Below is a detailed guide on 10 countries where foreigners are legally allowed to purchase property, along with insights into each country’s unique ownership laws and restrictions. While the idea of owning a piece of property abroad is appealing to many, whether for personal use, retirement, or investment. It’s important to recognize that not all markets offer equal legal protections, transparency, or long-term stability for foreign buyers.
In some countries, foreigners are granted full ownership rights similar to locals. However, in others, ownership may only be allowed through alternative or indirect structures, often referred to as “grey area” methods.
These can include arrangements such as:
– Purchasing property under a local citizen’s name (with a private agreement in place),
– Using a corporate structure or shell company,
– Buying condominiums only (where foreign ownership is allowed but land is not),
– Or registering the property under a locally controlled law firm or nominee company.
While these workarounds are sometimes common practice and may even be widely promoted by local agents or developers, they often carry significant legal risks. Governments can and do re-evaluate these loopholes, especially during times of political or economic change. In some cases, previously tolerated arrangements have later been challenged, invalidated, or subjected to stricter oversight, putting foreign investors at risk of losing ownership or access to their property.
Additionally, depending on the country, issues such as unclear land titles, access to utilities, zoning limitations, or weak legal enforcement can further complicate ownership. In high-risk or fast-changing legal environments, it is absolutely essential not to rely solely on the advice of a real estate agent, no matter how experienced they may seem.
The United States boasts one of the most open and accessible real estate markets in the world, welcoming foreign investors with minimal restrictions. Unlike many countries that limit land ownership by non-citizens, the U.S. allows foreigners to freely buy, own, and sell nearly all types of property — including residential homes, commercial buildings, and agricultural land — with the same legal rights as U.S. citizens. There is no requirement to be a resident or hold any type of visa to invest in real estate.
This openness makes the U.S. particularly attractive to global buyers looking for a stable legal environment, strong property rights, and a diverse portfolio of real estate opportunities. Popular investment locations include major cities like New York, Los Angeles, and Miami, as well as suburban and rural areas with growth potential or vacation appeal.
However, a few recent federal-level developments have introduced exceptions to this openness, especially concerning national security. Under the Foreign Investment Risk Review Modernization Act (FIRRMA), which strengthened the powers of the Committee on Foreign Investment in the United States (CFIUS), certain real estate transactions by foreign buyers are now subject to review. This primarily affects purchases near military bases, ports, and other sensitive infrastructure. For instance, agricultural land within a specified distance of a military installation may trigger national security scrutiny, particularly for buyers from certain countries.
In addition, while there are no nationality-based limits on property ownership, foreign buyers are subject to the same property taxes as U.S. citizens — and in some cases, estate tax liabilities can be more complex for non-residents. Financing can also be more challenging, as many U.S. banks have stricter lending standards for non-residents. This often leads foreign buyers to pay in cash or seek international mortgage brokers who specialize in cross-border financing. If you are looking for extensive free downloadable guide on how to buy land in America as a foreigner. We have a completely free no sign up required guide here: How to Buy land in America
Costa Rica has become one of the most sought-after countries for purchasing property, especially among retirees, digital nomads, and investors seeking vacation or rental properties. One of the biggest draws is the fact that foreigners enjoy the same property ownership rights as Costa Rican citizens, making the buying process more accessible and transparent compared to many other countries.
The only notable exception is land located within the Maritime Zone, which refers to the first 200 meters inland from the high tide line. The first 50 meters are public land and cannot be owned by anyone, while the remaining 150 meters fall under a concession system that is regulated by local municipalities and can require Costa Rican majority ownership for the concession to be granted.
Outside of these coastal restrictions, foreigners can fully own titled property, including homes, lots, and farmland, either in their personal name or through a Costa Rican corporation (commonly an S.A. or SRL structure). The buying process is relatively straightforward and typically involves hiring a local attorney who performs due diligence, confirms clear title through the national registry, and oversees the closing.
