Real estate is often seen as a “safe” global asset — something tangible that holds value anywhere.
But while property may look the same on paper, the rules surrounding it change dramatically from country to country.

Taxes, residency rights, returns, and price per square foot can completely alter the outcome of the same investment. This comparison breaks down how major global markets treat real estate — and why some locations attract far more international capital than others.

Thailand: Moderate Returns, Limited Ownership Benefits

Thailand remains attractive for lifestyle buyers and short-term rental investors, especially in Bangkok. However, ownership does not grant residency, and withholding taxes can vary depending on structure and income type.

• Tax: ~15% withholding (varies)

• Residency by Ownership: No

• Average ROI: 5% – 7%

• Average Price / Sq Ft: $900 – $1,100 (Bangkok)

Thailand can work as a yield play, but it offers limited long-term strategic benefits for foreign investors.

United Kingdom: Stable Market, Heavy Taxation

The UK — particularly Prime London — is one of the most established real estate markets globally. Stability comes at a cost: high income tax, capital gains tax, and no residency incentives tied to ownership.

• Tax: 20–45% income tax | 24% capital gains

• Residency by Ownership: No

• Average ROI: 2.5% – 4.5%

• Average Price / Sq Ft: $1,800 – $2,000 (Prime London)

This market prioritizes capital preservation over cash flow, making it less attractive for yield-focused investors.

United Arab Emirates: High Returns with Strategic Advantages

The UAE, and especially Dubai, has positioned itself as a global investment hub. Zero income and capital gains tax, combined with residency options through property ownership, create a uniquely favorable system for investors.

• Tax: 0% income tax | 0% capital gains

• Residency by Ownership: Yes (from AED 2M)

• Average ROI: 7% – 9%

• Average Price / Sq Ft: $900 – $1,100 (Prime Dubai)

This combination of tax efficiency, strong yields, and residency makes the UAE one of the most competitive real estate markets globally.

Singapore: Ultra-Safe, Low Yield

Singapore is known for its strong governance and long-term stability. However, high entry prices and relatively low returns limit its appeal for income-focused investors.

• Tax: 0–22% rental income | 0% capital gains

• Residency by Ownership: No

• Average ROI: 2% – 4%

• Average Price / Sq Ft: $1,700 – $2,200

Singapore real estate is best suited for wealth preservation rather than aggressive growth or income.

Portugal: Lifestyle Market with Tax Exposure

Portugal has long attracted international buyers due to lifestyle appeal and accessibility. While prices remain reasonable, rental income and capital gains are taxed, and ownership alone does not provide residency benefits.

• Tax: 28% rental income | Capital gains taxed

• Residency by Ownership: No

• Average ROI: 4% – 5%

• Average Price / Sq Ft: $1,200 – $1,500 (Lisbon)

This market suits lifestyle investors more than system-driven capital allocators.

Turkey: Affordable Entry with Citizenship Option

Turkey stands out for its low price per square foot and the ability to obtain citizenship through property investment. However, income tax exposure and market volatility must be carefully considered.

• Tax: 15–40% income tax

• Residency by Ownership: Yes

• Citizenship From: $400,000

• Average ROI: 6% – 8%

• Average Price / Sq Ft: $140 – $300 (varies)

Turkey appeals to investors seeking affordability and passport diversification.

United States: Scale and Demand, High Tax Burden

The US offers deep market liquidity and strong tenant demand, especially in cities like New York. However, federal and state taxes significantly impact net returns, and property ownership does not provide residency.

• Tax: Up to 37% federal + state | Capital gains 15–20%

• Residency by Ownership: No

• Average ROI: 5% – 7%

• Average Price / Sq Ft: $2,300 – $2,800 (NYC)

The US remains attractive for experienced investors who can structure efficiently.

The Real Difference: Systems Matter More Than Assets

The same property value can produce vastly different outcomes depending on tax systems, residency rules, and market structure.

Smart investors don’t just buy property.
They buy systems — environments that protect capital, maximize returns, and offer long-term strategic advantages.

If you want to understand which market aligns with your goals, risk profile, and future plans, the difference is not the asset — it’s the rules around it.