What just changed for foreign buyers

Portugal moves to free new-lease rents

A rental reform approved by the Council of Ministers on 9 July 2026 would scrap the 2% cap on new-contract rent rises — but it still needs an Assembly vote, so it isn't law yet.

Spain's 100% non-EU tax stalls

The proposed 100% surcharge on non-EU buyers had still not been debated by March 2026 — a proposal, not law; budget for standard ITP/VAT.

France's 2026 budget trims holiday-let tax breaks

The 2026 Finance Law (enacted 19 February 2026) cut the flat-rate micro-BIC allowance for furnished short-term and holiday rentals, pushing more owners onto the standard régime réel — with a 30 June property-declaration deadline.

Greece restarts the visa clock

Law 5275/2026 (Feb 2026): a Golden Visa's five-year validity now counts from the residence card's issue date — processing delays no longer eat into your permit.

Türkiye eases rebuild decisions

A February 2026 change to Law 6306 lets a simple majority of owners approve an urban-transformation rebuild — fewer holdout blockages.

Spain ends the Golden Visa

Residency-by-investment was abolished in April 2025 — buying property no longer grants Spanish residency.

France bans renting DPE-G homes

From January 2025 the worst energy-rated (G) homes can't be let; F follows in 2028, E in 2034.

LMNP amortisation clawed back

The 2025 finance law adds back furnished-rental amortisation into the capital gain when you sell.

Portugal closes NHR, opens IFICI

The NHR tax regime ended in October 2024; the replacement IFICI is far narrower (scientific/innovation roles).

UK second-home stamp duty hits 5%

Since 31 October 2024 the SDLT surcharge on additional homes is 5% (up from 3%). A non-resident buying a second home stacks a further 2% — up to 7% over standard rates.

UK cuts residential CGT to 24%

From April 2024 higher-rate capital-gains tax on residential disposals dropped from 28% to 24%.

Leasehold & Freehold Reform Act

The 2024 Act bans new ground rents on long leases and makes lease extensions cheaper and easier.

Greece raises Golden Visa floor

The minimum jumped to €800k in high-demand zones (€400k elsewhere) — among Europe's last property visas.

Türkiye requires an STR permit

Since 2024 short-term lets need a Tourism Ministry permit (izin belgesi) plus proof of building consent.

Catalonia expands rent caps

271 Catalan municipalities (all of Barcelona) now cap re-let rents at the IRAV index in stressed zones.

Portugal freezes AL licences

Mais Habitação suspended new Alojamento Local registrations across central Lisbon, Porto and other zones.

UK non-resident SDLT surcharge

Foreign buyers pay +2% Stamp Duty since April 2021 — e.g. an extra £10k on a £500k home.

Türkiye foreign-buyer zones

Military and capped districts can't sell to non-Turks; the list changes without notice — confirm at the Tapu office.