Country Guides

The rules, costs and quirks of buying in each country — from who can buy to what you'll pay every year after.

Spain

Who can buy: No restrictions — foreigners can buy freehold property anywhere in Spain.
The buying process: Get an NIE tax number, open a Spanish bank account, sign a private purchase contract with a 10% deposit, then complete before a notary.
Taxes & fees: 6–10% transfer tax (resale, varies by region) or 10% VAT on new builds, plus notary, registry and legal fees.
Visas & residency: Buying property does not grant residency. Separate visa routes exist for retirees and remote workers.
Ongoing costs: Annual IBI council tax, community fees, plus non-resident income tax even if you don't rent out.
Renting it out: Holiday lets need a tourist licence in most regions — some cities have stopped issuing new ones.

Who can buy: No restrictions — foreigners enjoy the same property rights as locals.
The buying process: Get a NIF tax number, sign a CPCV promissory contract with a 10–30% deposit, then complete the escritura before a notary.
Taxes & fees: IMT transfer tax on a sliding scale up to around 7.5%, plus 0.8% stamp duty and legal fees.
Visas & residency: Residency-by-investment rules have changed — property in major cities no longer qualifies; check the current scheme.
Ongoing costs: Annual IMI council tax (0.3–0.8%), condominium fees and utilities.
Renting it out: Alojamento Local licence required for short-term lets; rules tightened in popular areas.

Who can buy: No restrictions — the buying system is well used to international purchasers.
The buying process: Sign a compromis de vente with a 5–10% deposit, enjoy a 10-day cooling-off period, then complete at the notaire's office around 2–3 months later.
Taxes & fees: Notaire fees of roughly 7–8% on older homes, 2–3% on new builds.
Visas & residency: Property ownership doesn't confer residency; long-stay visitor visas are a common route.
Ongoing costs: Taxe foncière (owner) and taxe d'habitation (second homes, often surcharged in tourist areas).
Renting it out: Short-term lets in cities like Paris require registration and are capped by nights per year.

Who can buy: EU citizens freely; others depend on reciprocity — UK and US citizens can generally buy.
The buying process: Get a codice fiscale, make a written offer, sign a compromesso with a 10–30% deposit, then complete the rogito before a notaio.
Taxes & fees: Registration tax of 9% (non-residents, on the cadastral value) or 2% if you become resident, plus notary and agency fees.
Visas & residency: Elective residency visas suit retirees with passive income; buying alone doesn't qualify you.
Ongoing costs: IMU property tax on second homes, TARI waste tax and condominium fees.
Renting it out: Tourist rentals must be registered; a national ID code (CIN) is now required to advertise.

Who can buy: Mostly unrestricted, though border and some island areas need extra permission for non-EU buyers.
The buying process: Get an AFM tax number, hire a lawyer for land-registry title checks, sign the final contract before a notary.
Taxes & fees: Around 3% transfer tax (or 24% VAT on some new builds), plus legal, notary and registry fees.
Visas & residency: A golden visa via property investment remains available, with higher thresholds in Athens, Thessaloniki and popular islands.
Ongoing costs: ENFIA annual property tax, plus local charges collected via electricity bills.
Renting it out: Short-term lets must be registered on the tax authority's platform with a property registry number.

Who can buy: Foreigners cannot hold freehold (Hak Milik). Common routes are long leasehold (25–80 years) or buying through a PT PMA company.
The buying process: Agree terms, use an independent notary (PPAT) to check certificates and zoning, then sign the lease or company purchase deed.
Taxes & fees: 5% acquisition tax (BPHTB), notary fees, and 10% income tax on the seller usually shared by negotiation.
Visas & residency: Investor and retirement visas exist but are separate from property ownership.
Ongoing costs: Annual land and building tax (PBB), lease extension costs and staff/maintenance for villas.
Renting it out: Rental villas need a Pondok Wisata or hotel licence; enforcement of unlicensed lets has tightened.

Rules and tax rates change — always confirm the current position with an independent lawyer in the country before you buy.