In short
- Foreigners can buy freely in about half of our 20 countries; elsewhere there are permits, zones near coasts and borders, or quotas.
- In Thailand, the Philippines and Indonesia foreigners cannot own land: condos within a foreign quota, long leases or rights of use.
- Buyer costs range from about 2–4% (Ireland, Latin America) to 8–11% (Portugal, Spain, Italy, Malaysia, Uruguay).
- Rent for six months to a year first, and have the title checked by an independent lawyer or notary before you pay anything.
Owning your home abroad can make retirement cheaper and more stable, or tie you to the wrong place. This guide shows where foreigners can buy in our 20 destinations, what it costs, and how to avoid the classic mistakes. Every country fact comes from the housing section of the country page, where it is sourced. official, reputable source.
1. Can foreigners buy? Country by country
| Destination | Can foreigners buy? | Main restriction | Buyer costs (about) |
|---|---|---|---|
| Portugal | Yes | Since 25 May 2026, buyers not tax resident pay a flat 7.5% transfer tax unless they become resident soon after | 8% |
| Spain | Yes | You need a foreigner tax number (NIE) | 10% |
| France | Yes | None | 8% (existing homes) |
| Italy | Yes | Non-EU citizens not yet resident: reciprocity check by the notary | 11% |
| Greece | Restricted | Permit for non-EU buyers in border areas (some islands, northern regions) | 9% |
| Malta | Restricted | Non-EU buyers need an AIP permit and a minimum price, except in Special Designated Areas | 7% |
| Cyprus | Restricted | Non-EU buyers need a permit, one home per family | 5% |
| Croatia | Restricted | Non-EU buyers need the Ministry of Justice's approval (reciprocity; US citizens qualify) | 6% |
| Ireland | Yes | None | 3% |
| Mexico | Restricted | Within 100 km of a border or 50 km of the coast, through a bank trust (fideicomiso) | — |
| Costa Rica | Restricted | The first 200 m from the high-tide line is not freehold (concessions) | 4% |
| Panama | Restricted | No land within 10 km of the land borders; islands and beachfront have special rules | 4% |
| Colombia | Yes | Money from abroad must be registered with the central bank | 3% |
| Ecuador | Restricted | No land in border areas and national security zones | 3% |
| Uruguay | Yes | None | 8% (7–12%) |
| Thailand | Restricted | No land; condos while foreign ownership stays within 49% of the building | 2% |
| Malaysia | Restricted | State minimum prices (RM1 million or more in most states) and state consent | 10% |
| Vietnam | Restricted | Apartments and houses in approved projects, for 50 years (renewable once), within quotas | — |
| Philippines | Restricted | No land; condos while foreign ownership stays within 40% of the project | 3% |
| Indonesia | Restricted | No freehold; a right of use (Hak Pakai) with a stay permit, above a minimum price | — |
Buyer costs are taxes plus notary, registry and legal fees, as a share of the price; agents' fees come on top where the buyer pays them. "—" means our sources give no reliable total.
2. Where foreigners cannot own land
- Thailand and the Philippines: foreigners cannot own land, but can own a condominium unit as long as foreign ownership in the building stays within the quota (49% in Thailand, 40% in the Philippines). Houses are held through long leases. In Thailand the money must come from abroad, with a bank foreign-exchange certificate.
- Indonesia (Bali): no freehold title (Hak Milik) for foreigners. With a stay permit you can hold a right of use (Hak Pakai) on one home above a minimum price; long leaseholds are common. Never buy through an Indonesian "nominee": the arrangement gives you no legal protection.
- Vietnam: ownership of apartments or houses in approved projects for 50 years, renewable once, within quotas; you never own the land.
- Coasts and borders in Latin America: Mexico's restricted zone (through a bank trust), Costa Rica's 200-metre maritime zone (concessions), Panama's border strip, Ecuador's border and security zones.
3. Rent first
Almost every adviser gives the same advice: rent for six months to a year before buying. You learn the neighbourhood across the seasons, the noise, the summer heat or the winter damp, how far the hospital and the supermarket really are, and whether you want to stay at all. Many retirement visas accept a lease as proof of accommodation (Portugal's D7 asks for a 12-month lease or a deed). Renting also leaves your savings available while you discover the real cost of living. Our budget check shows rent as the largest line in most cities.
4. The purchase, step by step
- Get your tax number (Portugal NIF, Spain NIE, Italy codice fiscale, Greece AFM): it is needed to buy, and often to open the bank account.
- Hire your own lawyer, independent of the agent and the seller, who works in your language or with a translator.
- Check the title in the land registry: the seller really owns it, there is no mortgage, debt or claim attached, the building and any extensions are licensed, and the property is not in a restricted zone.
- Check the permits you need as a foreigner (Greece, Malta, Cyprus, Croatia, Malaysia) and the foreign quota for condos (Thailand, the Philippines, Vietnam).
- Move the money the right way: in Colombia it must go through the exchange market and be registered with the central bank, or you may not be able to take it out when you sell; in Thailand you need a foreign-exchange certificate for a condo.
- Sign before a notary (civil-law countries) and make sure the deed is registered: registration, not signature, protects you against third parties.
- Budget the yearly costs: property tax, community fees, insurance, and in some countries a wealth tax (see our pension tax guide).
5. Selling later
When you sell, the country where the property is usually taxes the gain, and your home country may tax it too (Americans always). Ask before you buy how a sale would be taxed, and keep every invoice for works: they usually reduce the taxable gain.
6. Checklist
- Check in the table whether you can buy where you want, and with which permit.
- Rent first, ideally through a full year.
- Get your tax number and an independent lawyer.
- Check the title, the licences and the zone before any deposit.
- Move your money through the official channel and keep the bank records.
- Make sure the deed is registered in your name (or in the trust or right of use).
- Think about inheritance now: a home abroad is often governed by local law (see the wills and inheritance guide).
Sources
All checked on 2026-10-22. Each fact in the tables comes from the housing section of the country page, with its own sources (land registries, tax authorities, law firms and property guides).
| Ref | Source | URL | Type |
|---|---|---|---|
| S1 | Retireacross country pages, housing sections (20 countries) | retireacross.com | secondary |