Real Estate Foreign Ownership Restrictions — Detailed by Country
Buying property in another country involves navigating freehold eligibility, restricted zones, reciprocity requirements, and significant tax friction — transfer taxes, annual levies, and capital gains on exit. This reference table covers 35 key jurisdictions with the detail needed for preliminary due diligence. Always engage a local property lawyer before committing.
Last reviewed: 2026-06-01. Tax rates, golden visa thresholds, and purchase bans change frequently — verify with current official sources before acting.
| Country | Freehold for foreigners | Restricted zones | Reciprocity | Golden visa / residency threshold | Transfer tax | Annual property tax | CGT — non-resident on sale | Corporation / workaround |
|---|---|---|---|---|---|---|---|---|
| Argentina | Restricted Foreign individuals can own urban property. Rural land (>1,000 hectares or in strategic areas) subject to 2012 Land Law limits. | Frontier zones (within 150km of international borders): require National Executive approval for foreigners. Rural land: 15% cap on total rural land owned by foreigners nationally. | No | USD 200,000 in real estate for investor residency. | Property transfer tax (ITI): 1.5% of sale value (on seller, phased out for gains-tax payers). Stamp duty: 0.5–3.6% varying by province. | Impuesto inmobiliario: low — 0.5–1.5% of fiscal value (typically much lower than market). CABA: separate ABL tax. | 15% on inflation-adjusted gain (Impuesto a las Ganancias for non-residents). Currency controls complicate profit repatriation. | Argentine SRL or SA can hold rural land within quota limits. |
| Australia | Restricted All foreign purchases require FIRB (Foreign Investment Review Board) approval. Temporary residents: one established dwelling as primary residence only; new dwellings: generally approved; existing dwellings: generally rejected (except by temporary residents for primary use). | Established dwellings: non-residents effectively banned from purchasing. New builds and new dwellings: open with FIRB approval. Agricultural land above AUD 15 million: stricter review. | No | AUD 5 million in 'complying' investments (bonds, infrastructure, managed funds — not direct residential real estate) for Significant Investor Visa. Residential property does not qualify for SIV. | Stamp duty: 3–6.5% (general) + 8% Foreign Purchaser Duty Surcharge (additional, on top of standard stamp duty) in most states. Total can reach 14%+ in some states. | Land tax: 1–2.25% of land value (varies by state) above threshold. Foreign owner surcharge: additional 0.5–2%/year depending on state. | Non-residents pay CGT at 32.5% (up to $180,000) or 45% marginal rate on taxable Australian income (includes CGT). No 50% discount for non-residents (removed 2012). FIRB-approved property only. | Foreign-controlled company still requires FIRB approval. Australian company with majority Australian ownership may avoid some surcharges. |
| Brazil | Restricted Urban property: open to foreigners. Rural land: heavily restricted — must hold permanent residency or Brazilian company; area caps apply. | Rural land (zona rural): foreigners limited — 25% of any municipality's rural land may be foreign-owned; individual cap 100 'fiscal modules'. Border zone (150km): requires National Security Council approval. | No | BRL 700,000 (Southeast/South) or BRL 500,000 (other regions) in Brazilian real estate for investment visa (VIPER). | ITBI (property transfer tax): 2–4% depending on municipality. Rio: 3%; São Paulo: 3%. | IPTU (urban property tax): 0.5–1.5% of assessed value (varies by municipality and property type). | 15% on gain (25% for residents of low-tax jurisdictions). Gains in BRL subject to currency risk. | Brazilian Ltda (LLC) or S.A. can hold rural land within quotas. Offshore holding companies used for urban investment; income/gains still taxed in Brazil. |
| Bulgaria | Restricted EU nationals: unrestricted. Non-EU nationals: can own buildings but not land (land must be held via Bulgarian company). | Agricultural land and forest land: foreigners prohibited from direct ownership. | No | €300,000 (€600,000 in depressed areas) for Bulgarian residency. Citizenship after €1 million maintained for 5 years (scheme under review). | Transfer tax (local): 2–3% of higher of transaction price or assessed value. Notary fee: 0.1–1.5%. | Annual property tax: 0.01–0.45% of assessed value (very low). | 10% on gain. | Bulgarian EOOD/OOD required for non-EU nationals to hold land. Widely used and straightforward. |
