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Steven Lee – Mortgage Director, ODIN Mortgage & Tax

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Mortgage Director, ODIN Mortgage & Tax

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What Countries Can You Buy Property Without Being a Citizen?

Imagine sipping coffee on a balcony overlooking the Tuscan hills, or perhaps the bustling streets of a vibrant Asian city, knowing this little piece of the world is yours.

For many Australians, the dream of owning property overseas is a powerful one, often sparked by holidays, family connections, or strategic investment goals. But a common question quickly follows: “What countries can you buy property without being a citizen?”

The exciting news is that this dream is more accessible than you might think. Many nations around the globe welcome foreign buyers, offering opportunities for lifestyle changes or portfolio diversification without requiring local citizenship.

This guide walks you through the landscape, exploring the benefits, top destinations, and key considerations for Aussies looking to make their international property aspirations a reality.

Benefits of Buying Property Without Local Citizenship

Buying in countries where foreigners can own property without citizenship unlocks many benefits. Knowing them can help you clarify your own property goals.

  • Investment Diversification and Growth Potential: Overseas property offers a great way to diversify your investments. This can mean better returns or stability during Australian market slowdowns. Investing abroad gives you access to emerging markets with high growth or established global cities. For example, Dubai has been noted for high rental yields.
  • Lifestyle Choices: Lifestyle aspirations significantly drive overseas property purchases. The dream of a holiday home in an idyllic spot is a powerful one. Many also plan for retirement in countries with a lower cost of living or a better climate. Countries like Portugal, Thailand, or Malta cater well to these desires.
  • Potential Pathways to Residency or Even Second Citizenship: In some nations, investing in property can lead to a second citizenship. It’s often a key qualifier for programs like Greece’s Golden Visa. Various Caribbean nations also offer Citizenship by Investment (CBI) programs linked to real estate. This provides enhanced global mobility. Even if citizenship isn’t your goal, residency can simplify an international lifestyle.
  • Hedging Against Domestic Market Fluctuations and Currency Diversification: Investing in overseas property can protect you against domestic economic downturns. Owning assets in different currencies and economies diversifies your financial risk. For Australians, this can safeguard wealth from local property market volatility. It also protects against fluctuations in the Australian dollar. This financial strategy provides an additional layer of security for your investments.

Now, let’s dive into the various countries where foreigners can easily buy property.

Easiest Countries to Buy Property as a Foreigner

Many countries welcome Australians who want to buy property without local citizenship. However, the ease of purchase and property types can vary greatly.

Investment potential and residency pathways also differ from one country to another. We’ll focus on destinations popular with or accessible to Aussies.

The following overview should help you identify potential locations that align with your investment or lifestyle goals.

Country Ease of Purchase for Australians Common Property Types Residency / Citizenship by Investment Key Attraction for Aussies
New Zealand
Very Easy
Houses, Apartments
No (not needed for Aussies)
Proximity, Familiarity, No Restrictions
Portugal
Straightforward
Apartments, Villas
Yes (D7 Visa, Fund Investment for GV)
Lifestyle, Climate, EU Access
Spain
Straightforward
Apartments, Villas
Yes (Non-Lucrative Visa; GV ending)
Lifestyle, Culture, Investment
United Kingdom
Straightforward
Houses, Apartments
No
Familiarity, Investment Stability
UAE (Dubai)
Straightforward (Freehold Areas)
Apartments, Villas (Designated Areas)
Yes (Investor Visas)
Tax-Efficiency, Luxury, Yields
Thailand
Moderate
Condominiums (Freehold), Leasehold Land/Houses
Yes (Elite Visa, LTR Visa)
Affordability, Lifestyle
Greece
Straightforward
Apartments, Villas
Yes (Golden Visa)
EU Residency, Lifestyle, Affordability
Mexico
Moderate (Fideicomiso)
Houses, Condos (with Fideicomiso)
Yes (Temporary Residency)
Affordability, Lifestyle
Malta
Moderate (AIP Permit)
Apartments, Houses
Yes (MPRP, CES)
EU Access, Lifestyle, English-Speaking

Below, we explore the best countries to buy property in a bit more detail.

Buying property in New Zealand is very straightforward for Australians. This is due to close ties and reciprocal agreements between the nations.

Thanks to these agreements, Australian citizens are generally exempt from New Zealand’s restrictions on foreign buyers for most residential homes.

This means you can typically buy property as freely as New Zealand citizens. However, restrictions may apply to “sensitive land”.

