, granting residency for property investments above a set threshold.

• Foreigners can buy property without restrictions
• Golden Visa remains a major draw
• High demand in Athens, Crete, and the islands

United States

Foreigners can buy property anywhere in the U.S., but financing is more challenging for non‑residents.

• No restrictions on ownership
• Higher interest rates for foreign buyers
• Property taxes vary widely by state

Canada

Canada has introduced temporary restrictions on foreign buyers in certain provinces due to housing affordability concerns. However, foreigners can still buy property in many areas, except land owned by the British Crown.

• Some cities impose foreign‑buyer taxes
• Restrictions vary by province
• Financing is possible but requires strong documentation

Mexico

Foreigners can buy property in Mexico, but there are restrictions in the Restricted Zone areas near the coast and borders.

• Coastal properties require a bank trust (fideicomiso)
• Inland properties have no restrictions
• Popular for retirement and vacation homes

Japan

Japan is one of the most open markets globally: no restrictions on foreign property ownership.

• Straightforward buying process
• No residency rights attached to ownership
• Attractive for investors due to low prices in rural areas

United Arab Emirates

Foreigners can buy property in designated freehold zones, especially in Dubai and Abu Dhabi.

• No income tax
• High‑yield rental market
• Ownership limited to approved districts

Australia

Australia has some of the strictest rules for foreign buyers.

• Foreigners can buy newly built properties
• Restrictions on purchasing existing homes
• Approval required from the Foreign Investment Review Board (FIRB)

New Zealand

New Zealand restricts foreign ownership of existing residential property, but the rules are not absolute.

• Foreigners can buy new builds or certain types of property
• Some exemptions apply for Australian and Singaporean citizens
• Designed to protect local housing affordability

United Kingdom

The UK places no legal restrictions on foreign property ownership.

• Buyers must pass identity and anti‑money‑laundering checks
• Non‑residents may pay higher Stamp Duty
• Strong demand in London, Manchester, and Edinburgh

Every country has its own rules, taxes, and administrative processes. Some offer residency or citizenship pathways through property investment, while others impose strict limits to protect local buyers. Before purchasing, it’s essential to:

• Understand local tax obligations
• Review residency implications
• Check financing options
• Consult a local lawyer or real‑estate expert

Buying property abroad can be a smart investment, but only if you understand the landscape before you step into it.