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BEST and WORST Countries to Buy Property in 2026

Millionaire Migrant

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With 23 years of personal real estate experience investing in over 35 properties across 11 countries, I've seen firsthand how cross-border investing can either accelerate your generational wealth or completely trap your capital. Today, the global property landscape has fundamentally shifted. Many popular countries heavily pushed by the residency and citizenship-by-investment (CBI) industry are actually massive "money furnaces" when you look at the raw investment data.

In this video, I break down the definitive best and worst countries to buy property in 2026 using my strict 5-factor cross-border framework: entry taxes, capital gains/exit friction, foreign ownership restrictions, residency/tax structural integration, and liquidity/capital controls. We dive deep into why prestige markets like London, Canada, and Spain are actively punishing foreign wealth with aggressive surcharges and anti-landlord policies. On the flip side, I reveal why the current pullback in the UAE offers a rare entry point, how to safely navigate the nuanced middle markets like Portugal and Italy, and why structural wealth shifts in the US make certain tax-friendly states an unmissable macro play. Whether you are seeking pure alpha returns, currency diversification, or a strategic second residency hedge, this guide gives you the unfiltered truth you won't hear from traditional property brokers.
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I’m Jeremy Savory.

Frustrated by high taxes and government bureaucracy? At Millionaire Migrant, we help you protect your wealth, expand your freedom, and build a future on your terms.

We help entrepreneurs and investors build a clear strategy for where to live, where to invest, how to structure your wealth.

Through my firm Savory and Partners I’ve helped 12,000 people become global citizens.

I’ve helped structure over 300 companies for myself and clients in multiple jurisdictions.

I’ve personally invested in over 40 properties across 11 countries and obtain a dozen passports and residencies through business, investment, merit and descent.

Ive met over 13 heads of state and my work and insights have been featured in BBC, Forbes, CNBC, WSJ, the FT and many more publications.

What began as passion two decades ago to visit a 100 countries (at 90 currently) has become a quest to show sovereign people how to leverage the global completion for talent and capital.

The new economic class is millionaire migrants, leveraging geographic arbitrage opportunities.
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DISCLAIMER: This information is provided for general purposes only and should not be considered tax, financial, legal or investment advice. Each situation is unique so contact us for a free consultation call.

CHAPTERS
0:00 - The 2026 Global Property Playbook: Alpha vs. Money Furnaces
1:02 - The 5-Factor Cross-Border Framework Every Investor Needs
6:25 - The Worst Markets: Why the UK, Spain, and Canada Are Punishing Wealth
12:37 - The Nuanced Middle: Navigating Trap Doors in Portugal, Thailand, and Italy
14:45 - The Best Markets: Capitalizing on Pullbacks in the UAE, Greece, and the US
20:35 - Macro to Micro Strategy: How to Plan Your Global Asset Portfolio

14 Comments

@ajarvis888 3 months ago

On the money as always Jeremy 👏🏻

@a.l.5653 2 months ago

Great information. Thank you.

@shalavie777 3 months ago

Would be great to hear which countries you think have future in Real Estate?

@gia2110 2 months ago

Thank you! Some very interesting options out there, Greece & Northern Italy appeal to me. A while back you promised a video to review your property purchase in Medellin. How's is your investment doing, is it what you expected?

@Yungmansgift215 2 months ago

RE, Gold then crypto on a lighter end but real informative Thank you

@robertsastro 2 months ago (edited)

The observation is very true based on the past situation ... Going forward the entire thing will change into a totally different animal - in the entire planet. ... All will change. ... Whole new - ignoring what was..

@amromalas7784 3 months ago

What about Georgia?

@robsroad398 3 months ago

You mentioned Greece as a top place to invest, what about the Greek side of Cyprus then and what area? also, I disagree with you somewhat on the Uk because you highlighted London as a bad investment which I agree is overpriced, coming down in price and is a bad return on investment, but there are other areas in the UK with decent returns and even if the prices are not going up the rental returns are decent. So for example as a Canadian living in Vancouver there is a negative return on rental real estate and the Canadian dollar has devalue to the Sterling significantly in the past two years and Real estate is going down in value in Vancouver, therefore if I had invested my milllon $ in the UK 2 years ago, I would be ahead on the currency difference and the 5.75% on the rental income. (I am a dual citizen and resident) So the important point is that it is a math calculation with about 6 major factors to determine the best place. Maybe you could do a video on a breakdown of a particular property and the math involved with the entry, exit tax, currency exchange, rental return, appreciation, etc. Thanks for the great content.

@FractalSynchronicities 3 months ago

Real estate has less return opportunity less liquidity more liabilities and annual costs than just abt every other investment vehicle not to mention typically the largest overhead & upfront costs, & unless ur cool with parking over 6 figures in an illiquid investment that makes single digit annual returns, most of the real estate even with CBI is just developer overpriced apartments, not a truly valuable investment or simply not nearly as good returns or fast offramping as any digital asset/currency, and what ts space needs is to realize its place is to give investment opportunities not to convince investors why a shitty investment is worth it cus you call it diversification by while you cash your commissions, don’t call urself an investor if you made your money off commissions & selling services and you think 5% is alpha returns, not how y can justify 6+ figures making 5% if ur lucky, when you can choose ur returns in most tradable assets

@youknowdave303 2 months ago

I live in Spain. I can confirm it’s a great place to live but not to make money. Regardless you want to invest into property, start a business or just seek employment, you will be punished with high taxes, difficult processes and zero support. But you get sunshine, sea, cheap tapas and beer 😅🤷🏼‍♂️ Great country for retirees

@ronb4008 3 months ago (edited)

Doesn't Canada forbid foreign ownership now? I couldn't buy a property in Italy because Italian citizens can't purchase property in Canada, unless in small villages with less than 25000 people. Italy has a reciprocal rule fornforeign ownership. Trudeau the twit implemented it and it has since been extended. It is these highly-socialist federal and (especially) municipal governments who are generally anti-development when it comes to greenfield developments.

@Gertrude12345 3 months ago

because they don't let you in and out of the country as you wish.... Too risky. What if they deny your entry ? And they will one day.
You are screwed.

@gertbrichau8208 1 month ago

Owning property, you are a sitting duck. You gave enough examples why that is (Spain, Canada, Australia,...).

@fabiogoncalves9728 3 months ago (edited)

I'm originally from Southern Br4zil (expat since 2000). Nowadays - if I were to purchase real estate in urban areas - I would probably focus on Paraguay, Uruguay or even Colombia (depending on how it goes with Mr. Espriella from now on).

Uruguay, Argentina and Paraguay are also interesting for acquisition of rural properties, depending on the intended activity. Br4zil is and will always be "the country of the future"...yes, there are investment opportunities, but it's a tax nightmare and an institutional chaos, nowadays. I wouldn't allocate a single dime there, except if it's for long term...#my2c