In short: Of the six markets compared here, Dubai has the simplest tax picture for an individual buyer: a 4% Dubai Land Department fee at purchase, then no annual property tax and no personal income tax on rent or gains. Portugal, Spain and the UK charge more to buy and keep taxing non-residents on rent and on sale. Turkey and Northern Cyprus have moderate purchase costs, but some of their figures change every year or are set by temporary decrees.
The table and notes below compare the main taxes a non-resident individual pays to buy, own, let and sell a home, as checked on official sources on 12 and 13 November 2026. Each figure has a numbered source at the end of the page. Where we could not confirm a figure, the table says so rather than estimate.
How to compare buying costs fairly
A headline transfer tax rate tells you only part of the story. Compare three kinds of cost:
- One-off costs at purchase: transfer tax or stamp duty, VAT on new builds, registration and legal fees.
- Recurring costs while you own: annual property tax and tax on any rent you earn.
- Exit costs: tax on the gain when you sell.
Two points change the numbers more than most buyers expect. First, your tax residence: Portugal and England charge non-residents more at purchase. Second, whether you already own a home anywhere in the world, which triggers the higher rates in the UK. Your home country may also tax foreign rent and gains, so check its rules too. This page compares taxes only; residency routes and rental returns are covered elsewhere, for example in our Turkey vs Portugal comparison.
Buying, owning, letting and selling: six countries in one table
Rules as of November 2026, for an individual who is not tax-resident in the country. Numbers in brackets refer to the sources at the end of the page.
| Country | Purchase taxes and fees | Annual ownership tax | Rental income tax (non-resident) | Tax on sale (non-resident) |
|---|---|---|---|---|
| Turkey | Title deed fee 4% of the declared price, 2% each for buyer and seller by law [1]; extra flat fee for foreign parties of 20,868 TL per property in the 2026 land registry tariff (reported) [2]; VAT on new builds 10% or 20% by net area, with an exemption for qualifying foreign buyers [3] | Property tax 0.1% of the tax value for homes, 0.2% in metropolitan areas; high-value home tax above 17,711,000 TL (2026) [4] | Progressive income tax, 15% to 40% on 2026 income [5] | Taxed only if sold within 5 years of purchase; gain indexed for inflation, 150,000 TL exempt (2026), then 15% to 40% [6] |
| Northern Cyprus | Transfer fee 4% on a foreigner's first property until 5 January 2027 (5.5% second, 6% third); rate from 6 January 2027 not confirmed [7]; stamp duty 0.5% and VAT 5% on new builds, as quoted by agents [8] | Not confirmed (small municipal tax set per m²) | Not confirmed | Not confirmed (agents quote a withholding tax; figures differ) |
| Portugal | IMT 7.5% flat for non-residents buying a home, for acquisitions from 25 May 2026, with refund exceptions [9][10]; stamp duty 0.8% [11]; notary and registry fees vary | IMI 0.3% to 0.45% of the tax value (urban property), set by each municipality [12] | 25% on residential leases; 10% on rents up to €2,300 a month until 31 December 2029 [13] | 50% of the gain taxed at 12.5% to 48%, depending on worldwide income [13] |
| Spain | Resale: regional transfer tax (ITP), which varies, e.g. 7% in Andalucía [15], 9% in the Valencian Community (11% above €1 million) [16]; new build: VAT 10% [14] plus regional stamp duty (AJD), e.g. 1.2% in Andalucía [15] | IBI 0.4% to 1.10% of the cadastral value, set by each municipality [17]; imputed income tax on a home you do not let [19] | 19% for EU/EEA residents (expenses deductible); 24% for others, on gross rent [18] | 19% on the gain; the buyer withholds 3% of the price [20]; municipal plusvalía varies |
| Dubai (UAE) | Dubai Land Department fee 4% of the price [21]; admin and trustee fees vary | No annual property tax; housing fee of 5% of annual rental value billed through DEWA [23] | No personal income tax; individuals' real estate investment is outside corporate tax [22] | No capital gains tax for individuals [22] |
| United Kingdom | England and NI: SDLT 0% to 12% by band, plus 5% if you will own more than one home, plus 2% for non-residents [24][25][26]; Scotland: LBTT plus 8% ADS [27][28]; Wales: LTT, higher rates for additional homes [29] | Council tax, set by each local council by valuation band [30] | 20% / 40% / 45% (2026/27); tenants or agents withhold basic-rate tax unless HMRC approves gross payment [31][32] | 18% / 24%, £3,000 annual exempt amount (2026/27); report and pay within 60 days [34][35] |
One-off purchase costs, country by country
Turkey
The title deed fee (tapu harcı) is 4% of the declared price, legally split 2% for the buyer and 2% for the seller; the contract can allocate it differently. Foreign parties pay an extra flat land-registry fee, reported as 20,868 TL per property in the 2026 tariff. New builds carry VAT of 10% up to 150 m² net and 20% above, but foreign buyers who are not settled in Turkey can be exempt on a first sale if they bring the money in foreign currency and keep the home for at least a year. Use our Turkey buying costs calculator and the guide to hidden costs of Turkish property for the full list.