| Canada | Restricted Prohibition on the Purchase of Residential Property by Non-Canadians Act: foreigners and foreign corporations banned from purchasing residential real estate until 31 Dec 2026 (extended from 2024). Vacation/recreational properties in areas <10,000 population exempt. | All residential property in Canada for non-Canadians/non-permanent-residents (with population exceptions). Commercial property: unrestricted. | No | CAD 1.25 million under Start-Up Visa. No direct real estate golden visa. Provincial Nominee Programs may use net worth thresholds. | Land Transfer Tax: 0.5–2.5% (Ontario); 1–3% (BC); varies by province. Toronto and Montreal have additional municipal LTT. Federal underused housing tax: 1%/year on non-Canadian-owned vacant/underused residential property. | Property tax: 0.5–2.5% of assessed value depending on municipality. Toronto ≈0.6%; Vancouver ≈0.25%. | 50% of net capital gain included in Canadian income; taxed at applicable rate (≈26.5% combined federal/provincial effective on gain). Non-residents subject to withholding of 25% of gross proceeds (adjusted via Section 116 clearance certificate). | Canadian corporation with majority Canadian ownership may qualify for the residential purchase ban exemption. Foreign-controlled corporations banned from purchasing residential. |
| Costa Rica | Yes Foreigners have same property rights as nationals under Costa Rican constitution. Maritime zone (first 50m from high-tide mark) is public; next 150m (concession zone) requires Costa Rican citizen or long-resident ownership. | Zona Marítimo Terrestre (ZMT): first 200m from high-tide line — first 50m public, 150m concession zone foreigners <5-year resident cannot hold directly. | No | $150,000 in Costa Rican real estate for Rentista or Inversionista residency. | Transfer tax: 1.5%. Stamps and registration: approximately 0.6% additional. | Property tax (impuesto sobre bienes inmuebles): 0.25% of assessed value. | 15% on gain (Costa Rica introduced CGT in July 2019). Previously exempt for long-term holders. | Costa Rican S.A. or SRL widely used, especially for ZMT concession-zone properties. |
| Croatia | Restricted EU nationals: full freehold (post EU accession 2013). Non-EU nationals: reciprocity required. | Agricultural land purchase restricted for foreigners. | Required Non-EU nationals from countries with bilateral reciprocity treaties with Croatia may purchase. US, UK, and most OECD nationals qualify. | €130,000 for temporary residence; no direct golden visa programme. | Real estate transfer tax: 3% of market value. | No national property tax. Communal charges apply. | 0% if held >2 years. 24% if sold within 2 years of purchase. | Croatian d.o.o. (LLC) can own property without nationality restrictions. |
| Cyprus | Restricted EU nationals: unrestricted. Non-EU nationals: may purchase one residential property or one plot of land (title deed restrictions apply in some areas). | Northern Cyprus (TRNC) territory: unresolved title deed issues — purchases there carry significant legal risk under international law. | No | €300,000 investment in new property for permanent residency (Fast-Track Programme). €1 million citizenship-by-investment programme was suspended. | Transfer fees: 3–8% on property value (reduced/waived during VAT transition periods). VAT 19% on new builds (5% for first home). | Immovable Property Tax abolished Jan 2017. Annual local authority charge applies (minor). | 20% on gains from Cypriot immovable property. Lifetime exemption of €17,086 for primary residence. | Companies may hold property but non-EU company ownership triggers additional scrutiny under AML rules. |
| Czech Republic | Yes No restrictions for EU/EEA. Non-EU nationals: unrestricted for residential since 2010 EU accession rules. | Agricultural and forestry land: restricted for non-EU nationals until 2011; now largely open. | No | No real estate golden visa. Investment visa requires company incorporation. | Real estate acquisition tax abolished Oct 2020. Cadastral fee: CZK 1,000-2,000. | Real estate tax: low — typically CZK 1,000–10,000/year (€40–400). | 15% (individual rate). Exempt if held >5 years (10 years for non-primary residence as of 2021). | Czech s.r.o. holdings possible but gains taxed at 19% corporate rate. |
