10 European Countries with the Most Tax-Friendly Property Investment Policies
Regarding property investments, taxes play a significant role in decision-making. For investors seeking European countries with favourable tax policies, here’s a breakdown based on data and real experiences:
1. PORTUGAL - property taxes
- Golden Visa Program: Investors can acquire residency by purchasing real estate, starting from €280,000 in low-density areas.
- Capital Gains Tax: 28% for non-residents. However, there’s no tax if reinvested within Portugal.
- Personal Experience: Several clients I’ve worked with chose Portugal because of its favourable Non-Habitual Resident (NHR) tax regime.
The Non-habitual Residence (NHR) regime essentially grants qualifying individuals the possibility of becoming tax residents of a white-listed jurisdiction whilst legally avoiding or minimising income tax on certain categories of income and capital gains for 10 years.
2. Estonia
- No Property Tax: Estonia has no annual property tax, a rare benefit among European countries.
- Rental Income Tax: Flat 20%. Efficient tax reporting thanks to Estonia’s advanced e-government services.
- Fact Insert: As of 2022, Estonia ranks among the top 10 OECD countries with the most business-friendly tax policies.
For the ninth year in a row, Estonia has the best tax code in the OECD. Its top score is driven by four positive features of its tax system. First, it has a 20 per cent tax rate on corporate income that is only applied to distributed profits. Second, it has a flat 20 per cent tax on individual income that does not apply to personal dividend income. Third, its property tax applies only to the value of land rather than to the value of real property or capital. Finally, it has a territorial tax system that exempts 100 per cent of foreign profits earned by domestic corporations from domestic taxation, with few restrictions.
RISE OF ESTONIA
- Capital Gains Exemption: Properties held for at least seven years can benefit from capital gains exemptions upon sale.
- Rental Income: Taxed progressively, up to 40%. Yet, numerous deductions exist for maintenance and interest expenses.
- Personal Flavour: Dublin’s property market has attracted many of my international clients due to these exemptions despite high rental yields.
4. Cyprus
Cyprus’s property taxes include VAT, property transfer tax, and stamp duty.
- VAT: 19% on new real estate, reduced to 5% for first-time buyers on properties up to 190 m², with a price cap of €475,000.
- Transfer Tax: Applies to resale properties (not VAT-covered), ranging from 3% to 8%, based on property value.
- Stamp Duty: 0–0.2% of the transaction value.
- Capital Gains Tax: 20% on the profit from property sales.
- Rental Income Tax: 0–35%, depending on income.
- Corporate Tax on Rental Income: Only 12.5%, one of the lowest in the EU.
- No Inheritance Tax: A significant plus for estate planning.
In conclusion, Cyprus offers a mix of taxes that investors need to consider, including VAT on new properties, a tiered property transfer tax, and stamp duty on both new and resale real estate. Capital gains and rental income taxes add to the overall cost structure. Despite these, Cyprus remains attractive due to its reduced VAT for first-time buyers, relatively low transfer taxes, and the potential for strong returns on property investments.
5. Bulgaria
- Flat Tax Rate: 10% for both rental income and capital gains.
- Low Property Transfer Tax: Just 2-3% of the property’s market value.
- Personal Note: Bulgaria’s straightforward tax system has simplified things for several clients who prefer minimal paperwork.
Housing Index in Bulgaria increased to 213.53 points in the second quarter of 2024 from 206.42 points in the first quarter of 2024. The Housing Index in Bulgaria averaged 122.06 points from 2005 until 2024, reaching an all-time high of 213.53 points in the second quarter of 2024 and a record low of 76.01 points in the first quarter of 2005. source: EUROSTAT
Poland’s Capital Gains Tax is 19%, but only if sold within five years of purchase. After that, there is no capital gains tax. Rental Income Can be taxed at a flat rate (8.5%) or progressive rates up to 32%, depending on the type of taxation chosen.
Personal Experience: Many clients like Poland’s stable market and low taxes, especially in urban areas like Warsaw and Kraków.
Rental density in poland
Poland is an attractive destination for foreign property investors due to its robust economic growth, increasing demand for rental properties, and relatively low property prices compared to Western Europe. The country offers a stable political environment and a growing middle class supporting long-term rental yields. Additionally, favourable tax regulations, such as no capital gains tax after five years of ownership, enhance investment appeal. Poland’s strategic location in Central Europe also positions it as a gateway for business and travel.
Capital Gains Tax: 18-28%, depending on the investor’s income bracket. Stamp Duty Land Tax (SDLT): Tiered rates but exemptions for first-time buyers and investors below certain thresholds. Fact: Since Brexit, the UK has made several changes to encourage property investment, although taxes are slightly higher than in other parts of Europe.
