In 2026, Hong Kong remained the world’s most expensive city for purchasing a downtown apartment, according to the Deutsche Bank Research Institute’s study “Mapping the World’s Prices 2026.”
The average cost of housing in the city’s central districts is estimated at $27,753 per square meter. Zurich, Seoul, Singapore, and Geneva follow in the ranking. Despite a price decline of approximately 10% compared to pre-pandemic levels, Hong Kong retained its top spot.
Compared to the previous edition of the study, the average price per square meter in Hong Kong rose from $26,749 to $27,753. High real estate prices remain one of the main factors limiting housing affordability, even for city residents with relatively high incomes.
High real estate prices also affected Hong Kong’s ranking in the quality of life index. The city dropped from 48th to 55th place out of 69. Among other negative factors, the study’s authors cite air pollution and long commutes to work.
The number of inquiries from foreign clients regarding the purchase of luxury real estate in the U.S. during the first five months of 2026 doubled compared to the same period last year, according to an interim report by Coldwell Banker Global Luxury published on July 14.
The calculation is based on data from the international platform JamesEdition and reflects trends in buyer inquiries from January 1 through May 10, 2026, compared to the same period in 2025. Thus, this reflects a rise in interest among potential clients, rather than a doubling in the number of closed deals.
California accounted for the largest share of inquiries from foreign buyers. New York and Florida followed, with New York in particular showing the highest growth rate in interest from abroad. Foreign investors view American premium-class properties as a way to geographically diversify their assets and preserve capital over the long term.
Another trend has been the rise of so-called “landmaxxing”—the acquisition of neighboring homes and land parcels to expand one’s estate, enhance privacy, preserve the view from windows, or create multi-generational family estates. Demand for unique properties—including estates, historic buildings, branded residences, and private islands—has risen by 146%, while interest in land parcels has increased by 97%.
Nearly 40% of luxury real estate professionals surveyed reported that affluent buyers are willing to purchase homes in need of renovation if they are located in a prestigious neighborhood. At the same time, 63% of real estate agents noted an increase in the share of cash transactions among clients in the premium segment, compared to 51% a year earlier.
According to the latest study published by the National Association of Realtors, covering transactions from April 2024 through March 2025, foreigners purchased 78,100 U.S. residential properties with a total value of $56 billion. The number of purchases rose by 44%, and their total value increased by 33.2%. The median price of residential properties purchased by foreign buyers reached a record $494,400, with 47% of transactions paid for entirely in cash.
The top 10 countries of origin for foreign buyers included China with a 15% share, Canada with 14%, Mexico with 8%, India with 6%, the United Kingdom with 4%, as well as Brazil, Colombia, Nigeria, and the UAE, each with 3%. Israel ranked tenth with a 2% share. These figures apply to the entire U.S. residential real estate market, not just the luxury segment.
Among U.S. states, the top destinations for foreign buyers remained Florida, which accounted for 21% of transactions, California—15%, Texas—10%, New York—7%, and Arizona—5%.
Greece is gradually introducing new rules designed to speed up the sale, gifting, and inheritance of real estate, as well as to reduce the number of documents that owners must obtain on their own from government agencies. Some of the provisions are already in effect, while the full implementation of the rest will require additional decisions by government agencies.
One of the key innovations will be the “single window” principle. Notaries will independently obtain, through government digital systems, tax and insurance certificates, electronic property passports, cadastral extracts, and documents required for filing tax returns. This should reduce the number of times sellers and buyers need to contact various government agencies.
However, the “single window” system is not yet fully operational. The date of its practical launch, technical specifications, and the list of available operations must be determined by a joint decision of the relevant ministries.
The law also eliminates the requirement to attach a topographic plan to contracts for properties located in areas where cadastral surveying has already been completed. This provision takes effect upon the law’s publication.