| France | Yes No restrictions on nationality. Notaire involvement mandatory for all transfers. | None for residential. Agricultural land subject to SAFER pre-emption right (rural land agency can match any offer). | No | No dedicated real estate golden visa. Passive income visa (€1,800/month) available without investment minimum. | Droits de mutation: approximately 5.8% total (departmental + communal + state) on resale. New builds: VAT 20% + 0.715% reduced droits. | Taxe foncière: 0.5–3% of rental value (varies by commune). Taxe d'habitation abolished for primary residences (2023); still applies to second homes. | 19% CGT + 17.2% social charges = 36.2% effective rate for non-EU residents. EU/EEA non-residents: 19% CGT + 7.5% solidarity levy. Long-term tapers reduce gain for holding period >6 years; exempt after 22 years (CGT) / 30 years (social charges). | SCI (société civile immobilière) very common for family ownership / succession planning; must file annual accounts. |
| Germany | Yes No restrictions by nationality. Notarial deed mandatory. | None. | No | No dedicated real estate golden visa. Investor residence permit requires €250,000+ investment in a German company. | Grunderwerbsteuer: 3.5% (Bavaria, Saxony) to 6.5% (Brandenburg, Schleswig-Holstein, Thüringen) depending on Bundesland. No VAT on resale. | Grundsteuer: approximately 0.1–0.3% of assessed value (varies by municipality). Reform effective 2025 — new assessments apply. | Speculative gains tax (Spekulationssteuer): 15–45% (individual rate) if sold within 10 years of purchase. Exempt if held >10 years. Withheld at 15.825% at source if seller is non-resident. | Holding via GmbH common for multiple-unit investors; share deal can avoid Grunderwerbsteuer (>90% threshold rules apply). |
| Greece | Restricted EU/EEA nationals: full freehold. Non-EU/EEA nationals: restricted in border areas and certain island groups (requires special permit from Ministry of National Defence). | Border regions (Evros, parts of Thrace, some Aegean islands near Turkey). Non-EU buyers need ministerial permit for these zones — routinely granted for property under €800k but adds 3-6 months. | No | €250,000 (most areas); raised to €800,000 in Athens, Thessaloniki, and main islands (Santorini, Mykonos) from Jan 2024. | 3.09% property transfer tax on objective (assessed) value. No VAT on resale property. | ENFIA: approximately 2–16 €/m² depending on location; complex formula. Additional surcharge for properties >€300,000 total portfolio. | 15% on gain (suspended for properties bought before 2006; phased back for newer acquisitions). Capital gains tax on real estate sales still transitional — verify current rules. | Holding via Greek IKE or off-shore company common for developers; adds compliance overhead. |
| Hong Kong | Yes All land in HK is held on leasehold from government (technically). 'Freehold' in HK context = long-term leasehold. No restriction by nationality for private residential or commercial. | None for private residential. | No | HKD 30 million investment in HK financial assets or HKD 30 million in HK real estate for Capital Investment Entrant Scheme (CIES) — real estate counts since Oct 2023 relaunch. | Stamp duty (BSD): 15% flat for non-permanent residents (reduced to 7.5% effective Feb 2024). Additional Stamp Duty (ASD): reduced/waived Feb 2024. Special Stamp Duty (SSD) for resale within 3 years: 10%. | Property tax: 15% of net assessable value (rental income). Government rates: 5% of assessed annual rental value. | No capital gains tax in Hong Kong. | Hong Kong company used for commercial holdings; residential company purchaser pays 15% flat BSD. |
| Hungary | Restricted EU nationals: generally permitted. Non-EU nationals: require government permit (routinely granted for urban residential; agricultural land banned for foreigners). | Agricultural land: foreigners cannot purchase. Border region properties: enhanced review. | No | €500,000 in Hungarian real estate investment fund (HIRES) for Golden Visa residency. Direct residential purchase not eligible. | Vagyonszerzési illeték: 4% on first HUF 1 billion; 2% above. New builds: VAT 5% (reduced rate on new residential). | Building tax: municipal, typically HUF 300–1,800/m²/year. | 15% on gain. Tax-free after 5 years of ownership. | Hungarian Kft. (LLC) can purchase without permit. |