Higher rates of stamp duty for second home purchases, with 2% overseas
The United Kingdom offers a dynamic property market for foreign investors, driven by a strong legal framework and established financial services. High rental demand ensures attractive yields, particularly in major cities like London, Cambridge, Oxford and Sheffield. Despite some higher taxes, including stamp duty, the potential for long-term capital appreciation remains significant. The UK’s diverse economy and global connectivity further enhance its appeal, making it a strategic choice for real estate investment.
UK Buy-to-Let Mortgages for Foreign Investors: The Real Deal
We’ve helped dozens of foreign investors navigate UK mortgages. The truth? It’s surprisingly accessible.
UK lenders are more welcoming to foreign investors than most European counterparts. While German banks typically require 40% deposits, many UK lenders accept 25%. The paperwork is more straightforward, too.
Interest rates for foreign investors currently hover around 5-7%. That’s competitive. I recently guided an Australian client who secured a 5.2% rate on a Manchester property. Compare this to France’s average of 8% for non-residents.
You’ll need three key things: a 25-35% deposit, proof of income, and a good credit history in your home country. That’s it. No UK credit history is required.
Some standout lenders: Barclays accepts applicants from 34 countries, HSBC works with 60 countries, and The Mortgage Works specializes in foreign buy-to-let investments.
What makes the UK different is that rental demand consistently outpaces supply. London’s rental prices jumped 12% in 2023 alone, while Manchester saw 15% growth.
A word of caution from experience: currency fluctuations can bite. One Singapore-based client lost 8% of their investment value during Brexit. Smart investors now use currency hedging.
Tax rules are straightforward. Non-residents pay 20% on rental income, and capital gains tax ranges from 18% to 28%. This is simple compared to Australia’s complex trust requirements or Canada’s 25% holding tax.
The bottom line? UK buy-to-let remains one of the most accessible property markets for foreign investors. Just ensure you have that deposit ready. Contact us today for more info.
Build a high yielding residential property portfolio with ease
Malta Capital Gains Exemption: No capital gains tax if held for over three years. Rental Income: 15% flat tax. Fact: Malta’s Individual Investor Programme has made it attractive for foreign property investors to get residency through investment.
- Favorable Tax Regime: Malta offers attractive tax incentives, including low capital gains tax rates on property sales.
- Golden Visa Program: Investors can gain residency through property investments starting at €250,000.
- Strong Rental Demand: The tourism sector drives consistent demand for rental properties, particularly short-term rentals.
- Stable Economy: Malta’s robust economy and political stability make it a secure investment destination.
- Strategic Location: Malta is a gateway between Europe and North Africa in the Mediterranean.
Property prices in Malta are increasing, with the Residential Property Price Index (RPPI) rising 7% year-on-year in the second quarter of 2024. Here are some insights into the property market in Malta in 2024:
9. HUNGARY
Hungary’s Capital Gains Tax is 15%, but there is no tax if the property is held for more than five years. Rental Income is also 15%. Low Property Purchase Taxes are 4% transfer tax. Personal Experience: Hungary’s affordable market and low taxes have attracted many foreign investors, especially in Budapest.
The tax benefits are striking. A mere 15% capital gains tax disappears after five years of ownership. That’s it. There are no complicated clauses. There are no hidden fees.
Rental income taxation sits at 15%. Compare this to the UK’s punishing 20-40% rates or Germany’s 14-45% progressive system. I recently helped a client save €12,000 annually by redirecting their investment from Berlin to Budapest.
Property transfer tax? Just 4%. France charges up to 10%. Spain demands 8-11.5%.
Budapest’s market offers surprising value. Modern apartments in prime districts cost 50% less than comparable Prague properties. Last month, I viewed a renovated two-bedroom in District V for €220,000. The same unit in Vienna would cost €500,000.
Property management is straightforward. Local agencies charge 8-10% of rental income. They handle everything.
One crucial tip from experience: focus on districts V, VI, and VII. Tourist demand remains consistent.
The bottom line: Hungary combines Western European stability with Eastern European prices. Add the tax benefits, and it’s a compelling investment case.
BUDAPEST - CITY DISTRICTS
10. greece
- Capital Gains Tax: Currently suspended for property sales until 2024, making it highly attractive for short-term investors.
- Rental Income: Taxed progressively, ranging from 15% to 45%, but many deductions are available, including for maintenance and renovations.
- Fact: Greece’s Golden Visa Program offers residency to foreign investors for a minimum property investment of €250,000, one of the lowest thresholds in Europe.
Greece Golden Visa, October 2024:
Greece Golden Visa Program has undergone significant changes, with new investment opportunities and increased thresholds. However, investors can still get a five-year residence permit by investing €250,000 in existing real estate investment opportunities. There are €250,000 options for converting commercial properties into residential use or restoring listed buildings.
These countries stand out because they offer favourable conditions for property investors. Factors like capital gains exemptions, low or no property taxes, and efficient tax regimes can dramatically increase ROI.