Costa Rica’s stable democracy, strong legal system, and relatively low property taxes have contributed to its reputation as a safe and rewarding place to invest in real estate. In recent years, the market has become even more modernized, with international real estate agencies like RE/MAX, Century 21, and Coldwell Banker operating throughout the country. Additionally, title insurance is available through trusted global providers, offering further peace of mind for foreign buyers.
Whether you’re looking for beachfront property, a mountain retreat, or a rental income investment, Costa Rica combines natural beauty, investor-friendly laws, and strong expat infrastructure, making it a standout choice for international real estate buyers.
Canada is generally open to foreign ownership of real estate, but the rules and restrictions can vary significantly depending on the province and the type of property involved. Foreign investors are legally allowed to purchase property across most of the country, but there are important caveats, especially in response to rising housing affordability concerns.
In provinces like British Columbia and Ontario, foreign buyers are subject to additional taxes aimed at reducing speculative investment and cooling overheated housing markets. For example, British Columbia imposes a 20% Foreign Buyers’ Tax on residential property purchases by non-residents in certain regions, while Ontario has implemented a similar 25% Non-Resident Speculation Tax in key markets like Toronto and surrounding areas.
In response to a nationwide housing affordability crisis, Canada enacted a federal-level temporary ban on foreign residential home purchases starting January 1, 2023. This two-year restriction applies to non-Canadian individuals and entities, aiming to curb outside demand that may be driving up prices. However, there are notable exceptions to this ban:
Ownership rules may also differ in Quebec, Alberta, and the Atlantic provinces, which currently have fewer restrictions or taxes in place for foreign buyers.
Foreigners are legally allowed to buy property in Mexico, but there are specific restrictions depending on the property’s location. According to Mexico’s Constitution, properties located within 50 kilometers (approximately 31 miles) of the coastline or 100 kilometers (about 62 miles) from international borders fall within what’s known as the “restricted zone.” In these areas, foreign individuals cannot directly own property in their name.
To work around this constitutional restriction — while still allowing foreign investment — Mexico created a legal mechanism called a “fideicomiso,” or bank trust. Under this structure, a Mexican bank acts as the trustee and holds the title to the property on behalf of the foreign buyer, who retains full control over the property, including the right to sell, lease, improve, or will it to heirs. This arrangement is fully legal, renewable, and typically established for a 50-year term, with the option to renew indefinitely.
Alternatively, for those planning to use the property for business purposes or multiple investment holdings, forming a Mexican corporation is another route. Foreigners can legally own 100% of a Mexican company, and that company can in turn own property anywhere in the country — including within the restricted zones — without the need for a fideicomiso.
Outside the restricted zones, foreigners can directly own land and property with full property rights, just as a Mexican citizen would. This is often the preferred option for those buying inland properties, such as in cities like Guadalajara, San Miguel de Allende, or Lake Chapala.
When it comes to navigating the logistics of purchasing property in Mexico — from currency exchange to legal paperwork — services like Wise (formerly TransferWise) have become extremely popular. Wise is considered a leader in international money transfers, offering mid-market exchange rates and low transfer fees To learn more read Buying property in Mexico from Wise
Portugal is widely recognized as one of the most foreigner-friendly real estate markets in Europe, offering a transparent legal system and a stable, welcoming environment for international buyers. Foreigners, whether EU or non-EU citizens, are permitted to freely purchase property without restrictions, including residential homes, commercial real estate, and rural land. Property can be owned outright in the buyer’s name or through a foreign or Portuguese company, making ownership simple and secure.
One of the biggest draws for foreign investors has been Portugal’s Golden Visa program, which has allowed non-EU nationals to obtain residency by investing in Portuguese real estate. While the program has undergone recent changes to exclude property in densely populated areas like Lisbon, Porto, and parts of the Algarve, investments in designated low-density areas or certain rehabilitation projects still qualify. The Golden Visa not only grants residency but also provides a path to permanent residency and citizenship after five years, without requiring permanent relocation to Portugal.