| Indonesia | Restricted Foreigners cannot hold Hak Milik (freehold title). Available titles: Hak Pakai (Right to Use, 30+20+30 years = 80 years max) for individuals; Hak Guna Bangunan (HGB, Right to Build) for companies. | All freehold land: foreigners prohibited. HGB title only via Indonesian PT company. | No | Second Home Visa: $350,000 USD equivalent in Indonesian property. Golden Visa: $350,000–$700,000 in qualifying assets. | BPHTB (acquisition duty): 5% of NJOP (assessed value) or transaction value (whichever higher). PPh (income tax): 2.5% of sale value paid by seller. | PBB (land and building tax): 0.1–0.3% of NJOP. | PPh: 2.5% of gross sale value withheld from seller (applied regardless of gain). Additional income tax may apply for non-residents. | PT PMA (foreign-invested Indonesian company) can hold HGB title. Required for most commercial real estate investment by foreigners. |
| Ireland | Yes No restrictions by nationality. | None. | No | Immigrant Investor Programme suspended Mar 2023. No current real estate investment visa route. | Stamp Duty: 1% on first €1 million; 2% above €1 million (residential). 7.5% on commercial property. | Local Property Tax (LPT): 0.18% on values up to €1 million; 0.25% above. Self-assessed. | 33% on gains. Ireland taxes non-residents on Irish-situated assets. | Not commonly used for residential; potential for commercial property held via Irish company. |
| Italy | Yes Open to most foreigners. Codice fiscale (tax code) required. | None for residential. Agricultural land purchase by non-EU nationals subject to additional conditions. | Required Italy requires reciprocity — nationals of countries that allow Italian citizens to buy property. In practice almost all OECD nations qualify; verify for nationals of some Middle Eastern and African states. | €500,000 in an Italian company or €250,000 in a start-up. No specific real estate golden visa. | Registration tax: 2% (primary residence, within Italy) or 9% (second/investment homes), on cadastral value. VAT: 4–22% if buying from developer. | IMU: 0.46–1.06% of cadastral value × revaluation coefficient. Primary residence exempt. | 26% on gain if held <5 years. Exempt if held >5 years. | Holding via Italian SRL possible; professional advice essential for inheritance planning. |
| Japan | Yes No restrictions on foreign freehold ownership of land or buildings. Japan is one of the most open property markets globally. | Military facilities and national security zones near critical infrastructure: Ministry of Land review required (since 2022 National Security Act). Applies to land within 1km of defence facilities. | No | JPY 100 million (≈$700,000) in business investment for Business Manager / Investor visa. No real estate golden visa per se, but property management visa possible. | Registration and licence tax: 0.4–2% on registered value. Real estate acquisition tax: 3–4% (reduced rates on new residential). Stamp duty: JPY 10,000–600,000 depending on value. | Fixed asset tax: 1.4% of assessed value. Urban planning tax: 0.3% in urban areas. Assessed value typically 70% of market. | 20.315% (residents) on gain if held >5 years; 39.63% if held ≤5 years. Non-residents: 10.21% withholding on gross rental income; gains taxed at Japan income tax rates (15% + 5% inhabitant tax if non-resident). | KK (Kabushiki Kaisha) or GK (Godo Kaisha) holding widely used; gains at 23.2% corporate rate. |
| Malta | Restricted EU residents (5+ years): no restriction. Non-EU and EU <5 years: limited to one property; Special Designated Areas exempt (unrestricted purchases). | Most of Malta outside Special Designated Areas restricted to one property for non-residents. | No | Malta Permanent Residency Programme: €300,000 property purchase (or €10,000/year lease) + €28,000 government contribution. | 5% stamp duty on purchase price (buyer). Reduced rates for first-time buyers. | No annual property tax. | Final withholding tax: 8% of transfer value (seller pays); applies to both residents and non-residents. | Maltese company can purchase in SDAs without restriction; outside SDAs, permit still required. |
