Property Taxes in 2026: Compare 5 Countries
Property Taxes in 2026: Compare 5 Countries
Quick comparison table (May 2026)
🇦🇪 UAE / Dubai – absolute tax efficiency leader
Purchase: 4% DLD fee (Dubai Land Department) + ~0.5–1% administrative fees.
Annual property tax: 0%. Only service charges (maintenance) — approx. 5–20 AED per sqft/year.
Rental income tax: 0% for individuals.
Capital gains tax (resale): 0%.
🇹🇷 Turkey – low annual tax, great for long‑term holders
Purchase: 4% Tapu (Title Deed Transfer Tax) based on cadastral value, usually paid by buyer. Döner Sermaye admin fee: 55,098 TRY (2026). DAB certificate (currency conversion confirmation): ~400 USD.
Annual property tax (Emlak Vergisi): Rates double in large cities (Antalya, Alanya, Istanbul, Mersin):
- Residential: 0.2% (large cities) / 0.1% (other provinces)
- Commercial: 0.5% / 0.2%
- Land (with permit): 0.6% / 0.3%
Rental income tax: Tax‑free threshold in 2026: 58,000 TRY per year. Above that – progressive:
- up to 190,000 TRY → 15%
- 190,000 – 400,000 TRY → 20%
- 400,000 – 1,500,000 TRY → 27%
- above 5,300,000 TRY → 40%
Luxury Tax (Değerli Emlak Vergisi): Applicable if cadastral value exceeds 17,711,000 TRY in 2026 → additional 0.3–1%.
Capital gains tax on property: 0% if held for more than 5 years. If sold earlier – progressive 15–40%.
🇹🇭 Thailand – low annual tax, but registration matters
Purchase: Transfer fee 2–3% (usually split). Specific Business Tax 3.3% if sold within 5 years.
Annual property tax (since 2019): 90% discount if registered in the house registration book (Tabien Baan):
- Up to 10 million THB → 0%
- 10–40 million THB → 0.02%
- 40–65 million THB → 0.03%
- 65–90 million THB → 0.05%
- Above 90 million THB → 0.1%
If not registered in Yellow Tabien Baan → rate 0.3% (no discount).
Yellow Tabien Baan benefits for foreigners: Exemption from property tax up to 10 million THB; exemption from Specific Business Tax (SBT) upon resale.
Rental income tax: 0–35% (progressive, if you become tax resident after 183 days).
🇬🇷 Greece – tax incentives in 2026
Important update for 2026: VAT on new buildings is suspended until 31 December 2026 (Law 5246/2025). Instead of 24% VAT, you pay transfer tax of 3.09% – a significant saving.
Annual tax (ENFIA): 0.003–0.009% of property value (varies by zone, area, building age).
Rental income tax (2026 scale):
- up to €12,000 → 15%
- €12,001 – €24,000 → 25%
- €24,001 – €36,000 → 35%
- above €36,000 → 45%
Special tax incentives for 2026: Owners converting previously closed or short‑term rented properties to long‑term rental (until 31 Dec 2026) are fully exempt from rental income tax for 3 years. Also, 50% ENFIA discount for primary residence in towns with population under 1,500.
🇵🇹 Portugal – European stability with European taxes
Purchase: IMT (Municipal Tax) 6–8% (progressive) + 0.8% Stamp Duty.
Annual property tax (IMI): 0.3–0.8%.
Rental income tax: 28% flat for non‑residents (can opt into progressive declaration).
Capital gains tax (resale): 28% for non‑residents.
Summary: which country for your strategy?
| If your goal is | Best country |
|---|---|
| Zero taxes at all stages | 🇦🇪 UAE / Dubai |
| Long‑term holding (5+ years) with low annual tax | 🇹🇷 Turkey |
| Low annual tax + Yellow Book benefits | 🇹🇭 Thailand |
| Taking advantage of 2026 tax holidays (VAT suspension, 3‑year rental exemption) | 🇬🇷 Greece |
| Euro, EU stability (taxes secondary) | 🇵🇹 Portugal |
🎯 Tax efficiency depends entirely on your holding period and strategy.
Dubai wins for zero tax. Turkey is best for long‑term (5+ years). Thailand offers low annual tax with proper registration. Greece provides unique 2026 incentives. Portugal is for those who prioritise euro and EU stability over low taxes.
📚 More from the capital protection series:
Need a tax‑efficient property selection?
We help investors find assets in the right jurisdiction – minimising taxes, maximising capital protection.