In addition to its favorable immigration policies, Portugal offers low property taxes and affordable transaction costs compared to other Western European nations. Property transfer tax (IMT), stamp duty, and notary/legal fees are relatively modest, and annual municipal property taxes (IMI) are often less than 0.5% of the property’s value, depending on location.
Beyond the financial advantages, Portugal is known for its high quality of life, Mediterranean climate, excellent healthcare system, and safety, making it not only a sound investment but also an ideal place to live, retire, or generate rental income. Many foreign buyers focus on coastal areas, historic inland towns, or emerging regions like the Alentejo and central Portugal, where land and property are still undervalued.
While foreigners cannot legally own land outright in Thailand, they are permitted to own condominiums under certain conditions. Specifically, foreign ownership in a condominium development cannot exceed 49% of the total unit area, and funds used to purchase the property must be transferred into Thailand in foreign currency.
When it comes to villas, houses, or land, foreigners must rely on legal workarounds. The most common methods include:
– Long-term lease agreements, typically lasting up to 30 years- (with optional renewals)
– Forming a Thai company, where a Thai national must hold at least 51% of the shares (a method that’s increasingly scrutinized and risky if not done properly)
– Or marrying a Thai citizen and registering the land under their name — though this offers no legal ownership protection for the foreign spouse.
While these structures allow for foreign involvement in land-based property, they come with legal gray areas and potential pitfalls, particularly in the event of disputes, enforcement issues, or future changes in Thai law. Buying land, even through companies or leaseholds, should only be done with legal counsel and a full understanding of the risks.
Despite the ownership restrictions, Thailand remains an extremely popular destination for property investment due to its affordability, high standard of living, and active rental market. It’s common for foreigners to purchase luxury condominiums or villas in tourist hotspots like Phuket, Chiang Mai, or Bangkok, often for personal use, vacation rentals, or long-term passive income. Phuket, in particular, has seen heavy investment from Russian, Chinese, and European buyers drawn by the lifestyle and attractive property prices.
In Bangkok, foreign investors frequently target off-plan condo projects to lock in lower prices and benefit from rising demand in central districts. The rental market is relatively stable, though short-term rental laws are strictly enforced. Many condominiums prohibit stays under 30 days, and operating an Airbnb without a proper hotel license can result in fines or legal issues, so it’s crucial to research building rules and local laws beforehand
New Zealand has some of the strictest laws in the world when it comes to foreign land ownership — primarily aimed at protecting housing affordability and preserving access for local citizens. In 2018, the government passed the Overseas Investment Amendment Act, which banned most non-residents and non-citizens from purchasing existing residential property. This legislation was a direct response to growing concerns that foreign buyers were driving up home prices, especially in Auckland and other high-demand areas.
Under this law, foreign individuals who are not New Zealand citizens, permanent residents, or Australian/Singaporean nationals (who are exempt under free trade agreements) are prohibited from buying residential homes or land classified for residential purposes. This includes single-family homes, urban lots, and other residential dwellings already on the market.
However, the ban does not extend to all property types. Foreign investors can still purchase:
– Commercial and industrial properties, such as warehouses, offices, and retail spaces.
– Large-scale residential development projects, such as building new housing subdivisions or apartment complexes, though this requires approval from New Zealand’s Overseas Investment Office (OIO).
– Land for infrastructure, tourism, or agribusiness developments, also subject to OIO review and approval.
The OIO approval process involves demonstrating that the investment will deliver a clear benefit to New Zealand, such as job creation, increased housing supply, or support for local industries. Foreigners who obtain temporary visas (such as work or student visas) are also barred from residential purchases unless they meet strict criteria.
Despite the restrictions, New Zealand remains a viable destination for foreign investors in the commercial, hospitality, and development sectors, particularly in regions with growth potential or tourism appeal, like Queenstown, Wellington, and Rotorua.
Additionally, foreign investors looking for long-term involvement in New Zealand may pursue business investor visa , which, if approved, can lead to residency and potentially open up broader real estate opportunities in the future.