| Mexico | Restricted Foreigners can own freehold outside the 'Restricted Zone'. Within the Restricted Zone (within 50km of coast and 100km of border), ownership must be via bank trust (fideicomiso) or Mexican company. | Zona Restringida: 50km coastal strip and 100km border strip. Most popular resort areas (Los Cabos, Puerto Vallarta, Cancun, Playa del Carmen) fall within this zone. | No | MXN 1.8 million (≈$100,000) in real estate for Temporary Resident status (Residente Temporal with economic solvency). | ISAI (acquisition tax): 2–4% varying by state. Notary fees: 1–2%. | Predial (property tax): 0.1–0.6% of assessed value — one of the lowest globally. | ISR (income tax) on gain: 25% of gross sale price OR 35% of net gain — seller can choose. Notary withholds at time of closing. | Fideicomiso (bank trust): 50-year renewable trust held by a Mexican bank as trustee; foreigner is the beneficiary. Annual trust fee: $500–$1,500. Mexican S.A. de C.V. also used for commercial. |
| Netherlands | Yes No restrictions by nationality. Notarial deed required. | None. | No | No dedicated real estate golden visa. Start-up or innovative entrepreneur routes exist. | Overdrachtsbelasting: 2% (owner-occupied primary residence, buyer <35 and property <€440,000 — reduced from 0% to 2% for young buyers in 2024); 10.4% for investors and non-primary-residence buyers. | OZB (municipal property tax): typically 0.1–0.3% of WOZ value. Box 3 wealth tax on deemed return on net asset value. | Netherlands does not levy CGT on property sales for individuals — gains are taxed via Box 3 deemed return system, not actual gains. | BV (private limited) for commercial/multi-unit holdings; share deal does not trigger transfer tax. |
| New Zealand | No Overseas Investment Act 2018: non-residents and non-citizens effectively banned from purchasing existing residential property. New development (stand-alone new-build) permitted with OIO waiver in limited cases. | All residential property: ban applies nationwide. Farmland and sensitive land: subject to Overseas Investment Office approval. | No | NZD 5 million (Investor Plus/Active Investor Plus visa — no real estate pathway). Resident class visas require NZD 10 million+ for Investor 1. | No transfer tax or stamp duty in New Zealand. | Local government rates: 0.3–1% of capital value (varies by council area). | NZ does not have a comprehensive CGT. Bright-line test: gains taxable if property sold within 2 years (primary residence) or 10 years (investment). Non-residents subject to NZ income tax on NZ-sourced income. | New Zealand company controlled by overseas persons still caught by Overseas Investment Act restrictions. |
| Panama | Yes Full freehold available with same rights as Panamanian nationals. ROP (Rights of Possession) land on untitled parcels is a separate category requiring conversion. | Isla Taboga, San Blas islands, and some indigenous (comarca) territories: foreigners excluded. | No | $300,000 in Panamanian real estate for Qualified Investor Visa for permanent residency. | Transfer tax: 2% of higher of transaction value or assessed value. VAT: N/A on real estate. | Impuesto de inmuebles: 0% on first $120,000; 0.5% up to $700,000; 0.7% above. Primary residence exemption up to $120,000. | 3% of transaction value (withholding) OR 10% of net gain — seller pays lower. Final settlement via tax return. | Panamanian corporation widely used for asset protection. Bearer shares abolished (2015); registered shares only. |
| Philippines | Restricted Foreigners cannot own land under the Philippine Constitution. Condo units freehold up to 40% foreign quota per building. Longterm lease (up to 50+25 years) available under R.A. 7652. | All land: foreigners prohibited from freehold. | No | $75,000 USD in condominium units for SRRV (Special Retiree's Resident Visa). PEZA economic zone investment: $150,000 for SIRV (Investors). | Documentary Stamp Tax: 1.5% of higher of fair market or transaction value. Transfer Tax (LGU): 0.5–0.75%. Registration fee: 0.25%. | Real property tax: 1% (Metro Manila) or 2% (other areas) of assessed value (typically 20–60% of market value). | Capital gains tax: 6% of gross selling price or fair market value (whichever is higher) — flat, not on net gain. | Philippine corporation (max 40% foreign equity) can hold land. Full foreign ownership in economic zones (PEZA/BOI) possible for industrial/commercial. |