The purchase process is similar to that in Australia, involving steps such as setting a budget, finding a property, engaging a lawyer, securing finance, making an offer, and settlement.

A major plus is that New Zealand does not charge stamp duty on property purchases, a significant saving.

Ongoing costs include local council rates, and rental income is taxable. The Australia-New Zealand DTA prevents double taxation.

Portugal is a favourite for its pleasant climate and lifestyle. Foreigners, including Australians, can generally buy property without special restrictions.

You will need a Portuguese tax number (NIF) and may need a fiscal representative if non-resident.

Popular areas include Lisbon, Porto for city life and rental yields, and the Algarve for holiday homes and retirees.

Purchase costs include:

  • Property Transfer Tax (IMT) (1-8%)
  • Stamp Duty (0.8%)
  • Notary and legal fees (1-2%)

Ongoing taxes include:

  • IMI (annual property tax, 0.3-0.45%)
  • AIMI (wealth tax on assets over €600k)
  • 28% tax on net rental income for non-residents

The Portugal-Australia DTA helps avoid double taxation.

While direct property purchase no longer qualifies for the Golden Visa, the D7 visa (for passive income earners) remains an option, where owning property can support your application.

Spain’s property market is notably open to foreign buyers. Generally, there are no restrictions on nationality for owning residential or commercial property.

A crucial first step is obtaining a foreigner identification number (NIE).

Popular regions range from the Costa del Sol and Barcelona to Madrid and more affordable areas like Alicante.

Purchase costs include:

  • Property Transfer Tax (ITP, 6-10% on resales)
  • VAT (10% on new builds)
  • Stamp Duty (AJD) in some cases
  • Notary and legal fees (1-2%)

Ongoing taxes include:

  • IBI (annual local property tax, 0.4-1.1% of cadastral value)
  • IRNR (non-resident income tax, including on imputed income if not rented, or 24% on gross rental income for non-EU/EEA)
  • A potential Wealth Tax (region-dependent)

The Australia-Spain double tax treaty helps avoid you being taxed twice.

Spain’s property-linked Golden Visa is being phased out. Understanding regional tax variations and the imputed income tax is vital.

The UK generally imposes no legal restrictions on Australians buying property. Nationality is not a barrier, and Brexit has had minimal impact on this.

Australians can buy property without being a resident or holding a specific visa for the purchase itself.

London, major regional cities like Manchester, and university towns like Oxford remain popular for investment.

The purchase process involves making an offer, appointing a solicitor, conducting surveys, and exchanging contracts.

Key costs include:

  • Stamp Duty Land Tax (SDLT)
  • 2% surcharge for non-UK residents in England and Northern Ireland
  • Legal and survey fees

Ongoing obligations are:

  • Council tax
  • Income tax on rental income (managed via the Non-Resident Landlord Scheme unless an exemption is granted)
  • Capital Gains Tax on disposal

The UK-Australia double tax treaty helps avoid double taxation.

Importantly, buying property does not grant residency rights. A separate visa is needed to live in the UK.

Dubai allows foreign nationals, including Australians, to own freehold property in designated areas. This grants full ownership of the property and land.

Popular freehold areas include Palm Jumeirah and Downtown Dubai.

Dubai attracts investors with high rental yields (often 5-8%+) and its tax environment: no personal income tax, capital gains tax on property, or annual property taxes.

Purchase costs include:

  • 4% DLD Transfer Fee
  • Admin fees
  • Registration fees
  • Agent commission (typically 2%)

While there are no annual property taxes, annual service charges for common area maintenance can be significant and vary widely. A Municipality Housing Fee (5% of annual rental value) is paid via utility bills.

There is no double taxation agreement between Australia and the UAE.

Property investment can lead to residency visas (e.g., 3-year, 5-year, or 10-year Golden Visas, depending on investment value). Australians must still declare Dubai rental income and capital gains to the ATO.

Thailand is popular for its affordability and lifestyle, especially for condominiums. This is the most straightforward route for foreign buyers in Thailand.

Australians can own condominium units freehold, provided foreign ownership in the building doesn’t exceed 49%. Direct foreign ownership of land is prohibited.

Common ways to control land are long-term leases (up to 30 years, often renewable) or through a Thai limited company (requiring at least 51% Thai shareholding).

Popular areas include Bangkok, Phuket, Pattaya, and Chiang Mai.

