Top 10 Countries Where You Can Own Land as a Foreigner

1. Portugal: Europe’s Golden Visa Haven

Portugal has earned global attention for its Golden Visa program, which allows non-EU citizens to purchase real estate and gain residency. As of 2024, foreigners can own land outright, with no special restrictions, except for properties near the border or military zones.

According to Portugal’s Immigration and Borders Service (SEF), the program has generated over €7 billion in investments since inception, with 95% related to real estate purchases. The minimum property investment starts at €500,000 in most regions, or €400,000 in low-density areas, as updated in 2024.

Property rights for foreigners are identical to those for locals, and land ownership is protected under Portuguese law. In 2023, 11,189 Golden Visas were issued, with buyers from China, the US, and Brazil leading the way.

Recent government reforms have further streamlined the buying process, removing bureaucratic hurdles for non-EU investors. Portugal’s consistent ranking in the Henley Passport Index and the Global Peace Index adds to its allure for international buyers.

2. New Zealand: Open Doors with Stringent Oversight

New Zealand stands out as one of the most transparent and foreign-friendly property markets, but with strict oversight. As of 2024, foreign individuals can buy land but are generally restricted from purchasing existing residential properties unless they hold residency or citizenship.

Exceptions exist for certain new-build developments and commercial land. The Overseas Investment Office (OIO) reported in its 2024 review that foreign buyers accounted for just 2.9% of total property transactions, a sharp drop from previous years due to tightened regulations in 2018.

Agricultural and commercial land remain accessible, but require OIO approval for purchases above NZ$10 million. Notably, the OIO approved over NZ$3.6 billion in investment in 2023, with a surge in applications from US and EU investors.

The government’s focus has shifted to balancing foreign investment with housing affordability, resulting in a more nuanced policy landscape.

3. Mexico: Beachfront Property with a Trust System

Mexico allows foreigners to own land, even within the restricted “zona restringida” (50 km from the coast or 100 km from borders), through the fideicomiso trust system. Created by the Mexican government, this structure enables foreigners to acquire beachfront and border properties, with a Mexican bank holding the title in trust for the foreign buyer.

According to Mexico’s Ministry of Foreign Affairs, over 1.5 million properties are held in fideicomisos as of early 2024. The trust grants the foreign owner all rights of use, sale, and inheritance for renewable 50-year periods.

In regions like Baja California Sur and Riviera Maya, foreign ownership accounted for 8% of all real estate transactions in 2023, with US and Canadian citizens leading purchases. Recent reforms have enhanced transparency and reduced transfer fees, making Mexico’s process even more attractive for international buyers.

The Mexican government continues to promote foreign investment in real estate as a key driver of economic growth.

4. Turkey: Land of Opportunity with Fast-Track Citizenship

Turkey has become a major hub for foreign real estate investors, propelled by its citizenship-by-investment program. As of 2024, foreigners can own land in most parts of Turkey, except for military zones and rural areas designated as strategic.

The Turkish Statistical Institute reported a record 67,490 property sales to foreigners in 2023, with Russians, Iranians, and Iraqis dominating the market. Foreigners are eligible for citizenship with a minimum real estate investment of $400,000, a policy reaffirmed in January 2024.

Buyers receive the same freehold ownership rights as Turkish citizens, and the process typically takes under three months. Turkish law limits foreign ownership to 30 hectares per individual, and foreigners cannot own more than 10% of land in any district.

Istanbul, Antalya, and Ankara are the hotspots, driven by rapid infrastructure development and a depreciated lira, which makes property especially affordable for foreign investors.

5. Thailand: Condominium Freedom, Land Leasing Rules

Foreigners can own condominiums outright in Thailand, provided that no more than 49% of a building’s units are foreign-owned, as defined by the Condominium Act. As of 2024, land ownership by foreigners remains prohibited, but long-term leases of up to 30 years (with potential for renewal) are widely used.

According to Thailand’s Department of Lands, foreigners purchased 14,732 condominium units in Bangkok alone in 2023—a 21% increase over 2022. The government introduced new incentives in 2024 for long-term residency programs, which allow investors to lease land for up to 50 years in designated economic zones.

The Board of Investment also enables 100% foreign land ownership for certain large-scale industrial or business projects. The Thai real estate market continues to draw buyers from China, Russia, and Europe, with property values in urban centers increasing steadily.