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The United Kingdom allows foreigners to purchase property without any legal restrictions, making it one of the most accessible real estate markets in Europe for international buyers. Whether you’re looking to invest in residential homes, commercial buildings, or agricultural land, non-residents enjoy the same full ownership rights as UK citizens. There is no requirement to hold a visa, residency, or permanent address in the UK to own property.
This open-door policy has made the UK, and especially London, a global hotspot for real estate investment. London attracts high-net-worth individuals, institutional investors, and international buyers due to its economic stability, world-class infrastructure, and status as a leading financial and cultural hub. Prime neighborhoods like Kensington, Chelsea, Mayfair, and Canary Wharf continue to draw foreign capital, despite fluctuations in the market due to Brexit or global economic shifts.
Outside of London, cities like Manchester, Birmingham, Edinburgh, and Leeds have also seen a surge in foreign interest, particularly for rental properties and student housing, where yields can be higher and entry costs more affordable.
While foreign ownership is straightforward, there are important financial and tax considerations to keep in mind. Stamp Duty Land Tax (SDLT) applies to all property purchases in England and Northern Ireland, and foreign buyers are subject to an additional 2% surcharge on top of standard rates. Similar surcharges apply in Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax).
Other costs include:
Financing is possible for foreign buyers, though mortgage options may be more limited and lenders typically require higher deposits (often 25–40%) along with proof of foreign income and creditworthiness.
Despite the added taxes and due diligence required, the UK remains a stable and attractive market for long-term real estate investment. Its transparent legal system, strong property rights, and established rental markets, particularly in urban centers, continue to draw both private and institutional investors from around the world.
Germany has no restrictions on foreign land ownership, making it one of the most accessible real estate markets in Europe for international investors.
Whether you’re looking to buy residential property, commercial real estate, or agricultural land, foreigners enjoy the same ownership rights as German citizens, regardless of their residency status. There’s no requirement to live in Germany, hold a visa, or establish a company to purchase property, which makes the process relatively straightforward from a legal standpoint.
This open policy, combined with Germany’s reputation for economic stability, strong legal protections, and low property speculation, makes it a particularly appealing choice for long-term investors. The real estate market is known for being slow-growing but steady, with moderate appreciation and a focus on sustainable yields rather than rapid gains. Cities like Berlin, Munich, Frankfurt, Hamburg, and Düsseldorf attract both private and institutional investors due to their strong rental markets, business activity, and international appeal.
Germany’s real estate sector is also supported by strict lending regulations, tenant-friendly laws, and a stable currency (euro), all of which contribute to a low-risk investment environment. That said, it’s worth noting that Germany has a strong rental culture, the majority of residents rent rather than own, so the buy-to-let market is well established, especially in urban centers and university towns.
However, despite the legal openness and market reliability, Germany is known for relatively high property transaction costs and taxes, which can significantly increase the overall investment amount. These include:
Real estate transfer tax (Grunderwerbsteuer): Typically ranges from 3.5% to 6.5%, depending on the federal state.
Notary and registration fees: Usually around 1.5% to 2% of the purchase price.
Real estate agent fees (if applicable): These can range from 3% to 7%, plus VAT, and may be split between buyer and seller or paid fully by the buyer depending on the deal structure.
Additionally, there are ongoing property ownership costs, including property tax (Grundsteuer) and maintenance/reserve fund contributions in multi-unit buildings. Rental income is subject to income tax in Germany, and non-resident owners are required to file taxes on German-sourced income.
Financing is possible through German banks, even for foreigners, but requirements can be strict. Lenders typically demand a 30% or higher down payment, proof of income, and financial stability, with some banks only offering loans to EU residents or those with local banking relationships.
Foreigners can legally buy property in Australia, but they must first obtain approval from the country’s regulatory body, the Foreign Investment Review Board (FIRB). This process is designed to ensure that foreign investment benefits the Australian economy and housing market, particularly by encouraging the development of new housing supply rather than intensifying competition for existing homes.