Purchase costs are relatively moderate:

  • Transfer fee (2%, often shared)
  • Stamp duty (0.5%, if SBT not applicable)
  • Possible Specific Business Tax (3.3%, usually seller’s cost)

Ongoing taxes include:

  • Land Building Tax (rates vary by value/use)
  • Rental income tax (15% withholding for non-residents on gross rental income)

The Thailand-Australia DTA helps avoid double taxation.

Thailand offers various long-term visas like the Elite Visa or LTR Visa, though property ownership itself doesn’t grant residency.

Several other countries allow foreign property ownership, each with unique attractions and rules. Check them out below.

  • Greece: Generally open for property purchase, with a popular Golden Visa program offering EU residency for a minimum real estate investment (thresholds vary, e.g., €250K – €800K+). Purchase costs include transfer tax (3.09%) or VAT (24% on new builds, sometimes suspended) and annual ENFIA tax.
  • Italy: Allows property purchase based on reciprocity, which Australians meet. Known for culture and lifestyle—€1 home schemes have strict renovation rules. Purchase taxes are 2-9% (Registration Tax) or 10% VAT (new builds); ongoing IMU (annual tax) applies.
  • Mexico: Foreigners can own property, using a ‘fideicomiso’ (bank trust) in restricted coastal/border zones. Offers affordability and lifestyle, with residency possible via property investment. Costs include transfer tax (2-4%) and fideicomiso fees.
  • Malta: Non-EU nationals require an AIP permit outside Special Designated Areas (SDAs), where restrictions are less stringent. Offers residency/citizenship by investment programs. Costs include stamp duty (typically 5%); generally no annual property tax.
  • Malaysia: Foreigners can own freehold property, subject to minimum price thresholds (e.g., typically RM1 million or more) and state approval. The MM2H long-term visa program is popular. Costs include stamp duty (1-4%) and Real Property Gains Tax (RPGT) on sales.
  • Indonesia (Bali): Direct foreign freehold land ownership is prohibited. Common structures are leasehold (Hak Sewa), Right to Use (Hak Pakai for residents), or via a foreign-owned company (PT PMA) for Right to Build (HGB). Costs vary by structure; ongoing land/building tax (PBB) and rental income tax apply. Nominee arrangements are illegal and risky.
  • Fiji: Foreigners can mainly buy limited freehold land, often needing Minister of Lands consent. Building within a set timeframe is often required for vacant freehold land purchased by non-residents. Costs include stamp duty and potential VAT; 10% CGT applies to non-residents.
  • Caribbean Nations: Many offer Citizenship by Investment (CBI) programs linked to approved real estate purchases (e.g., US $200K – $400K+). The main draw is a second passport and enhanced travel. Significant government and due diligence fees also apply.

Refer to the FAQs section below for more information on purchasing property in additional countries.

👉 Additional resources for you:

AU Expats—Invest First in Australia

  • Exploring global property is exciting! But as an Aussie expat, are you wondering about investing back home in Australia?
  • Unsure if you qualify for a loan while living overseas or how the process works? Odin Mortgage specialises in helping Australian expats like you secure property back home.
  • Find out how we can help and check your eligibility today!
  • Check your home loan eligibility

North America, especially Canada and the USA, attracts Australian property investors. However, recent changes require careful attention.

This section will detail the current foreign buyer ban in Canada. It will also cover key requirements for Aussies buying in the USA.

Canada has a ban on non-Canadians buying residential property, now extended to January 1, 2027. It aims to improve housing affordability.

The ban generally stops non-citizens/permanent residents from buying residential properties with three or fewer units in urban centres (CMAs/CAs).

Australian citizens without Canadian PR/citizenship are affected unless exempt. Key exemptions for Aussies include:

  • Holding a valid Canadian work permit with at least 183 days validity (for one property)
  • Purchasing jointly with a Canadian spouse/partner
  • Buying property outside CMAs/CAs (e.g., many rural/recreational areas)
  • Buying vacant land for development
  • Buildings with 4+ units are also exempt

Even if exempt, provincial taxes such as Ontario’s 25% Non-Resident Speculation Tax (NRST) may still apply.

The USA generally allows Australians to invest in real estate without federal restrictions. Citizenship or permanent residency is not necessary.

Australians earning US rental income or selling US property will likely need an Individual Taxpayer Identification Number (ITIN) from the IRS for tax filing.

A key law is the Foreign Investment in Real Property Tax Act. Under FIRPTA, when a foreign person sells US real estate, the buyer usually withholds 15% of the gross sales price for the IRS. This can sometimes be reduced or waived by applying for a withholding certificate. The seller must still file a U.S. tax return to report the gain and claim any refund.