| Poland | Restricted EU/EEA nationals: unrestricted. Non-EU/EEA nationals: require permit from Minister of Interior for most purchases. | Agricultural land: 5-year ownership requirement before sale/lease restrictions. Border zone (10km) properties: enhanced scrutiny. | No | No real estate golden visa. Poland has no investment-for-residency programme. | PCC (civil law activities tax): 2% on market value. VAT 8% on new residential builds. | Real estate tax: low flat rate per m² set by municipalities. Typically PLN 0.60–1.00/m²/year for residential. | 19% on gain. Exempt if proceeds reinvested in Polish residential property within 3 years. | Polish sp. z o.o. (LLC) can acquire without permit requirements in most cases. |
| Portugal | Yes No restrictions on freehold ownership. NIF (tax number) required. | None. | No | €500,000 (commercial real estate, rural rehabilitation, or low-density areas). Lisbon/Porto/coastal residential excluded since Oct 2023. | IMT: 0–8% on purchase price or VPT (higher). IMT rates are progressive. Stamp duty: 0.8%. | IMI: 0.3–0.8% of VPT (rateable value). | 28% on net gain. Primary residence exemption available only to tax residents. Portugal withholds at source. | Possible via Portuguese or offshore holding company but triggers additional AIMI surcharge for companies. |
| Romania | Restricted EU/EEA nationals: full freehold (including agricultural land since 2014). Non-EU nationals: buildings freehold; land via Romanian company. | Agricultural and forestry land: non-EU nationals cannot purchase directly. | No | No dedicated golden visa. Romanian D visa requires other qualifying criteria. | Notary fee and registration fee: approximately 0.5–2% combined. No separate transfer tax. | Property tax (impozit pe clădiri): 0.08–0.2% of assessed value for residential. | 3% CGT on sale proceeds (flat, not on gain). Withheld by notary at closing. | Romanian SRL used by non-EU nationals to hold land. |
| Singapore | Restricted Foreigners can purchase private condominiums freehold. HDB flats (public housing = 80% of housing): foreigners cannot purchase. Landed property (bungalows, terrace houses): foreigners cannot purchase without Sentosa Cove exception. | HDB resale flats: foreigners excluded. Landed residential (outside Sentosa Cove): foreigners generally excluded. Sentosa Cove: foreigners may purchase landed with approval. | No | SGD 10 million in fund/company under Global Investor Programme (real estate not qualifying investment). | BSD (Buyer's Stamp Duty): 1–6% progressive on property value. ABSD (Additional Buyer's Stamp Duty): 60% for foreigners (raised Apr 2023 from 30%); 65% for foreign entities. Total can be 65%+ for foreign buyers. | Annual Value-based tax: 0–32% of annual rental value (owner-occupied lower; non-owner-occupied higher progressive rates post-2023 reform). | No capital gains tax in Singapore. | Corporate purchases attract 65% ABSD, making company structures unattractive for residential. Commercial property: no ABSD, open to foreigners. |
| South Korea | Yes Foreigners can purchase freehold residential and commercial property with registration at local government. No quota restrictions. | Military protection zones and some agricultural land: enhanced scrutiny or prohibition. Foreign Agricultural Land Acquisition Act restrictions in some zones. | Required Reciprocity applies for some nationalities under the Foreign Land Acquisition Act — nationals of countries that permit South Koreans to own land. Most OECD nations qualify. | KRW 500 million (≈$370,000) in an apartment in designated areas for F-2-12 investment immigration visa. | Acquisition tax: 1–12% on market value (varies by property type, value, and whether buyer already owns property). | Property holding tax: 0.1–0.4% for individuals; comprehensive real estate holding tax (종부세) adds 0.5–6% for high-value/multi-property owners. | Transfer income tax: 6–45% on net gain (same as residents). Non-residents subject to 10% withholding unless tax treaty applies. | Korean corporation (주식회사 / Jushik Hoesa) can hold property without reciprocity requirement. |
