Can a foreigner buy property abroad? Open markets, permit regimes, nationality rules and quotas, country by country, and what changes between EU and non-EU buyers.
Many people who live in one country and want to buy in another assume that foreigners are simply not allowed to own property. In most places that is not true. But the opposite claim, that anyone can buy anything anywhere, is also false. The real picture is a spectrum: fully open markets, markets with a permit, markets with quotas or land limits, and a few markets where the rule depends on your passport. The article shows what changes for an EU and a non-EU buyer. Rules change, so confirm each point locally.
The myth
The myth says that foreigners cannot buy property abroad, or that only citizens and residents can. It comes from real cases: several countries restrict land, border areas or specific nationalities, and Thailand does bar foreigners from owning land. People then generalise from one country to all.
What is actually true
Across the popular destinations, buying an apartment or a house as a foreigner is allowed, and in many EU countries a buyer from another EU state is treated in much the same way as a local. The rules that exist usually concern one of four things: land rather than buildings, security or border areas, a quota on the share of a building or district that foreigners may own, and, since 2025, nationality-specific bans in a few countries bordering Russia. The type of restriction matters more than the existence of one.
Your citizenship and your residence are separate questions. A Russian-speaking person who lives in Poland, Germany or Latvia is an EU resident, but a Russian passport still makes them a non-EU citizen for most of the permit rules below. Always state your citizenship, your country of residence and the type of residence permit to the local lawyer.
Where the myth comes from or is partly right
The kernel of truth is that the freedom to buy is never absolute. A foreigner may be asked for a permit, may be limited in the number or size of properties, or may be shut out of a category (land, border zones, a share of a condominium). And in the Baltic states and Finland, a purchase by some nationalities has recently become a matter of national security law. So "foreigners cannot buy" is wrong as a general rule, and "there are no limits" is wrong too.
Country examples
Open markets: Spain, Portugal, Greece. Foreigners can buy residential property in all three. Spain has restricted zones near military installations where non-EU buyers need prior military authorisation under Law 8/1975, implemented by Royal Decree 689/1978 (see the BOE text); EU nationals are reported not to be subject to it. In Greece, law-firm sources say that non-EU buyers need a permit for property in border areas, in regions such as northern Greece and parts of the islands, with a Defence Ministry approval that is reported to take several months. EU buyers are reported not to need it. Portugal, as far as we found, has no comparable general restriction on residential purchases. Check the zone of your property with a lawyer before you pay a deposit.
Cyprus. Non-EU buyers need a permit from the Council of Ministers, applied for through the District Officer after the sale contract is signed. Law-firm sources describe limits of a plot of up to 4,000 square metres for one residence or up to two units. A 2025 article reports a government plan to replace the law with stricter limits and a ban on registering contracts before the permit is granted; we could not confirm in October 2026 whether it has been adopted, so ask a Cypriot lawyer. See Cyprus apartments: a buyer guide.
Turkey. Foreigners can buy, but not in military and security zones. Sources describe a limit of 10 percent of the privately owned area of a district and 30 hectares in total per person, which can be doubled by decision of the Council of Ministers. The land registry asks the military authorities whether there is an obstacle. We did not re-check whether any nationality-specific restrictions apply at present, so ask the lawyer. See Turkey property prices and buying costs.
Denmark and Croatia. In Denmark, according to the foreign ministry's page, a foreigner generally needs permission from the Ministry of Justice unless they have lived in Denmark for at least five years, and secondary sources report that EU/EEA citizens are exempt only when the home will be their permanent residence. In Croatia, EU citizens buy on the same terms as Croatians, while non-EU buyers need consent from the Ministry of Justice, granted only if there is reciprocity with their country (see the gov.hr page). We did not verify the reciprocity status of any particular country. See Croatia and Denmark.
Latvia, Lithuania, Finland: nationality rules. On 19 June 2025 the Latvian parliament adopted a ban on acquiring real estate by citizens of Russia and Belarus, covering also companies there and companies in which they hold at least 25 percent; the Saeima announcement describes it, and media list exceptions such as inheritance and permanent residence obtained earlier. Finland adopted an act on 11 April 2025, and a government decree naming Russia and Belarus took effect on 15 July 2025; the Ministry of Defence reviews applications (see the Ministry of Defence). Reported exemptions are for dual EU/EEA citizens and for holders of certain Finnish permits. For Lithuania, media report restrictions on Russian and Belarusian citizens, with a stated extension to the end of 2027, and a separate bill on property near strategic sites; we could not confirm the exact scope for apartments, so ask a Lithuanian lawyer. Attempts to avoid these rules through nominees or companies are unlawful; see nominee ownership risks. Details: Latvia, Finland and Lithuania, and country restrictions for Russian citizens.
Thailand, Bali, Georgia. In Thailand foreigners can own a condominium unit within the 49 percent foreign share of a building, but, as sources describe it, not land, see the 49 percent quota explained and lawful options for land and leasehold. In Bali, foreigners generally use leasehold or the Hak Pakai right and not freehold, see Bali leasehold and Hak Pakai explained. In Georgia, foreigners can buy apartments and houses, but agricultural land is reserved for citizens, with narrow exceptions such as inheritance, according to law-firm and academic sources.
What changes between EU and non-EU buyers
- Permits. Most permit regimes (Cyprus, Croatia, Spanish military zones, Greek border areas) apply to non-EU buyers and not to EU nationals.
- Reciprocity. Some countries ask whether your country of citizenship lets their citizens buy at home.
- Quotas and land. These tend to apply to everyone who is not a local, but EU rules on free movement of capital can soften them for EU citizens.
- Nationality bans. Latvia, Finland and, as reported, Lithuania look at citizenship, not at where you live.
How to act safely
- Tell the lawyer your citizenship and residence status first. The answer to "can I buy" often starts there.
- Ask in writing whether the property is in a restricted zone and whether you need a permit.
- Find out the processing time and whether the title can be registered before the permit is issued.
- Do not use a nominee, a friend or a company to get round a rule. It can void the purchase.
- Check whether the property is land, a building or a share of a condominium, since the rules differ.
- Compare rules before choosing a country, see EU versus non-EU property and compare countries.
FAQ
Can foreigners buy property abroad? In most popular destinations, yes. Some require a permit, set quotas or limit land, and a few apply rules by nationality.
Can a non-EU citizen who lives in the EU buy in another EU country? Often yes, but the permit and nationality rules above can apply to citizenship, not to where you live. Check with a local lawyer.
Is there a country where foreigners cannot own anything? We did not find a major destination that bans foreign ownership of apartments altogether, but land and nationality limits exist. Rules differ for the Gulf and for Asia.
Does buying give me residence? Not automatically. See our myth article on property and residence.
How we help
D.H. Realting is a trilingual platform (English, Russian, Polish) that finds properties and coordinates independent local lawyers and tax advisers who check whether you may buy in a given place. This text is informational and is not legal, tax or investment advice; restrictions change quickly, so verify the current position with a local lawyer. See also all countries and the remote buying myths hub.