Under current regulations, non-resident foreign buyers are generally only permitted to purchase:
Purchasing existing residential property is heavily restricted and typically only allowed under specific circumstances, for example, temporary residents (such as students or skilled workers on certain visas) may purchase one existing dwelling to live in while in Australia, but it must be sold upon departure.
The FIRB application process includes a review fee, which varies depending on the value of the property. As of 2024, fees can range from several thousand to tens of thousands of Australian dollars for high-value properties.
In addition to FIRB approval, foreign buyers are subject to a range of extra taxes and surcharges, which vary by state and can significantly increase the cost of the investment. For example:
These measures are intended to curb speculation and protect affordability for local buyers, while still allowing foreign investment in ways that contribute to housing stock and infrastructure.
Despite the regulations and added costs, Australia remains an appealing market for international investors due to its strong legal system, high demand for rental housing, and consistent population growth, particularly in urban centers like Sydney, Melbourne, Brisbane, and Perth. Rental yields in newer developments can be attractive, and long-term capital appreciation remains a draw, especially in areas with strong infrastructure and job growth.
Financing through Australian lenders is available to some foreign buyers, but non-residents usually face stricter lending criteria, higher interest rates, and larger deposit requirements (often 30% or more). Alternatively, many investors use international financing or purchase in cash.
🇵🇦 Panama – No restrictions on foreign property ownership, full legal rights, and popular among retirees due to tax incentives and low cost of living.
🇪🇸 Spain – Foreigners can freely buy property, and investment over a certain threshold qualifies for the Golden Visa, offering residency.
🇲🇾 Malaysia – Foreigners can buy property, but only above a minimum price (varies by state); generally very open and investor-friendly.
🇮🇹 Italy – No restrictions for most foreign buyers, and €1 home programs and Golden Visas have generated interest, though bureaucracy can be slow.
🇮🇩 Indonesia – Foreigners cannot directly own freehold land, but leasehold titles (usually 30 years, renewable) and nominee structures are common workarounds, though legally gray.
🇵🇭 Philippines – Foreigners cannot own land, but can own condos (up to 40% of a building) and lease land for up to 50 years, renewable once.
🇦🇪 United Arab Emirates (UAE) – Foreigners can buy property in designated “freehold zones” (e.g., Dubai Marina, Downtown Dubai); outside these zones, ownership isn’t allowed.
🇹🇷 Turkey – Foreigners can buy most types of property, including land, though military zones and certain regions are restricted; also offers citizenship by investment.
🇧🇷 Brazil – Open to foreigners for most property types, though rural land and border zones may have restrictions; legal title can be held in a foreigner’s name.
🇲🇽 Mexico – As noted earlier, land within 50 km of the coast or 100 km of borders must be held in a fideicomiso (bank trust), but otherwise, full ownership rights are allowed.
🇬🇷 Greece – Allows full property ownership by foreigners and offers residency through real estate investment via the Golden Visa program.
🇹🇭 Thailand – Foreigners cannot own land, but may lease long-term (up to 30 years) or buy condos (max 49% of the project). Company ownership is another workaround but comes with legal risks.
🇻🇳 Vietnam – Foreigners can buy condos and apartments, but not land. Long-term lease (50 years) or marrying a local citizen are common paths, but ownership is technically usage rights rather than freehold.
🇯🇵 Japan – No restrictions on foreign ownership; foreigners can buy land and buildings with full freehold rights. Doesn’t make the top 10 due to population decline and flat price growth in many areas.
🇨🇳 China – Foreigners can’t own land outright; instead, they’re granted land-use rights (typically for 70 years). Complex rules and political climate reduce appeal.
If you’re looking to invest in land abroad, understanding each country’s legal framework is essential. The U.S., Costa Rica, Portugal, and the UK offer some of the easiest pathways for foreign land ownership, while countries like Mexico and Thailand have specific workarounds for foreign buyers. Always research local laws, consult legal professionals, and consider tax implications before making a purchase.
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