Luxury Real Estate in the Mediterranean

Non-resident buyers of homes pay a flat 7.5% IMT transfer tax. It is refunded if the buyer becomes resident within two years or lets the home for at least 36 months in the first five years.

Buying property no longer brings Spanish residence. The proposed 100% tax on non-EU buyers is not law: the bill lapsed when Parliament was dissolved in October 2026.

A 15% transfer tax for non-EU individual buyers was announced in September 2026, expected in 2027, but no date has been fixed in law. The Golden Visa remains open at €800,000 or €400,000, for one home of at least 120 square metres, with no short-term letting.

The flat tax on foreign income for new residents rose to €300,000 a year, plus €50,000 for each family member.

The Global Residence Programme takes its last applications this year. From 1 January 2027, Global Resident Status requires a €700,000 purchase (or €14,000 a year in rent) and a minimum tax of €35,000 a year.

Category 2 residence for new applicants now needs £5 million of net assets, up from £2 million, with a £5,000 application fee.

Resale purchases by individuals and transparent Monaco companies pay 4.75% registration duty (since 1 October 2023); opaque structures pay 10%.

Property payments must pass through the state's secure payment (escrow) system; a ministry protocol may exclude some sales. The residence permit for property owners requires US$200,000 in every province.

Transfer tax is banded at 3% up to €150,000, 5% up to €500,000 and 6% above. Since 17 January 2026, residence through property requires a Tax Administration valuation of €150,000 or more.

Stamp duty on property contracts has been abolished. A bill to restrict sales to non-EU buyers had not been enacted by 31 October 2026.

Non-resident buyers pay 8% purchase tax up to NIS 6,055,070 and 10% above, under a temporary order due to end on 31 December 2026 unless renewed.

An extra 2% registration duty applies on sales above MAD 300,000 to any part of the price not paid by traceable means.

An annual property tax of €0.60 to €8.00 per square metre has replaced the holiday-home tax.

A wealth tax applies to net worth of TND 3 million or more (0.5%, rising to 1% above TND 5 million), with the main home exempt; non-residents are taxed on Tunisian assets.

Where Americans and other non-EU buyers may buy freely, where a permit or consent is needed, and where the rules are restrictive.

Every official route, from Greece's Golden Visa to Italy's flat tax, with the US tax note for American buyers.

The Schengen 90-day rule, the EU Entry/Exit System and entry rules for every country.

The leading luxury agencies across the Mediterranean.

Branded residences and the finest new developments.

One agency and one developer in each Territory, side by side.

The luxury Territories of the Mediterranean, one by one.

The Ellinikon, Mareterra, Ras El Hekma, Porto Montenegro and the other projects shaping the coast.

The 25 finest branded residences and luxury developments around the Mediterranean.

Meet the Founding Partner agencies and developers in each Territory, and contact them directly.