2026 Overseas Property Avoidance Guide: Where are the rental returns and risks of buying a house in Dubai, Greece, and Thailand

I want to buy a house overseas, where I can live on my own and also receive rent

Behind this statement is the true thoughts of many Chinese families in 2026. The domestic real estate market has entered a new stage, and some financially strong families have begun to look overseas. But buying a house overseas is not like buying a house in China, where the rules, taxes, rental returns, and risk points vary greatly from country to country.

Someone bought a house in Dubai with a stable rental rate and good annual rental returns; Someone bought an apartment in a certain country and found that they couldn't rent it out after delivering it, and the property management fees were still very high. The difference is not whether or not to buy, but where and how to buy.

1、 Dubai: Low holding cost, strong leasing demand

Dubai will remain a popular market for overseas real estate in 2026.

The characteristics of this market are very clear: no property tax, no capital gains tax, and low holding costs. For investors, this means that the annual holding expenses after buying are relatively controllable, and the net return on rental income is higher.

In terms of rental demand, Dubai, as a commercial and tourism center in the Middle East, has a large number of foreign workers and residents, and the rental market is active. The rental rate of apartments and villas in the core area is usually relatively stable.

In terms of investment threshold, Dubai can apply for a residence visa for properties worth 750000 dirhams, and a golden visa for properties worth over 2 million dirhams. Buying a house and applying for status can be combined, which is a bonus for many investors.

Risk points to note: Dubai's real estate market is greatly affected by international oil prices and regional economy, and price fluctuations need to be monitored. In addition, foreigners can only purchase permanent property in designated areas (Freehold area), and it is important to understand the area carefully when choosing.

2、 Greece: 250000 euros path update, combining identity and property

The Greek Golden Visa has undergone new changes in September 2026. The MITOS system of the immigration bureau has updated the registration rules for investment paths worth 250000 euros, splitting the application channel for this category into two categories: commercial to residential conversion projects and historical preservation building restoration projects.

What does this change mean?

For investors, the € 250000 threshold still exists, but there are new restrictions on the types of properties available. If you want to take the path of 250000 euros, you need to choose a qualified commercial to residential conversion project or a historical preservation building restoration project. Ordinary residential properties may require higher investment amounts.

Another attraction of Greek real estate is that it is directly linked to the Golden Visa. By purchasing a property that meets the criteria, one can obtain a residence permit in Greece and enjoy convenient travel within the Schengen area for the entire family. For families who hope to obtain European identity and also allocate overseas assets, this is a combination of "buying a house+identity".

In terms of rental returns, tourist apartments in the core area of Athens have a good rental rate during the peak tourist season. But if it is a long-term self occupied need, it is necessary to choose an area with convenient living.

3、 Thailand: Suitable for long-term residence, with relatively stable investment returns

Thai real estate will still be a choice for many retirement and long-term living needs in 2026.

Bangkok, Chiang Mai, and Phuket are popular cities. Bangkok, as the capital, has a rental market dominated by local white-collar workers and expatriates; Chiang Mai has low living costs and a suitable climate, making it suitable for retirement and retirement; Phuket has abundant tourism resources and a strong demand for tourism rentals.

The advantages of Thai real estate are: relatively low total price (a few hundred thousand RMB can buy an apartment), low cost of living, and warm climate. For those who hope to live overseas after retirement, it is a cost-effective choice.

But the risk points that need to be noted are:

Firstly, Thai law has a proportional restriction on foreigners purchasing apartments. The proportion of foreign ownership in an apartment building cannot exceed 49%. Before making a purchase, it is necessary to confirm whether the project still has foreign quotas.

Secondly, villas and land cannot be directly owned by foreigners, usually through leasing or corporate structures, which carry legal risks and require the intervention of professional lawyers.

Thirdly, in terms of rental returns, the investment and appreciation potential of Thai real estate is relatively limited, making it more suitable for self occupation or long-term holding rather than short-term speculation.