Heirs are permitted to pay inheritance, gift, or property transfer tax on assets received from their parents directly from the proceeds of the property’s sale. Previously, the requirement to pay the tax before the transaction was finalized could force owners to seek additional financing or renounce the inheritance. Between 2013 and 2019, approximately 180,000 renunciations of inherited property were registered in the country.
Certain changes pertain to real estate seized for tax debts. Following the adoption of a supplementary resolution by the Independent State Revenue Service, notaries will be able to conduct the sale of such properties, withholding a portion of the proceeds to settle the debt. Once the specified amount is transferred, the tax lien will be lifted.
In addition, the state will restrict the assertion of rights to private land plots when correcting initial entries in the National Cadastre. Specifically, claims may not be asserted against certain properties whose ownership is confirmed by old purchase agreements, government land allocation deeds, or documents granting plots to resettlers and farmers.
The reform may make the Greek real estate market more accessible to foreign buyers, as it reduces the administrative burden and lowers the risk of transaction delays due to the lack of certain certificates. However, investors should note that some of the measures are being introduced gradually, and verification of a property’s legal status and cadastral records remains mandatory.
Dubai authorities issued 1,051,978 new residency permits in the first half of 2026, according to the emirate’s General Directorate of Residency and Foreigners Affairs (GDRFA).
During the same period, 910,552 existing residence permits were renewed, and more than 5.078 million entry permits were issued to foreigners in various categories. The number of long-term Golden Visas issued totaled approximately 66,000.
However, the figure of 1 million permits does not mean that Dubai’s population increased by the same number of people over the six-month period. Some of the recipients may have already been in the emirate on tourist, work, or other visas. The statistics also do not account for foreigners who left Dubai or did not renew their residency.
According to the authorities, all immigration services in Dubai have been digitized, and the average processing time for a single transaction is less than four minutes. Customer satisfaction is estimated at 95%.
“Golden Visas” are granted to investors, entrepreneurs, scientists, skilled professionals, cultural and sports figures, as well as certain categories of students and graduates. This visa allows holders to reside in the UAE for an extended period without a traditional employer sponsor and to apply for residency for family members.
Dubai’s population at the end of 2024 was approximately 4.25 million. Men accounted for 68.5% of the emirate’s residents, a figure attributed to the large number of foreign workers arriving without their families.
The UAE as a whole is home to people of more than 200 nationalities, with foreigners making up the overwhelming majority of the population. The largest group consists of people from India. Significant communities have been formed by citizens of Pakistan, Bangladesh, the Philippines, Iran, Egypt, Nepal, and Sri Lanka. UAE citizens make up a minority of the country’s population.
The rapid influx of residents is driving demand for housing, commercial real estate, schools, healthcare, and transportation. At the same time, population growth is increasing the strain on Dubai’s roads, utilities, and public transportation.
According to Serbian Economist, Montenegro’s potential accession to the European Union by 2028 could become a new factor driving up real estate prices in the country, especially in the premium segment along the coast.
According to market experts, investors have about two years left to invest in Montenegrin properties before the country’s EU status ultimately locks in higher prices. Over the 20 years of Montenegro’s independence, the average cost of coastal real estate has risen from approximately 1,000 euros per square meter to 8,000–15,000 euros per square meter in premium branded residences.
Ana Zloković, sales director for the Luštica Bay complex, believes that, based on the experience of other countries in the region, potential EU accession could boost Montenegro’s real estate market by another 30% or so. According to her, the mere anticipation of membership is already driving up demand.
Kieran Kelleher, Managing Director of Savills Croatia & Montenegro, offers a more cautious assessment. He anticipates price increases of 30–40% for certain properties but warns that the era when investors could easily double their money in Montenegrin real estate is over. In his view, the market has already factored some of its future potential into current prices.
Experts cite not only the fact of European integration itself but also infrastructure modernization as the main driver of further growth. Montenegro is currently held back by poor roads, outdated airports, and overloaded border crossings, and resolving these issues could take at least five years. Improved transportation access is expected to increase tourist traffic and boost the value of resort real estate.
