Golden Visa Through Real Estate: Where Housing Can Yield 6%+ (and What That Looks Like in Reality)

For an investor, there are usually two questions. Where does buying real estate grant residency (or speed up citizenship)? And where does the same property actually pay off—through rental income and price growth?

In practice, the overlap is smaller than it seems. Most active “golden visa” programs are tied to markets where gross rental yields typically sit in the 3–4% per year range. Below are countries in a different group: residency/citizenship programs through real estate that point to markets with gross rental yields above 6%.

All yield figures come from Rental Yield Tracker by Global Property Guide (using H1 2026 where available; otherwise H2 2025). Important: these are gross figures and they refer to the country as a whole. In specific cities and neighborhoods, yields can differ materially. This is especially critical where the program threshold pushes investors into the premium segment—there, luxury yields are often below the national average. The clearest examples are Saudi Arabia with a minimum threshold around $1.1 million and the Bahamas with a threshold of $1 million.

Each section also includes real (inflation-adjusted) yield in the local currency: gross yield minus the latest published year-on-year inflation figure from the national statistics office or a central bank. In other words, the gross number shows how much the property earns “in nominal terms,” while the real number shows what remains after accounting for price growth (inflation). In high-inflation countries, the gap between the two can be dramatic.

Ranking: from highest gross yield by country to lowest.

1) Dominican Republic: 8.53% gross and 3.90% real yield

The leader is the Dominican Republic. The latest national gross rental yield is 8.53%. Within the country: Santo Domingo is 9.09%, while Punta Cana/Bávaro is 7.98%. With inflation around 4.63% (BCRD, March 2026), the estimated real yield is about 3.90%.

Dominican Republic Investor Visa requires investing at least $200,000 into an approved set of asset classes where real estate is included. The first approval is granted for 1 year, after which extensions are possible in 4-year packages.

A major advantage is a faster track to citizenship. Investors who hold permanent residence and retain property ownership may apply for citizenship noticeably sooner than the baseline 2 years of permanent residence required for standard naturalization under Law No. 1683. For citizens of Latin America and Spain, timelines are typically even faster.

Before citizenship is granted, there is a Spanish-language interview with immigration authorities. With a Dominican passport, there are roughly 71 visa-free destinations—lower than some Caribbean CBI alternatives.

2) Costa Rica: 7.80% gross and 9.89% real yield

Costa Rica offers a rare case where real yield is higher than gross. The country’s gross yield is 7.80%: San José is 8.23% and Heredia is 8.69%. With inflation of -2.09% (deflation) in March 2026 (INEC), the estimated real yield is about 9.89%—the highest in this selection.

Costa Rica Investor Visa requires at least $150,000 invested in real estate, movable assets, or a business. The list of eligible assets is broader than in many programs: alongside apartments and houses, it allows vacant land, agricultural land, and even transport.

Permanent residence is possible after 3 years of temporary status. During the temporary phase, you need physical presence for at least 180 days per year. Citizenship can be applied for after 7 years of residency: you must prove Spanish (oral and written) and pass a test on Costa Rica’s history and values.

If you’re looking for the “minimum involvement” option, you may want to consider other countries in the list—here, the presence requirement makes life significantly harder. Some of that burden is partially offset by the fact that the property tax is about 0.25%, one of the lowest in the region.

3) Cambodia: 7.54% gross and 6.24% real yield

In Cambodia, the national gross yield is 7.54%. By city/location: Phnom Penh is 6.50%, Kep and Kampot are 7.04%, and the island of Koh Rong is 6.55%. With inflation around 1.3% (Cambodia National Institute of Statistics), the estimated real yield is about 6.24%.

Two paths are available.

My 2nd Home (M2H) is a 10-year visa with extension options. The investment threshold is $100,000 in real estate or in a Cambodian business. Naturalization becomes possible after 5 years of maintaining the investment.

Cambodia Citizenship by Investment has two options: a $245,000 donation to the Royal Government or $305,000 invested in an approved project for immediate citizenship. In December 2025, thresholds may have increased—but before signing a deal, you should verify the current numbers with official sources.

In essence, M2H is the more “real-estate-oriented” route. In CBI, naturalization can sometimes be achieved through just the charitable component, but investments in projects that include real estate are also counted.

A Cambodian passport offers about 56 visa-free destinations, and Europe and North America are not typically among the usual visa-free set. The program is most often relevant for investors with a direct business interest in the country: foreigners without citizenship cannot own land directly.

4) Georgia: 7.42% gross and 3.12% real yield

In Georgia, the national gross yield is 7.42%. Tbilisi is about 7.53%, and Batumi is 7.31%. With inflation of 4.3% (Geostat, March 2026), the estimated real yield is about 3.12%.

Georgia Investor Visa offers two real-estate-linked levels.