| Spain | Yes Full freehold available to all foreigners. NIE number required. | None for civilians; some military-zone restrictions near borders and coasts but rarely invoked for residential. | No | €500,000 free-and-clear investment (residential or commercial). Programme extended through 2024; review pending. | ITP (resale): 6–10% (varies by region). VAT (new build): 10% + 1.5% stamp duty. | IBI: 0.4–1.1% of cadastral value (typically much lower than market value). | 19% (EU/EEA residents); 24% (non-EU/EEA). Buyer must withhold 3% of sale price at completion as advance CGT. | Holding via Spanish SL (limited company) common for commercial property; rarely advantageous for residential. |
| Thailand | Restricted Foreigners can own condo units freehold up to 49% of total floor area in a condo building. Land ownership by foreigners is prohibited under the Land Code. | All land: foreigners cannot hold freehold. Condos: 49% foreign quota per building. | No | THB 10 million (≈$280,000) in Thai condos, bonds, or approved assets for Thailand Elite / Long-Term Resident (LTR) visa. Condo investment alone qualifies for LTR 'Wealthy Global Citizen' stream. | Transfer fee: 2%. Specific business tax: 3.3% (if sold within 5 years). Stamp duty: 0.5% (in lieu of SBT if held >5 years). | Land and Building Tax: 0.02% on primary residence (capped at THB 50,000); 0.3% on investment/rental property; 0.7% on unused land. | Withholding tax at progressive rates on assessed gain (based on assessed value, years held, and number of sellers). Typically 5–35% effective rate. No separate CGT rate — part of income tax. | Thai company (with majority Thai ownership ≥51%) can hold land — widely used but legally grey; authorities periodically scrutinize nominee shareholder arrangements. |
| Turkey | Restricted Nationals of most countries can purchase freehold. Banned for nationals of: Armenia, Cuba, North Korea, Nigeria, Syria, and a few others. | Military/security zones: no foreigner purchases within defined perimeters (applies across the country). Maximum 30 hectares per foreign national. | Required Reciprocity condition applies for some nationalities — Turkish citizens must be allowed to purchase in the buyer's home country. | $400,000 minimum property value for Turkish citizenship by investment (raised from $250,000 in 2022). | Title deed fee (tapu harcı): 4% of declared value (paid by buyer and seller — typically 2% each in practice). | Emlak vergisi: 0.1–0.3% of assessed value (residential); 0.2–0.6% for commercial. | Tax withheld at 15% (residents) — non-resident capital gains typically subject to Turkish income tax on a progressive basis if property held <5 years. Exempt if held >5 years. | Turkish limited şirketi can hold property without nationality restrictions. |
| UAE | Restricted Foreign freehold ownership limited to designated freehold zones (Dubai Marina, Downtown Dubai, Palm Jumeirah, Jumeirah Village, etc. in Dubai; Al Reem Island, Saadiyat Island in Abu Dhabi). Outside these zones: leasehold only. | Non-freehold zones: foreigners limited to 99-year leasehold. No nationwide rural or agricultural land access. | No | AED 2 million (≈$545,000) in real estate for 10-year Golden Visa. | Dubai Land Department fee: 4% of purchase price. Abu Dhabi: 2%. | No annual property tax in UAE. | No capital gains tax in UAE. | UAE free-zone company can hold property in freehold zones; offshore company requires special registration. |
| United Kingdom | Yes Full freehold (or long leasehold) available to all nationalities. | None. | No | Tier 1 Investor visa (£2 million minimum) closed to new applicants since Feb 2022. No current real estate route to UK residency. | SDLT (England/NI): 0–12% residential; 3% surcharge for additional dwellings; 2% surcharge for non-UK residents (total up to 17% for non-resident additional property). LBTT (Scotland) and LTT (Wales) have own rates. | Council Tax: £700–£4,000+/year depending on band and location. Non-domestic: business rates. | 18% (basic rate taxpayer) / 28% (higher rate) on residential property gain. Non-residents must file CGT return within 60 days of completion. | Holding via UK Ltd increases SDLT (15% flat on residential >£500k for companies). ATED (Annual Tax on Enveloped Dwellings) applies — annual charges up to £269,450/year for properties >£20m. |