4、 The three easiest pitfalls to fall into when buying a house overseas

No matter which country you buy a house from, there are several common pitfalls:

The first pitfall: only looking at the price, not the holding cost. Many people only compare housing prices when buying a house, ignoring the annual holding costs such as property fees, property taxes, insurance, and maintenance. In some countries, housing prices are not high, but the annual holding cost adds up to a considerable amount, and rental returns may be eaten up by a large portion.

The second pitfall: only looking at the advertised rental returns without actually understanding the rental market. The "annualized 8% rental return" promoted by developers is often an ideal state. The actual occupancy rate, vacancy period, and rental level require on-site understanding of the local market, not just listening to one-sided statements from the salesperson.

The third pitfall: signing contracts without understanding the legal and tax structure. There are significant differences in property rights systems, transaction taxes, inheritance taxes, and capital gains taxes among different countries. Before signing the contract, it is necessary to conduct due diligence with a local lawyer to understand whether the property rights are clear, whether the transaction process is compliant, and any restrictions on subsequent sales.

5、 How to choose the market that suits oneself

Use three questions to filter:

What is your core purpose for buying a house? Is it investment for rent collection, long-term self occupation, or obtaining identity? Different purposes correspond to different markets. Investment and rental income look at the core areas of Dubai and Bangkok; Long term self occupied visits to Chiang Mai and Pattaya; View Greece and Dubai Golden Visa with identity.

What is your budget? About 250000 euros can be considered for Greece; About 1 million RMB can be considered for Thailand; For those with more abundant budgets, you can look at core cities in the UK and Australia.

How long holding period can you accept? Overseas real estate is not a short-term speculative product, and usually requires holding for 3 to 5 years or more to see significant returns. If there is a short-term need for capital turnover, overseas real estate may not be a suitable choice.

6、 November Shanghai Exhibition: Overseas real estate concentrated viewing to avoid pitfalls

From November 20th to 22nd, 2026, the Shanghai World Trade Exhibition Center will host the Overseas Immigration, Study Abroad, Real Estate, and Enterprise Overseas Development and Financial Services Expo, which will last for three days and is expected to attract about 8000 attendees.

For people with overseas property needs, the value of this exhibition is:

Multi country real estate projects are exhibited in a concentrated manner. You don't have to do your homework country by country. There are real estate projects from multiple countries such as Dubai, Greece, Thailand, and Spain at the exhibition, and you can get first-hand project information and prices on site.

Local lawyers and consultants were present. The most important aspects of buying a house overseas are legal and tax compliance. At the exhibition, there are local lawyers and real estate consultants who can provide on-site consultation on property rights, transaction processes, taxation, and other issues.

Stay informed about the latest policy changes. The update of Greece's golden visa path and the adjustment of Dubai's golden visa policy can be quickly understood at the exhibition.

One stop solution for real estate, identity, and finance. Buying a house is often linked to identity planning, cross-border remittances, and overseas bank accounts. The exhibition covers these sectors and can be connected in one go.

7、 What can participating real estate agencies get

For overseas real estate developers, intermediaries, law firms, and financial service institutions participating in the exhibition:

Accurately reach buyers. There are a large number of high-quality potential customers among the audience who are watching overseas real estate projects.

Establish trust. Real estate transactions involve large amounts of money and long decision-making cycles. Face to face communication and presentation can effectively establish customer trust.

On site transaction. Many customers will confirm their intended projects at the exhibition and can follow up to sign contracts in the future.

Brand exposure. Exhibiting at professional exhibitions has a stronger brand endorsement effect than online advertising.

In conclusion

Overseas real estate is a decision that requires careful research, not just 'buying at a cheaper price'. Only by choosing the right market, understanding the rules, and finding the right service providers can one enjoy the benefits of overseas real estate while avoiding common pitfalls.

From November 20th to 22nd, at the Shanghai World Trade Exhibition Center, for three days, we will thoroughly examine the real estate projects, policies, and risks of various countries.

Exhibition hotline: 13681692751 (same as WeChat), official website: www.qs-expo.com.