Buying as a foreigner: 16 markets compared

Only an Indonesian citizen can hold Hak Milik (freehold, often SHM on the certificate). Any act meant to pass it to a foreigner, directly or indirectly, is void, and money already paid cannot be claimed back: this is why nominee structures are a serious risk.
Law No. 5 of 1960 (UUPA), Articles 21(1) and 26(2) (read 3 November 2026)

A foreigner can own a landed house only on Hak Pakai (right of use) land. Hak Pakai is granted for up to 30 years, can be extended for up to 20 and renewed for up to 30, each by application; minimum price, plot size and unit limits are set in separate rules.
Government Regulation No. 18 of 2021, Articles 52, 71 and 72 (read 3 November 2026)

A lease (Hak Sewa) is a contract with the owner of the land: check the owner on the land certificate at the BPN land office, the length of the lease and the written terms for extension.
Law No. 5 of 1960 (UUPA), Articles 44(1) and 45 (read 3 November 2026) · ATR/BPN (land agency) (read 13 November 2026)

• Land and building acquisition duty (BPHTB), on the price minus a tax-free amount: ≤ 5 % hukumonline.com

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Not in our sourced notes yet Full guide

• Dubai Land Department transfer fee: 4 % hausandhaus.com
• Registration trustee fee: AED 2,100 / 4,200 help.propertyfinder.ae
• Title deed and admin fees: AED 270 hausandhaus.com

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Dubai: No one may lease out holiday homes regularly unless licensed by the tourism department (DTCM in the decree, now the Department of Economy and Tourism). The licence lasts one year and is renewable.
Government of Dubai, Decree No. (41) of 2013 regulating the leasing out of holiday homes (read 11 November 2026)

Short-let rules

Foreigners cannot own land in Thailand. At the land office, check the title deed type (Chanote is full title), the registered owner and any mortgages or leases.
Department of Lands (read 13 November 2026)

In each condominium, all foreign owners together may hold at most 49% of the total unit area; if the quota is full, a foreigner cannot be registered as owner. Ask for the current foreign quota figure.
Condominium Act B.E. 2522, sections 19 bis and 19 ter (read 3 November 2026)

Under the foreign funds route you must show the money for the unit was brought in from abroad: keep the bank’s transfer documents for every payment.
Condominium Act B.E. 2522, sections 19 bis and 19 ter (read 3 November 2026)

• Land Office transfer fee (often split with the seller): 2 % thailand.go.th

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A nota simple from the Registro de la Propiedad shows the registered owner, mortgages, charges and any declared new building; the Catastro shows the plot and built area for tax purposes only.
Registradores de España (Propiedad and Mercantil) (read 13 November 2026) · Sede Electrónica del Catastro (read 13 November 2026)

• VAT (IVA) on new homes: 10 % interforoabogados.com
• Stamp duty (AJD), Andalucía: 1.2 % interforoabogados.com

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Andalusia: A responsible declaration must be filed before starting, and the home is entered in the Andalusian Tourism Register with a code of the form VUT/province/number.
Junta de Andalucía, Viviendas de uso turístico: preguntas frecuentes (Decreto 28/2016) (read 11 November 2026)

Short-let rules

Ask for the permanent land registry certificate (certidão permanente predial): it shows the owner, mortgages and charges, and whether the building is divided into separate units.
gov.pt: Pedir uma certidão permanente do registo predial (read 13 November 2026) · Predial Online (read 13 November 2026)

• Property transfer tax (IMT), mainland: 1 % - 8 % info.portaldasfinancas.gov.pt
• Stamp duty (Imposto do Selo): 0.8 % info.portaldasfinancas.gov.pt

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Portugal: Registration is by prior communication at the Balcão Único Eletrónico, which issues the registration number unless the council objects within 60 days (90 days in containment areas). Liability insurance is required.
gov.pt, Alojamento local (read 11 November 2026)

Short-let rules

The seller must attach to the sale contract a Certificate of Search of the property, dated within five working days of signing; fines for not doing so apply after a three-month transition that ended on 16 May 2026.
Department of Lands and Surveys: administrative fines under Law 81(I)/2011 (13 Feb 2026) (read 13 November 2026)

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Not in our sourced notes yet Full guide

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Within 50 km of the coast (the restricted zone, which takes in the coast at Tulum), a foreigner acquires residential property through a bank trust (fideicomiso) that needs a permit from the Foreign Affairs ministry (SRE); the trust lasts up to 50 years and can be extended.
Ley de Inversión Extranjera, Articles 2 (VI), 11 and 13 (text in force, last amended DOF 27 May 2024) (read 13 November 2026)

Ask a notary for a certificate of no liens (certificado de libertad de gravamen) from the state property registry (RPP).
Kolaboro register guide: Mexico (opened 13 November 2026)

Acquisition tax (ISAI): set by each state and municipality, not published in our guide. The notary works it out at the deed.