Northern Cyprus
A temporary reduced transfer fee applies until 5 January 2027 inclusive: 4% on a foreigner's first property, 5.5% on the second and 6% on the third. The fee is charged on the Land Registry valuation, not necessarily the price. Stamp duty of 0.5% and 5% VAT on new builds are quoted by agents, but we found no official tax-office source. See our Northern Cyprus buying guide.
Portugal
Article 17 of the IMT Code now sets a flat 7.5% IMT rate, with no exemption or reduction, when a non-resident buys a home. It applies to acquisitions from 25 May 2026. The difference can be refunded if, for example, you become tax-resident in Portugal within the set period or let the property for housing under the conditions in the law. Stamp duty of 0.8% is added. Both are charged on the higher of the price and the tax value. Our Portugal buying guide covers the process.
Spain
Resale homes pay the regional transfer tax (ITP), and each region sets its own rate. Andalucía charges a general 7%. The Valencian Community has charged 9% since 1 June 2026, and 11% where the property is worth more than €1 million. New homes bought from the developer pay 10% VAT instead, plus regional stamp duty (AJD), which is 1.2% in Andalucía.
Dubai
The Dubai Land Department fee is 4% of the price. For off-plan homes it is paid on Oqood registration and not again at handover. The DLD fee rules share the fee equally between buyer and seller unless the parties agree otherwise, so check your contract. See our Dubai buying guide.
United Kingdom
In England and Northern Ireland, Stamp Duty Land Tax is charged in bands: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. Since 31 October 2024 the surcharge for buyers who will own more than one home has been 5%, and homes abroad count. Non-residents pay a further 2%. Scotland charges Land and Buildings Transaction Tax plus an 8% Additional Dwelling Supplement, and Wales charges Land Transaction Tax with higher rates for additional homes. Neither has a non-resident surcharge. See our UK buying guide.
Worked example: what the purchase taxes come to
These examples use only the published rates above, in each country's own currency. They exclude legal, agent and registration fees and assume the price is not below the official tax value.
| Country and case | Price | Purchase taxes |
|---|---|---|
| Turkey, resale, buyer pays the legal 2% share | 10,000,000 TL | 200,000 TL title deed fee + 20,868 TL foreigner fee |
| Northern Cyprus, first property, before 6 January 2027 | £500,000 | 4% of the Land Registry valuation + £2,500 stamp duty (agent figure) |
| Portugal, non-resident | €500,000 | €37,500 IMT + €4,000 stamp duty = €41,500 |
| Spain, resale in Andalucía | €500,000 | €35,000 ITP |
| Spain, resale in the Valencian Community | €500,000 | €45,000 ITP |
| Spain, new build in Andalucía | €500,000 | €50,000 VAT + €6,000 AJD = €56,000 |
| Dubai | AED 2,000,000 | AED 80,000 DLD fee + admin fees |
| England, non-resident, no other home anywhere | £500,000 | £15,000 SDLT + £10,000 surcharge = £25,000 |
| England, non-resident who owns another home | £500,000 | £15,000 + £25,000 + £10,000 = £50,000 |
| Scotland, buyer who owns another home | £500,000 | £23,350 LBTT + £40,000 ADS = £63,350 |
| Wales, buyer who owns another home | £500,000 | £42,450 LTT at the higher rates |
The UK figures ignore first-time buyer relief.
