Technical article

Can You Own the Home You Buy? Foreign Ownership Rules Country by Country

In many countries the answer is not what you expect.

By Neil Solomon · 5 min read

Picture a couple named Paul and Ruth. They have found a flat they love in a warm country. The price is fine. The agent says, "Foreigners can buy." Then Ruth asks the question that matters: "Buy what? Land, or a lease?"

In many countries the answer is not what you expect. I read the laws and government pages for sixteen places. The result is three groups.

Group 1: you can own, with conditions

Singapore. A foreign person needs approval to buy landed homes, including Sentosa Cove. Condominium units and flats in approved developments do not need it. The extra stamp duty for foreigners buying any home is 60 percent, up from 30 percent, from 27 April 2023, according to a tax authority form updated in March 2024. Check that no later change has been made.

Vietnam. A government article describes the 2014 housing law. Foreigners with an entry visa may buy homes, up to 30 percent of the units in an apartment building, for 50 years, extendable. The article is from 2020. The 2023 law, in force since 2024, was not readable on any official page, so these figures may be out of date.

Mauritius. Non-citizens need prior authorization under the Non-Citizens (Property Restriction) Act. A residence permit comes with the purchase of a residential property valued above US$375,000. First-time buyers pay registration duty of the lower of US$70,000 or 5 percent. Resale carries 5 percent paid by the buyer, and the seller pays 5 percent land transfer tax. The processing fee is MUR 25,000. The duty figures come from a summary of the investment board's guides.

Cambodia. Foreigners may own private units in co-owned buildings from the first floor up. Ground and underground floors are excluded, and so is land within 30 kilometres of the border, with exceptions. The share of units allowed to foreigners is set by a sub-decree that is not among the sources.

Qatar. Non-Qataris may own in listed areas, and may own a detached unit in a residential complex. The areas include West Bay, The Pearl, Al Khor Resort, Lusail and Jabal Thuaileb. Other areas are usufruct only. Use by a non-Qatari is limited to 99 years, renewable.

Philippines. A foreigner may not own land. Condominium units can pass to a company with at least 60 percent Filipino capital, so the foreign share of a building is capped. The 40 percent figure people quote is not written in the section I read.

Belize. The law that restricted foreign land holding was repealed, and existing titles and licences were kept. The act's date does not match the edition it repeals, so I cannot tell you more. Other limits may remain.

Honduras. Land in border zones, a coastal strip up to 40 kilometres and the islands may be held only by Honduran-born citizens, under the constitution. A separate decree lets other buyers own one home for their own use on land of up to 3,000 square metres in those zones. Vacant land has to be built on within 36 months, or a 20 percent yearly surcharge applies. Check whether the decree has been amended.

Fiji. Non-residents need the Minister's prior written consent to buy or lease land, except up to one acre in total. The Minister may refuse without giving a reason, and no appeal lies. This is the text revised to January 2010, and it may have changed.

Group 2: leasehold only, or leasehold for most foreign buyers

Ghana. The 2020 Land Act says no freehold interest may vest in a non-citizen. Leases to a non-citizen may not exceed 50 years at one time. Marrying a Ghanaian does not change it. A company with more than 40 percent non-citizen ownership counts as a non-citizen.

Kenya. An investment agency page says non-citizens can hold leasehold land for 99 years. The constitution's land article is not among the sources, so I cannot say whether freehold is barred outright.

Tanzania. The investment centre says "A foreigner cannot own land under the laws of Tanzania unless it is for investment purposes." Land is public land held by the President. Investors use a right of occupancy or a derivative right, up to 99 years and renewable. Individual Tanzanians may not sell land to foreigners. The pages speak of investment only, so a retiree buying a home is not covered. Zanzibar is left open.

Vanuatu. The constitution says all land belongs to custom owners and their descendants. Leases can run up to 75 years, and the lands ministry says terms can be as short as three years.

Tonga. The constitution bars sales of land and allows leases only. No lease may run past 99 years without the consent of the King in Council.

Sri Lanka. Act 38 of 2014 generally prohibits transfers to foreigners and to companies with 50 percent or more foreign shareholding. Leases are taxed at 15 percent of the total rent for the term, up to 99 years. Inheriting from foreign next of kin is exempt. Later amendments could not be loaded.

Samoa. The law controls freehold sales to people who are not resident citizens, and to overseas companies. The Head of State must consent. A deal without consent "has no effect." Customary leases run 30 years for hotels and industry, and 20 for other uses, each renewable.

Group 3: left open

• Egypt, Zanzibar, Oman. No official page I could read says anything on foreign ownership.