Some states have their own restrictions on foreign land ownership, often for agricultural land or near military sites, so check local state laws.

Financing can involve larger down payments (30-50%) for non-residents.

Ongoing taxes include state/local property taxes, and U.S. income tax on net rental income (often by electing to treat it as ‘effectively connected income’). US federal estate tax can also apply to non-residents owning US property.

👉 If you’re an Aussie expat in the US considering investing back home, see: Australian Home Loans For Expats In The United States

Key Considerations for Aussies Buying Property Abroad

When buying property overseas, careful planning is vital regarding finance, legalities, due diligence, and tax. This helps ensure a successful purchase.

Knowing these key areas will help you navigate potential challenges. It will also protect your investment in countries that allow foreign property ownership.

Securing funds for an international property can be challenging. Australian banks are often reluctant to provide mortgages against overseas properties.

Host country banks may lend to foreigners, but often with stricter conditions. This includes larger down payments (30-50%) and higher interest rates.

Options include local lenders in the host country, though the process can be lengthy. Some Australian banks with international branches might offer solutions.

A common strategy is releasing equity from Australian property for a cash purchase overseas.

Specialist mortgage brokers for expatriate finance can also be very helpful. You will need to provide clear proof of funds due to anti-money laundering regulations.

Obtaining independent and competent legal advice is crucial when purchasing property abroad. Hiring a qualified lawyer in the host country helps.

The role of legal professionals varies by country.

In common law countries (e.g., UK, USA), a solicitor handles due diligence and contracts. In civil law countries (e.g., Spain, Portugal), a public notary plays a key official role in the deed of sale, but having your own lawyer is still wise.

Ensure your lawyer is experienced in property law for foreigners. This will help you navigate local complexities effectively.

Thorough due diligence is the foundation of a safe overseas property purchase. This includes physical property inspections for structural issues or pests.

Your lawyer must verify the seller’s right to sell and ensure the title is clear of debts or liens.

If buying off-plan (property yet to be built), investigate the developer’s reputation, financial stability, and project permits.

Understand all terms in sale contracts, obtain professional translations if needed, and have your lawyer review everything before you sign. Be aware of cooling-off periods or conditions for deposit forfeiture.

Owning overseas property has major tax implications for Australian tax residents. You must declare your worldwide income to the ATO.

Australia has Double Taxation Agreements (DTAs) with many countries. These prevent double taxation, usually via a foreign income tax offset.

You can generally claim deductions for expenses on overseas rental properties, similar to Australian ones, but rules can differ (e.g., depreciation).

When you sell, any capital gain is usually subject to Australian CGT, calculated in AUD, with the 50% discount potentially available if held over 12 months. From 1 July 2027, new legislation replaces the 50% CGT discount with cost-base indexation; residents can still use the discount for gains accrued before that date, and foreign residents generally cannot access it. The main residence exemption rarely applies to overseas homes.

👉 Learn more: AU Taxes for Australian Citizens Living Abroad

Exchange rate fluctuations can impact your overseas property investment. The final AUD cost of the property can change between agreeing on a price and payment.

Ongoing expenses like mortgage repayments (if in foreign currency), maintenance, and management fees will vary in AUD terms.

Rental income received in foreign currency will also be converted to a varying AUD amount.

The AUD value of sale proceeds can be affected by the exchange rate at the time of repatriation. To manage this risk, consider using currency specialists for transfers. They may offer better rates or forward contracts to lock in an exchange rate.

Thoroughly research the local property market before you commit. This includes typical rental yields, vacancy rates, and factors driving property values.

Consider your exit strategy from the beginning:

  • How easy will it be to sell the property later?
  • What are the typical selling costs and taxes in that country?
  • Are there restrictions on repatriating sale proceeds?

For instance, Fiji allows profit remittance up to a certain annual limit.

Also, be aware of cultural differences in business practices and negotiation styles.

👉 If you want to learn more about buying property back home: Australian Citizen Living Overseas Buying Property In Australia

👉 Helping a foreign-national partner or family member buy into Australia instead? See our FIRB compliance guide for foreign investors.

FAQs on Countries You Can Buy Property in Without Citizenship

Here are some common queries from Australians considering buying foreign property without citizenship.

Yes, it’s often possible, but expect stricter lending criteria from overseas banks. This usually means larger deposits (30-50%) and potentially higher interest rates. A common Aussie strategy is releasing equity from an Australian property to fund the purchase with cash.

