Model the numbers before you commit

AED 2,000,000 is the key property figure for the ten-year route. The exact category, documentation and treatment of mortgaged property have to be confirmed with the issuing authority before you rely on it.

No. Category and duration depend on the applicant, the property and the current rules, and they change. Treat any figure here as a starting point for a conversation with a licensed adviser, not as a decision.

Since September 2024 the common references are EUR 800,000 in high-demand zones and EUR 400,000 in other regions, with a EUR 250,000 route for specific conversion and listed-building cases. Which band applies depends on the exact location and property type.

The route is known for not requiring a minimum physical stay, which is much of its appeal for internationally mobile families. Residence rules can change, so confirm the current position before you plan around it.

Long-term letting is generally possible, but short-term rental rules have tightened in parts of Athens. If your model depends on nightly rates, that regulatory exposure belongs in the calculation, not in a footnote.

Condominium units can be owned freehold subject to the 49 percent foreign quota per building. Land is not available to foreign buyers directly; villas are normally structured as long leaseholds. The quota position of the specific building must be confirmed before reservation.

Nominee arrangements that put a Thai national on the title on your behalf are the classic mistake. They are legally fragile and can put the asset at risk. Any structure needs review by a licensed Thai lawyer before money moves.

The LTR programme and the Thailand Privilege Card are the two most commonly discussed. Both carry their own financial and personal criteria, and property purchase alone does not qualify for either. The property track and the visa track are separate.

The Dubai Land Department transfer fee is the largest single item at 4 percent, with agency, registration and mortgage fees on top. Model total acquisition cost rather than the headline price, because the difference is what the return is actually calculated on.

Larger equity reduces debt service and raises cash flow, but lowers leverage and therefore the return on the capital you put in. The calculator makes that trade visible: compare cash-on-cash against total ROI before deciding, rather than picking a percentage by habit.

Total and annualised ROI after tax, IRR and MIRR, going-in cap rate, cash-on-cash before and after tax, DSCR, equity multiple and the equity payback year. Each is shown with the yearly projection behind it, so you can see where a number comes from.

Yes, and it often is. Buyers accept it where appreciation potential, tax position or a location with durable rental demand justifies carrying the asset. It becomes a problem when it is unplanned, which is exactly what a projection is for.

It uses simplified assumptions and is not a tax engine. Germany, Greece, Thailand, the UAE, the UK and the US differ materially, and depreciation and recapture in particular follow a US-shaped model here. Have the rates confirmed by an accountant in your own jurisdiction before relying on the output.

It is an estimate built on the assumptions you enter. It is not investment, tax or legal advice, and it cannot account for your personal circumstances. Use it to compare scenarios against each other, which is what it is good at, rather than to predict a single outcome.