Analysts identify the “golden triangle” of Kotor–Tivat–Herceg Novi as the most promising area. In the Bay of Kotor, prices in the premium segment range from 4,000 to 15,000 euros per square meter. Stone houses in the Old Town of Kotor, a UNESCO World Heritage Site, are of particular interest: such properties are scarce, suitable for rental, and, according to experts, better protected against depreciation.
On the Budva Riviera, the price range is estimated at 3,000–12,000 euros per square meter; however, experts warn of the risks of market oversaturation and excessive development in Budva. Bar and Ulcinj remain more affordable destinations, with prices around 2,000–5,000 euros per square meter and potentially higher growth rates due to their low starting point.
The factor of European integration for Montenegro has indeed strengthened. According to the Council of the EU, the country applied for membership in 2008, received candidate status in 2010, and accession negotiations began in 2012. All 33 negotiation chapters have already been opened, 16 of which were provisionally closed as of mid-June 2026.
In addition, the 28th Intergovernmental Conference on Montenegro’s accession is scheduled to take place in Brussels on July 14, at which it is planned to provisionally close negotiations on Chapters 8—Competition—and 29—Customs Union. This confirms that Montenegro remains the most advanced candidate for EU accession among the countries of the Western Balkans.
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Indian citizens became the largest group of foreign real estate buyers in Dubai in 2026, according to data from the DXB Interact platform, as reported by Gulf Today and Khaleej Times.
According to DXB Interact, Indian buyers accounted for 20.59% of total real estate purchases in the emirate as of late February 2026. In a Khaleej Times article citing Harbor Real Estate and DXB Interact, this figure was rounded to 20.6% as of early 2026.
Buyers from the United Kingdom ranked second with a share of 13.26–13.3%, followed by Egyptian citizens in third place with 12.6%. Next came the United States—about 9%, Pakistan—6.9%, Saudi Arabia and Australia—5.7% each, Germany—about 4.2%, France—3.8%, and Canada—about 3%.
Just outside the top ten, according to DXB Interact, are the Netherlands with a 2.83% share, Russia at 2.5%, Morocco at 2.33%, Spain and Kuwait at 2.11% each, Turkey at 2.05%, and Nigeria at 1.89%.
Analysts attribute foreign buyers’ sustained interest in the Dubai market to political stability, the absence of income tax, the possibility of 100% foreign ownership of properties in freehold zones, and long-term residency programs, including the Golden Visa.
Compact apartments remain the most active segment of the market. According to the Khaleej Times, one-bedroom apartments accounted for 34.9% of sales, or 27,590 transactions; studios accounted for 23.4%, or 18,471 transactions; and two-bedroom apartments accounted for 20.7%, or 16,399 transactions. This demand reflects investors’ interest in liquid properties with a lower entry threshold and rental yield potential.
Among Dubai’s districts, Dubai Islands led in apartment sales with 8.4 billion dirhams, followed by Airport City with 7.2 billion dirhams and Business Bay with 6 billion dirhams. In the villas and buildings segment, Al Yalayis 1 took first place with 10.6 billion dirhams, while Me’aisem Second led the land plots segment with 10.1 billion dirhams.
Harbor Real Estate assesses the current situation as a transition of the Dubai market from a phase of rapid growth to a more sustainable cycle. According to the company, demand is increasingly being driven by end buyers and long-term investors, rather than short-term speculators.
An increase in supply could be an additional factor contributing to market stabilization. According to the Khaleej Times, citing a report by Harbor Real Estate, more than 160,000 residential units are scheduled for completion in 2026, although the actual number of units completed is expected to be significantly lower. For comparison: approximately 39,700 units were completed in 2025, and 30,500 in 2024
Regarding the Dubai real estate market, the ranking of foreign buyers shows that demand remains geographically diversified. India and the United Kingdom retain key positions, but buyers from the Middle East, North Africa, North America, Australia, and Europe also play a significant role. This reinforces Dubai’s status as one of the leading international centers for real estate investment.