| United States | Yes No federal restrictions by nationality. Some states (Texas, Florida, Montana, etc.) have enacted restrictions on ownership by nationals of 'foreign adversary' countries (China, Russia, Iran, North Korea) since 2022–2024. | CFIUS: Committee on Foreign Investment may review purchases near military bases, energy infrastructure, or ports. State-level bans on Chinese, Russian, Iranian nationals near airports/military in TX, FL, ND, MT, and others (evolving). | No | $800,000 in an EB-5 Regional Center project (or $1,050,000 non-targeted) for immigrant investor visa leading to Green Card. | Transfer taxes vary by state/county: 0% (most western states, TX) to 2–4% (NYC, NJ, DC). Documentary stamp taxes common in FL, NY, PA. | Property tax: 0.3% (Hawaii) to 2.5%+ (New Jersey, Illinois) of assessed value. National average ≈1.1%. | FIRPTA: buyer withholds 15% of gross sales price from non-resident sellers at closing. Effective CGT: federal 0/15/20% long-term rates + net investment income tax 3.8% + state tax (0–13.3%). Non-resident estate tax applies on US situs assets. | LLC or C-Corp holding reduces FIRPTA to 21% corporate tax on gain but avoids 15% withholding. State-law adversary-nation bans may restrict company owned by restricted nationals. |
| Uruguay | Yes Full freehold with same rights as Uruguayan nationals. One of the most open property regimes in Latin America. | Rural/agricultural land: some limits on ownership by foreign state entities, not individuals. | No | $380,000 USD in real estate for expedited Legal Residency (Investment Residence option). | Impuesto de transmisión patrimonial: 2% buyer + 2% seller (4% total on transaction value). | IBI (property contribution): approximately 0.3–1.0% of fiscal value. | 12% on gain for non-residents (IRNR — Non-Resident Income Tax). | Uruguayan SA or SRL available; offshore holding company common for estate planning. |
| Vietnam | Restricted Foreigners can own apartments and houses on 50-year renewable leasehold (extended by 2024 amended Land Law). Land is state-owned; no freehold for anyone. Limited to 30% of units in any apartment building, 250 houses per ward. | Areas near military zones, borders, coasts: foreigners prohibited from ownership. | No | No real estate golden visa. Vietnam e-visa allows 90 days; no investment residency programme. | Registration fee: 0.5% of transaction value. Personal income tax on sale: 2% of transfer price (withheld). | Non-agricultural land use tax: very low — 0.03–0.15% of land price × area. | 2% of gross transfer price withheld as personal income tax (flat — not on gain). No additional CGT. | Foreign-invested enterprise (FIE/FDI company) can own commercial land use rights; residential ownership still subject to quota. |
How to read this table
- Freehold for foreignersindicates whether a foreign national can hold outright freehold title. "Restricted" means freehold is available but only for some nationalities, in certain zones, or for specific property types (e.g., condos not land).
- Restricted zones are areas where foreign ownership is further limited beyond the base rule — typically border areas, coastal strips, agricultural land, or zones near military installations.
- Reciprocity means the purchasing country legally requires that your home country permits their citizens equivalent property rights. Most OECD nationals are unaffected but check for non-OECD nationality holders.
- Transfer tax is the one-time cost on purchase — may be called stamp duty, acquisition tax, IMT, ITP, etc. Percentages shown are on market or declared value (whichever is higher in most jurisdictions).
- Annual property tax is the recurring levy. Assessed (rateable) values are often well below market, making effective rates lower than the nominal percentage suggests.
- CGT for non-residents applies when you sell. Many jurisdictions require the buyer to withhold a percentage at closing — you then file a return to settle or reclaim the difference. Long-term holding exemptions (5, 10, or 30 years) vary widely.
- Corporation workaround describes whether a locally incorporated company can circumvent the foreign-ownership ban or restrict additional taxes. Note that company structures often trigger their own taxes (ATED in the UK, ABSD surcharges in Singapore, etc.) and require ongoing compliance.
See also: Foreign property buyers overview · Capital gains tax by country · Inheritance tax by country · Tax residency matrix.