Annual ownership taxes compared
- Turkey: property tax of 0.1% of the tax value for homes, 0.2% inside metropolitan municipalities. Homes with a building tax value above 17,711,000 TL also pay the high-value home tax (2026 bands). Details: Turkey property taxes for owners.
- Northern Cyprus: municipalities charge a small tax per m²; we could not confirm 2026 rates.
- Portugal: IMI of 0.3% to 0.45% of the tax value for urban property; an additional tax (AIMI) applies to residential property with a total tax value above €600,000 per person.
- Spain: IBI of 0.4% to 1.10% of the cadastral value. According to the Spanish tax agency, non-residents who do not let their home also pay income tax on an imputed income based on the cadastral value.
- Dubai: no annual property tax, but a housing fee of 5% of annual rental value is billed through the water and electricity account, plus community service charges.
- UK: council tax, set by each local council according to the property's valuation band.
Tax on rental income for non-residents
- Turkey: rent is taxed at the progressive tariff, 15% to 40% for 2026 income. A residential rent exemption of 58,000 TL applies in some cases. Short lets of 100 days or less need a tourism rental permit; see renting out property in Turkey.
- Northern Cyprus: not confirmed for 2026.
- Portugal: residential leases are generally taxed at 25%. A 10% rate applies to residential rents up to €2,300 a month until 31 December 2029.
- Spain: 19% for residents of the EU, Iceland, Norway and Liechtenstein, who may deduct related expenses; 24% for everyone else, on the gross rent.
- Dubai: no personal income tax on rent. Individuals who hold property without needing a licence are outside the 9% corporate tax.
- UK: income tax at 20%, 40% and 45% for 2026/27. Under the Non-Resident Landlord Scheme, your tenant or letting agent deducts basic-rate tax unless HMRC has approved payment without deduction.
Tax when you sell
- Turkey: no tax if you sell more than 5 years after the title deed registration. Within 5 years, the gain after inflation indexation and the 150,000 TL annual exemption (2026) is taxed at 15% to 40%. Non-residents file a special return within 15 days. See capital gains tax when selling Turkish property.
- Northern Cyprus: agents quote a withholding tax on sales, but the rates they give differ; ask a TRNC lawyer.
- Portugal: 50% of the gain is taxed at progressive rates from 12.5% to 48%, set by reference to your worldwide income.
- Spain: 19% of the gain. The buyer withholds 3% of the price and pays it to the tax agency within one month; it counts towards your tax. The municipal plusvalía tax also applies.
- Dubai: no capital gains tax for individuals.
- UK: non-residents pay capital gains tax on UK property at 18% or 24%, with a £3,000 annual exempt amount for 2026/27, and must report and pay within 60 days of completion.
Measures that change soon
- Northern Cyprus, 5 January 2027: the reduced transfer fee ends; the rate from 6 January 2027 had not been announced when we checked.
- Turkey, 1 January 2027: TL amounts such as the foreigner fee and tax exemptions are revalued every year.
- UK, 6 April 2027: separate income tax rates for property income start in England, Wales and Northern Ireland. The Finance Act 2026 set them at 22%, 42% and 47%; an HMRC note published on 29 October 2026 gives 24%, 44% and 49%. Check the final rates before you rely on either.
- Portugal, 31 December 2029: the 10% rate on moderate residential rents is due to end.
Which market costs least to buy, hold and sell?
On the published rates alone:
- Lowest tax overall for an individual: Dubai, with a 4% fee at purchase and no tax on rent or gains.
- Buying to keep for more than 5 years: Turkey, where the sale is not taxed after 5 years and annual property tax is 0.1% to 0.2% of the tax value.
- Buying before January 2027: Northern Cyprus, while the 4% first-property fee lasts.