Buying for $150,000 (increasing from $100,000 starting March 1, 2026) grants a short-term residence permit for 1 year, with renewals. The $300,000 threshold provides a 5-year residence permit, which can be converted into a longer-term status closer to the end of the fifth year.

Unconditional permanent residence is available after 6 years of continuous stay, provided you have physical presence for at least 3/4 of the time (about 274 days). Citizenship can be applied for after 10 years, but in practice naturalization in Georgia is more complex.

The short-term “threshold” route requires annual renewals and maintaining an investment above the threshold. If you sell the property or its appraised value drops below $150,000, the status may be withdrawn. Agricultural land is excluded from the eligible asset list.

5) Turkey: 7.32% gross and -23.55% real yield

Turkey has a high gross yield: 7.32% nationally (Istanbul is about 8.17%, Ankara about 8.10%). But inflation in lira terms is extremely high: CPI is around 30.87% (TurkStat, March 2026). Therefore, the estimated national real yield is about -23.55%—the strongest negative figure in the list.

The takeaway is simple: in nominal figures, rents may rise, but prices rise faster, so the investor’s real purchasing power worsens.

Turkey’s Citizenship by Investment requires purchasing real estate for at least $400,000 and holding it for 3 years. The program has been running since 2017, and in 2018 the threshold was lowered to $250,000, which made it one of the most widely used CBI programs worldwide.

Real yield is harder to interpret than gross. According to IMI’s 2025 analysis: with price growth of 47% year-on-year in lira terms, inflation was about 39%, and the lira’s weakening against the dollar added roughly another 20%. As a result, in USD terms—depending on the location—the changes ranged from -0.5% to -8.8%. In other words, a “high nominal yield” doesn’t necessarily translate into profit in hard currency.

Turkey also tightened controls: some cases of fraud led to a review of statuses for certain investors.

6) Colombia: 7.01% gross and 1.45% real yield

Colombia’s gross yield is 7.01% nationally. Bogotá is about 7.71%, and Medellín is 7.25%. With inflation of 5.56% (DANE, March 2026), the real yield is about 1.45%.

Colombia Investor Visa is tied to property value: the minimum is 350 SMMLV (salarios mínimos mensuales legales vigentes). With SMMLV for 2026 at COP 1,750,905, the threshold in COP is about COP 612,816,750, which at the time of purchase is roughly $153,000–$165,000 (depending on the COP/USD exchange rate).

The visa is valid for 3 years and can be extended if the investment is maintained. Conversion into permanent residence is possible after 5 years on the investor visa. Naturalization typically requires an additional 2 years on PR (for most nationalities), 1 year for citizens of Latin America and the Caribbean, and 5 years for citizens of Spain.

Colombia’s plus is a relatively fast path to status. Also, a Colombian passport provides about 135 visa-free destinations, including Schengen.

7) Panama: 6.94% gross and 7.14% real yield

In Panama, the national gross yield is 6.94%. Panama City is about 7.57%, and Panama Oeste is 6.80%. In 2025 there was mild deflation of about -0.2%, so the estimated real yield is about 7.14%. Since the economy is dollarized, the “local” real yield effectively matches the USD real yield.

Panama Qualified Investor Permanent Residency grants permanent residence immediately after approval when investing $300,000 in real estate. The planned increase to $500,000 was canceled in October 2024—so the threshold remains at $300,000.

To maintain status, a minimum physical presence is required: one trip every two years. Citizenship can be applied for after 5 years of PR for most nationalities (for Colombians and Salvadorans earlier; for part of Latin America also faster).

Panama uses a territorial system of taxation: income earned abroad is generally not taxed regardless of how much time a person spends in the country. In 2025, the government actively directed applicants toward new builds rather than buying ready-to-move properties.

8) Saudi Arabia: 6.84% gross and 5.14% real yield

Saudi Arabia has a national gross yield of 6.84%, but the figure is uneven across regions: Jeddah is about 7.91%, while Riyadh is 5.77%. With CPI around 1.7% (GASTAT, February 2026), the estimated real yield is about 5.14%. Since the riyal is pegged to the US dollar, real-yield dynamics in local currency are close to the USD picture.

Premium Residency Investor Visa requires purchasing residential real estate for at least SAR 4 million (about $1.1 million) without a mortgage/financing. The valuation must be confirmed by a government-accredited appraiser, and proof of full payment is also required.

Residence is usually granted immediately (often within a month). Physical presence is not required. Naturalization is discretionary and requires 10 years of lawful residence plus Arabic (dual citizenship is typically not allowed).

The key nuance: the high threshold of $1.1 million often pushes investors into the premium segment, where yields may be below the national average. Additionally, Saudi Arabia opened the general real estate market to foreigners from January 22, 2026, which changes the value of the program for those who previously relied on Premium Residency mainly for access to deals.