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The seller must tell you anything it knows that could affect your decision, for example that the land is in a flood zone or that a large infrastructure project is planned nearby. You can also look up the natural and industrial risks of the address on Géorisques.
Service-Public.fr: Vente en l’état futur d’achèvement (Vefa), checked by Service Public on 18 Sep 2026 (read 14 November 2026) · Géorisques (French state risk map) (read 14 November 2026)

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France: A furnished tourist let must be declared to the town hall. In communes that use declaration with registration, a 13-character number is issued and must appear in every advert.
Service-Public.fr, renting a second home as a furnished tourist let (read 11 November 2026)

Short-let rules

Not in our sourced notes yet Full guide

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Ownership passes only when the sale is registered at the land registry directorate. A preliminary sale contract, even one made before a notary, is only a promise to transfer. Check mortgages and other burdens on the parcel first; parcels can be looked up on TKGM’s Parsel Sorgu.
Investment Office of the Presidency of Türkiye: Acquiring Property and Citizenship (read 14 November 2026) · TKGM Parsel Sorgu (land registry and cadastre) (read 14 November 2026)

A foreign individual may acquire real estate anywhere in Turkey up to 30 hectares in total, but not in prohibited military zones or military security zones.
Investment Office of the Presidency of Türkiye: Acquiring Property and Citizenship (read 14 November 2026)

• Title deed fee (tapu harcı), often split 2 % and 2 % with the seller: 4 % iidb.adalet.gov.tr

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Türkiye: A tourism rental permit from the Ministry of Culture and Tourism is mandatory to let a home for 100 days or less (Law No. 7464, in force since 1 January 2024).
Ministry of Culture and Tourism of Türkiye, permit application guide (Law No. 7464) (read 11 November 2026)

Short-let rules

Foreign persons generally need foreign investment approval before buying any residential land in Australia, whatever its value. From 1 April 2025 to 30 June 2029 they are generally banned from buying established dwellings; the policy channels them to new dwellings.
Australian Government, Foreign Investment: Guidance Note 6, Residential Land, version 5 (1 July 2026) (read 14 November 2026)

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The real estate register (touki) shows who owns the land and the mortgages on it. You can read the registered information online through the registry information service.
Registry information service (touki) (read 14 November 2026)

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HM Land Registry holds the title register of the land: who owns it, whether it is freehold or leasehold, and mortgages or restrictions on it. A copy costs a small fee and can be ordered online.
HM Land Registry: search property information (read 14 November 2026)

• Stamp Duty Land Tax (England and Northern Ireland): 0 % - 12 % gov.uk

Before surcharges: plus 5 % on every band if you will own more than one home, plus 2 % if you are not UK resident.

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The land and, later, each unit have a land and mortgage register (księga wieczysta). Ask for its number and read it online in the Ministry of Justice EKW service: owner, mortgages and claims entered for buyers.
Elektroniczne Księgi Wieczyste (Ministry of Justice land and mortgage registers) (read 14 November 2026)

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Since 1 January 2023 a non-Canadian may not buy residential property in Canada, directly or indirectly, unless an exception applies, for example certain temporary residents and protected persons (section 4 of the Act).
Prohibition on the Purchase of Residential Property by Non-Canadians Act, section 4 (Justice Laws, current to 19 Oct 2026) (read 14 November 2026)

The prohibition covers property in census metropolitan areas and census agglomerations; property outside them is excluded by the Regulations (section 3). Both texts were current to 19 October 2026 when we read them.
Prohibition on the Purchase of Residential Property by Non-Canadians Regulations (SOR/2022-250), section 3 (current to 19 Oct 2026) (read 14 November 2026)

No tax row on record for this market yet.

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