Developers often offer creative ownership structures, such as company ownership or nominee agreements, though these require careful legal guidance.

6. Spain: Real Estate as a Pathway to Residency

Spain’s Golden Visa initiative, introduced in 2013 and updated in 2024, provides residency to non-EU foreigners who invest at least €500,000 in real estate. The Ministry of Inclusion, Social Security and Migration published data in February 2024 showing that over 14,000 Golden Visas have been issued since the program’s launch, with more than €2.9 billion invested in property.

Foreign buyers have the same property rights as locals, and there are no national restrictions on land ownership, except in areas of military significance. In 2023, 16% of all home purchases in Spain were by foreigners, according to the Colegio de Registradores.

British, German, and French citizens continue to lead the market, especially in coastal regions like Costa del Sol and the Balearic Islands. Recent legislative changes have cut processing times for residency permits, making Spain even more attractive to international investors seeking both a home and a pathway to EU residency.

7. Greece: Ancient Land, New Foreign Investment

Greece has emerged as a preferred destination for foreign property buyers, thanks in large part to its Golden Visa program. Since 2014, non-EU citizens can obtain residency by investing at least €250,000 in real estate—a threshold that rose to €500,000 in Athens, Thessaloniki, and popular islands in 2024.

According to Enterprise Greece, over 18,000 Golden Visas have been issued, with Chinese and Turkish nationals leading the pack. Foreigners have full freehold property rights, except for land near national borders or military areas.

In 2023, foreign buyers accounted for 25% of all real estate transactions in Athens, as reported by the Hellenic Statistical Authority. The government announced new digital land registry services in 2024, streamlining title transfers and improving transparency.

Greece’s mix of low property prices, high rental yields, and residency opportunities continues to attract investors from across Europe and the Middle East.

8. United States: No Federal Restrictions, State-by-State Nuances

The United States allows foreigners to own land without significant federal restrictions, though local and state laws may impose some limitations, especially near military bases or agricultural land. The National Association of Realtors reported in its 2024 Profile of International Transactions that foreign buyers purchased $59 billion worth of US residential property in 2023, led by Chinese, Canadian, and Mexican investors.

States like Florida, California, and Texas remain top destinations, but new legislation in 2023–2024 has placed restrictions on foreign ownership of farmland in states such as Texas and Florida. The US government does not require foreign buyers to have residency or citizenship, but tax implications and reporting requirements can be complex.

The EB-5 Immigrant Investor Program remains an option for those seeking residency via investment, with a minimum $800,000 investment as of 2024. The US continues to be seen as a safe haven for real estate investment, driven by robust legal protections and a diverse market.

9. Malaysia: The Malaysia My Second Home (MM2H) Advantage

Malaysia offers one of Southeast Asia’s most liberal property markets for foreigners, especially through its Malaysia My Second Home (MM2H) program. As of 2024, foreigners can own landed property (with some state-level restrictions) and high-rise condominiums with a minimum purchase value ranging from RM 600,000 to RM 1 million, depending on the state.

The Ministry of Tourism, Arts and Culture reported over 56,000 active MM2H visa holders in 2024, with China, Japan, and Bangladesh as the top source countries. Foreigners are prohibited from owning low-cost housing or properties reserved for Malaysians, but otherwise enjoy freehold ownership rights.

The government revised the MM2H program in August 2023, introducing stricter financial criteria but promising faster approvals. Malaysia’s strong rental yields, affordable prices, and English-speaking environment continue to attract retirees and investors alike.

10. Georgia: No-Nonsense Ownership in the Caucasus

Georgia has rapidly risen as a magnet for foreign real estate investors, offering one of the world’s most open land ownership policies. As of 2024, foreigners can buy, sell, and inherit land (excluding agricultural land) with no restrictions.

The National Agency of Public Registry reported that foreign buyers accounted for 13% of all property sales in Tbilisi in 2023, with Russians, Ukrainians, and Israelis leading the surge. Georgia’s property registration system is ranked among the top globally for ease and transparency by the World Bank’s Doing Business 2024 report.

A typical real estate transaction can be completed in just one day, and the government provides free online access to land registries. The country’s lack of capital controls, low taxes, and fast-growing tourism sector have led to a boom in both residential and commercial property markets.

Georgia’s straightforward rules and investor-friendly reforms make it one of the most accessible places in the world for foreigners seeking land ownership.