9) Egypt: 6.72% gross and -8.48% real yield

Egypt is the second example after Turkey where inflation significantly erodes yields. The national gross yield is 6.72%, though Cairo and New Cairo may be above average. CPI is around 15.20% (CAPMAS, March 2026). Therefore, the estimated real yield is about -8.48%.

In Egypt, there are two real-estate-related directions.

Egypt Citizenship by Investment: purchase real estate for at least $300,000 and hold it for 5 years. After approval, you receive citizenship immediately.

Egypt Residence by Investment: temporary/renewable residence permits with lower thresholds (from roughly $50,000+, depending on the status duration), where real estate is also counted.

Important difference: Egypt has no universal permanent residence status, so RBI does not automatically lead to PR/citizenship. For investors who need a “long-term” legal status, CBI is the main route.

Also, CBI includes technical requirements for fund transfers: the amount must pass through an Egyptian bank account and be converted into Egyptian pounds before paying the seller. Under family law rules, applications may list up to four wives (for a Muslim man), and spouses typically receive citizenship about 2 years after the main applicant.

10) Thailand: 6.49% gross and 6.57% real yield (with caveats)

Thailand has 6.49% gross yield nationally. Bangkok is about 6.22%, Samut Prakan is 8.52%, and Nonthaburi is 7.14%. In March 2026 there was mild deflation: CPI about -0.08%, so the estimated real yield is about 6.57%.

But Thailand is included with a caveat: Long-Term Resident (LTR) under the Wealthy Global Citizen category requires personal assets of at least $1 million and an investment of at least $500,000 in Thai government bonds, local companies, or real estate. Earlier, there was an annual income threshold of $80,000, but it was removed in February 2025.

LTR provides 10-year residence with extensions, but there is no direct automatic route to permanent residence or citizenship. Naturalization in Thailand remains restrictive and is more commonly available through marriage rather than investment. Real estate here is one of the permitted asset classes.

One more practical note: foreigners cannot own land directly in Thailand. Purchase is limited to condominiums (with foreign ownership capped at up to 49% within a single building) or long-term leasing.

11) Bahamas: 6.19% gross and 4.99% real yield

In the Bahamas, the national gross yield is 6.19%. Inflation is about 1.2%, so the estimated real yield is about 4.99%. Since the Bahamian dollar is pegged 1:1 to the US dollar, real yield in local currency is close to the USD real yield.

Bahamas Economic Permanent Residence (EPR) grants permanent residence by purchasing a residence on the territory of the country. As of January 1, 2025, the minimum purchase threshold increased to $1 million (previously $750,000). For expedited review, the threshold is $1.5 million.

After approval, applicants receive PR immediately. Naturalization can be applied for after 10 years of residence, but the process is often discretionary and slow.

As with Saudi Arabia, a high threshold tends to steer investors into a more expensive segment where yields are often below average. The Bahamas’ main value is not yield, but the territorial tax system: typically there is no tax on income, capital gains, or inheritance. Another plus is the English-speaking legal tradition.

12) Russia: 6.15% gross and 0.25% real yield

In Russia, the national gross yield is 6.15%. Moscow is below average: 4.86%, while Saint Petersburg is above: 6.82%. With CPI around 5.9% (Rosstat, March 2026), the estimated real yield is about 0.25%—in effect, “roughly flat.”

Russia Investor Visa offers three tiers tied to purchase value: RUB 20 million (about $230,000) for investments in one of eleven Far East regions; RUB 25 million (about $280,000) for most other regions, including Saint Petersburg and Sochi; RUB 50 million (about $570,000) for Moscow. The purchase must be fully paid (no mortgage), and the property must be held for 1 year before applying.

Upon approval, permanent residence is granted and remains valid even after selling the property later. Russia also removed the requirement of 180 days of physical presence for holders of the “golden visa.” Citizenship can be applied for after 5 years of continuous residence and passing a test in Russian.

In practice, the program falls short of its stated goals: since launch in January 2023, fewer than 50 investors were approved versus an initial target of 300–400 per year. Geopolitical factors limit the pool of applicants outside the CIS and parts of Asian markets. Russia and Saudi Arabia are the only programs in this selection where a local language test is required at the citizenship stage.

Considering a Golden Visa via real estate and want to see the numbers that actually matter—not just marketing claims? At Digital Nomad, we help you assess how rental yield and price growth may support your investment, and how this matches the specific program requirements in each country. Compare options and learn where entry thresholds and rental markets can realistically target 6%+ gross returns (and what’s left “in real life” after inflation): https://digital-nomad.gr/en/goldenvisa.

Our Telegram channel about various types of Greek residence permits, digital nomad programs, and the Greek Golden Visa: @digitalnomadgr