Ukrainian citizens ranked third among foreign buyers of residential real estate in Turkey in January 2026, purchasing 77 properties, according to data cited by Turkish media with reference to the Turkish Statistical Institute (TÜİK). The first and second places were taken by citizens of the Russian Federation (219 purchases) and Iran (118).
Overall, foreigners bought 1,306 housing units in Turkey, which is 20.8% less than in January 2025. The share of transactions involving foreigners in the total volume of home sales in the country amounted to 1.2%.
Geographically, foreign demand at the beginning of the year was concentrated in the largest and most “tourist” regions: in January, foreigners bought 595 units in Istanbul and 375 in Antalya.
The total number of housing transactions in Turkey in January amounted to 111,480, which is 4.7% less than a year earlier. Against this backdrop, the decline in sales to foreigners continued, and local observers link the downturn, among other things, to rising prices and discussions of the parameters of “investment” citizenship and the incentives associated with it.
The trend toward cooling foreign demand was also noticeable in the full-year 2025 results: foreigners purchased 21,534 units (-9.4% y/y). By nationality, Russians led (3,649), followed by Iranians (1,878) and Ukrainians (1,541). By location in 2025, foreigners most often bought in Istanbul (7,989), Antalya (7,118), and Mersin (1,800).
In Greece, from April 1, 2026, residential and commercial property rentals will only be payable by bank transfer to the landlord’s account. The measure is enshrined in amendments that postpone the launch date of mandatory cashless payments for rent to April 2026 and tighten controls on the declaration of rental income.
According to explanations provided by the Greek media and the regulations they refer to, payments must be made to an IBAN registered to the owner and declared to the AADE tax service. Payments to third-party accounts (relatives, lawyers, trustees, management companies) will not be recognized for tax purposes, and in the case of joint ownership, each co-owner will be required to provide their IBAN for the correct distribution of income.
Failure to comply with the rules will result in financial consequences for all parties to the transaction. Owners lose the standard 5% tax deduction on rental income; tenants lose their entitlement to housing benefits, including annual rent compensation of up to €800; businesses will not be able to count rent as an expense if they pay outside the banking system (as an example, there is a risk of losing €8,400 in deductible expenses per year when renting €700 per month).
The authorities link the innovation to the task of matching declared rental income with bank transactions and reducing the share of “gray” payments in the rental market, with AADE having to set up data collection from payment service providers to monitor compliance with the regime.
At the end of January 2026, a working group under the Finnish Ministry of Defense proposed changing the mechanism for expropriating (compulsory purchase) real estate for national security purposes and transferring the authority to issue permits for such expropriation exclusively to the Ministry of Defense. The government press release notes that the current procedure has been difficult to apply, as permits are formally the responsibility of different agencies.
The working group’s proposals include expanding the possibilities for rapid response in urgent cases, including earlier introduction of a ban on actions with the property, temporary takeover of real estate, as well as unification of the approach to compensation for expropriation and planning of financing for such procedures in the budget.
The context for such steps remains the Finnish authorities’ concerns about the risks of “hostile influence” through real estate transactions. Previously, the government and the Ministry of Defense had consistently tightened the rules for buyers from countries outside the EU and the EEA, and also promoted restrictions that were in fact primarily aimed at Russian citizens. In April 2025, the Finnish parliament approved a law restricting the purchase of real estate by citizens of countries waging “aggressive war,” which was publicly interpreted as a ban on Russians who are not permanent residents.
Defense Minister Antti Hykkänen previously stated that Finland had made “too naive decisions” on real estate control in the 2000s and was now “systematically correcting the identified problems.”
Thus, at the moment, we are not talking about a declared campaign of “mass seizure” of property from citizens of all countries outside the EU, but about strengthening the state’s legal instruments to intervene in cases where specific real estate objects are considered a potential threat to national security, as well as continuing the policy of restricting new transactions for certain categories of foreign buyers.
According to Serbian Economist, real estate prices in Montenegro continue to grow at record rates, while residents’ salaries remain significantly below the European average, and rent is becoming less affordable, local analysts note. The cost per square meter of housing in the country is already higher than in some EU countries. According to data from the Statistical Office of Montenegro (Monstat), the average price per square meter of an apartment in new buildings in the third quarter of 2025 was €2,228, in Podgorica – €2,153, in the coastal region – €2,458, and in the northern region – €1,578. Monstat specifies that the indicator is calculated based on primary housing sales transactions.
As reported by local media, real estate agent Haris Osmanagic previously assessed the Podgorica market as overheated and said that prices in the capital had “almost doubled” in a short period of time, with new buildings in some areas being offered at €2,800-3,500 per square meter.
The price increase has also affected the rental market: according to Osmanagic’s estimates, the average cost of a long-term rental in Podgorica is in the range of €550-700 per month, two-room apartments – €800-1,000, three-room apartments – €1,200-2,000.
In the European Union as a whole, housing prices in the third quarter of 2025 rose by 5.5% year-on-year, according to Eurostat data.
In Cyprus from January 1, 2026, changes affecting the processing of real estate transactions and taxation on the sale of assets came into force, according to the explanations to the reform.
The key simplification for new transactions is the complete abolition of stamp duty (Stamp Duty) for sale and purchase agreements signed from January 1, 2026. Previously the levy was calculated on the value of the transaction and required separate procedures, it is now zero-rated for new contracts.
Lifetime capital gains tax deductions (CGT) have also been revised, which may reduce the taxable base for real estate sales by individuals. In particular, the limits of the personal deduction, the exemption for agricultural land and the deduction for a principal residence (subject to fulfillment of conditions and proof of documentation) have been increased. These parameters apply to contracts entered into starting in 2026.
A separate block of the reform relates to transactions involving shares in real estate companies. The threshold at which the sale of shares/shares qualifies as a real estate transaction for CGT purposes has been lowered – this increases the tax due diligence requirements for purchases of corporate shells with properties on the balance sheet.
In addition, exemptions for real estate exchange and barter schemes in development (e.g., when land is transferred to a developer in exchange for finished objects) have been extended, and control over compliance with tax procedures has been strengthened: if the parties are in arrears, transfer of ownership rights may be blocked, and Tax Clearance checks have become tougher.
According to the Department of Land and Cadastre of Cyprus (DLS), in 2025, foreign buyers (excluding Cypriot citizens) registered 7,255 sale contracts (sale contracts), of which 4,809 – buyers from outside the EU; the number of transferred objects (transfers/sales) amounted to 4,195 (2,234 – buyers outside the EU).
The top nationalities that most often appear in the “top ten” are: Russians, British, Israelis, Greeks, Romanians, Chinese, Ukrainians, Germans, Americans and Lebanese (Australians and Bulgarians are also found in Nicosia).
Non-resident investments in Bulgarian real estate in January-November 2025 resulted in a net outflow of €18.6 million, while Russia recorded a net outflow of €19.9 million, according to data from the Bulgarian National Bank (BNB).
According to BNB data, a year earlier (January-November 2024), the net outflow of non-resident investments in real estate was estimated at €11.6 million.
The net outflow indicator means that non-residents’ payments under real estate agreements in the country during the period under review were lower than receipts, i.e., sales exceeded purchases in value terms. At the same time, the fact that the total indicator for all non-residents (-€18.6 million) was less than the outflow for the Russian Federation (-€19.9 million) formally indicates a small aggregate net inflow of investment in real estate from other countries (about €1.3 million).
The BNB report, which is referenced by the media, does not provide a separate breakdown by other countries (including Ukraine) in terms of non-resident investment in real estate—only Russia is highlighted separately.