Generally, no specific “property buyer’s visa” is needed for the purchase itself. However, owning property doesn’t automatically grant long-term residency. If you plan to live there beyond tourist visa limits, you’ll need an appropriate visa like a retirement, work, or investor visa.

Common mistakes include insufficient due diligence (legal, physical, developer checks). Not engaging independent legal advice is another pitfall. Also, underestimating total costs, misunderstanding local laws, ignoring tax implications in both countries, and not having an exit strategy are frequent errors.

As an Australian tax resident, you’re taxed on worldwide income. You must declare any net rental income and capital gains from overseas property to the ATO. DTAs help avoid double taxation, often via a foreign income tax offset (FITO) for foreign tax paid.

Several countries link property investment to residency/citizenship, but programs change. Historically, Portugal (though direct property for Golden Visa ended, D7 supports it), Greece (Golden Visa), Malta (residency/citizenship programs), some Caribbean nations (CBI programs), and UAE (investor visas) have offered such paths. Spain’s property Golden Visa is being phased out. Always research current rules.

SDAs, relevant in Malta, are specific developments where foreigners can buy with fewer restrictions (e.g., no AIP permit needed). A fideicomiso is a bank trust used in Mexico for foreigners to acquire residential property in restricted coastal/border zones; the bank holds legal title, the buyer has beneficial rights.

Yes, foreigners can buy property in Japan with no residency or citizenship requirements.

Yes, but Indian property laws limit foreign ownership. Non-residents may face restrictions.

Yes, foreigners, including Australians, can buy property in Malta. Non-EU nationals typically need an Acquisition of Immovable Property (AIP) permit for properties outside Special Designated Areas (SDAs).

Yes, foreigners can buy property in South Africa, including land, with few restrictions.

Yes, foreigners can freely buy property, except agricultural land unless certain conditions are met.

Yes, foreigners, including Australians, can generally buy property in the USA with few federal restrictions. However, state-specific laws may apply, and tax obligations like FIRPTA are important.

It’s possible but complex. Non-EU citizens need government approval and face regional restrictions.

Yes, but direct foreign freehold ownership of land is prohibited in Bali (Indonesia). Foreigners commonly use leasehold (Hak Sewa) or set up a foreign-owned company (PT PMA) to control property.

Yes, but non-EU citizens can’t directly own land—only buildings or apartments.

Yes, but Canada has a ban on non-Canadians buying residential property until January 1, 2027, focused on urban centres. Exemptions exist, for example, for eligible work permit holders, properties outside certain urban zones, or vacant land for development. Provincial non-resident taxes may also apply.

Yes, foreigners can buy property in Cape Town with no major restrictions.

It’s difficult. You must have lived in China for a year and meet strict conditions.

Yes, foreigners can buy property with no residency required. Register with the central bank.

Yes, foreigners can own property outright with the same rights as locals.

Yes, Australians can buy property in France without needing to live there.

Yes, Italy generally allows foreigners to buy property based on reciprocity, a condition met for Australians.

Yes, foreigners can buy property, but getting a tax ID and legal help is advised.

Yes, foreigners, including Australians, can own freehold property in designated areas in Dubai (UAE).

Yes, as part of the UK, England generally imposes no legal restrictions on foreigners, including Australians, purchasing property.

Yes, foreigners can freely buy property in Germany without needing residency.

Knowing these points can help you prepare for your overseas property journey. It’s vital when looking at countries where you can buy property as a foreigner.

AU Expats—Invest Down Under Hassle-Free!

  • You've seen where you can buy property globally. But as an Aussie expat, have you considered the familiar security and potential of investing back home in Australia?
  • Perhaps it seemed too complex from afar? We specialise in making Australian property investment straightforward for expats.
  • Discover how you can build your future in Australia—it could be simpler than you imagine!
  • Get tailored Australian mortgage advice

Key Takeaways

  • Buying property overseas offers Aussies investment diversification, lifestyle choices, residency pathways, and financial hedging. ⬆️
  • Aussies can buy property in many countries like NZ, UK, UAE, Spain, with varying rules and opportunities. ⬆️
  • North America has options: Canada has a buyer ban with exemptions, while the USA is open but has key tax laws. ⬆️
  • Aussies buying abroad must plan for finance, legalities, due diligence, taxes, currency risks, and exit strategies. ⬆️
  • FAQs address key Aussie concerns: mortgages, visas, common mistakes, taxes, residency, and specific country buying rules. ⬆️
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