- Highest purchase costs for a non-resident who already owns a home: the UK and Portugal, where surcharges or the flat 7.5% IMT apply. The Spanish total depends heavily on the region.
Prices, running costs and your home country's tax rules can matter more than any single rate.
Country guides, calculators and listings
- Guides: Portugal, Northern Cyprus, Dubai, all country guides, and our Turkey buyer guide.
- Comparisons: Northern Cyprus vs Turkey and Turkey vs Dubai.
- Calculator: Turkey buying costs.
- Listings: Turkey, Portugal, Spain, Northern Cyprus and Dubai.
Comparing two markets for a specific budget? Contact us and we will point you to homes in each.
Sources (checked November 2026)
- Milliyet: 2026 title deed fee under Fees Law No. 492 (checked 12 November 2026)
- Land Registry and Cadastre (TKGM): 2026 revolving-fund tariff (checked 12 November 2026)
- EY: Türkiye VAT rates and VAT exemption for foreign buyers (VAT Law art. 13/i) (checked 12 November 2026)
- Property Tax Law Communiqué No. 88: 2026 high-value home tax; property tax rates under Law 1319 (checked 12 November 2026)
- KPMG Türkiye: 2026 income tax brackets and exemptions (checked 12 November 2026)
- Revenue Administration (GİB): tax on property sales (checked 12 November 2026)
- Haber Kıbrıs: new TRNC transfer fee rates, 7 October 2026 (checked 12 November 2026)
- Tekce: North Cyprus purchase costs (agent source, updated 19 October 2026) (checked 12 November 2026)
- Portal das Finanças: IMT Code, article 17 (checked 13 November 2026)
- idealista.pt: IMT of 7.5% for non-residents (Decree-Law 97/2026) (checked 12 November 2026)
- Portal das Finanças: stamp duty table, item 1.1 (checked 13 November 2026)
- Portal das Finanças: IMI Code, article 112 (checked 13 November 2026)
- PwC Worldwide Tax Summaries: Portugal, income determination (reviewed 3 October 2026) (checked 13 November 2026)
- Spanish Tax Agency (AEAT): VAT rates 2026 (checked 13 November 2026)
- Junta de Andalucía: general ITP and AJD rates (checked 13 November 2026)
- Generalitat Valenciana: tax changes 2026 (checked 13 November 2026)
- BOE: Local Finance Act (TRLRHL), article 72 (checked 13 November 2026)
- AEAT: non-residents' rental income (checked 13 November 2026)
- AEAT: imputed income on urban property for own use (checked 12 November 2026)
- AEAT: non-residents' gains on property sales (checked 13 November 2026)
- Dubai Land Department: registering a property sale and Dubai real estate legislation (fees) (checked 13 November 2026)
- UAE Ministry of Finance: Cabinet Decision No. 49 of 2023 (natural persons and corporate tax) (checked 13 November 2026)
- Property Finder: Dubai housing fee (checked 12 November 2026)
- GOV.UK: SDLT residential property rates (checked 13 November 2026)
- GOV.UK: SDLT rates from 31 October 2024 and higher rates of SDLT (checked 13 November 2026)
- GOV.UK: SDLT rates for non-UK residents (checked 13 November 2026)
- Revenue Scotland: LBTT residential rates (checked 13 November 2026)
- Revenue Scotland: Additional Dwelling Supplement (checked 13 November 2026)
- Welsh Government: LTT rates and bands (checked 13 November 2026)
- GOV.UK: council tax (checked 13 November 2026)
- GOV.UK: income tax rates 2026/27 (checked 13 November 2026)
- GOV.UK: Non-Resident Landlord Scheme (checked 13 November 2026)
- HMRC: changes to tax rates for property and savings income (29 October 2026) and Finance Act 2026, section 7 (checked 13 November 2026)
- GOV.UK: capital gains tax rates (checked 13 November 2026)
- GOV.UK: capital gains tax for non-residents (checked 13 November 2026)
Updated: November 2026
This guide is general information, not legal or tax advice; rates and rules change, so confirm the current position with the relevant tax authority and a qualified adviser in each country before you act.