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Dubai Marina Tower
AED 2.1M · Golden Visa eligible
Crete Hilltop Villa
€420K · Golden Visa eligible
Phuket Beachfront Condo
From $185K · Privilege Visa available
Where We Operate
Click a market to get personalised advice from our AI advisor in seconds.
UAE Golden Visa · Zero Tax Jurisdiction
EU Golden Visa · Schengen Access
Privilege Visa · Freehold Condos
Free · No obligation · 24hr response
Not sure which market fits you? Share your details and our team will send you a personalised investment briefing within 24 hours.
Get Your Briefing →Property prices are indicative — consult local agent for current rates. Subject to eligibility — consult a qualified immigration advisor.
Side-by-side
The headline numbers buyers actually compare before committing.
| Criteria | 🇦🇪 Dubai | 🇬🇷 GreecePOPULAR | 🇹🇭 Thailand |
|---|---|---|---|
| Min. investment | AED 2M (~$545K) — Golden Visa | €250K heritage · €400K regions · €800K premium | ฿650K (~$18K) Bronze — closes Sep 2026 |
| Residency duration | 10 years renewable | 5 years renewable | 5–20 years (by tier) |
| Processing time | 4–8 weeks | 6–12 months | 2–6 weeks |
| Income tax | 0% personal | Progressive / 7% flat (retiree regime) | 0% if <180 days/yr; remitted foreign income taxable for tax residents (since Jan 2024) |
| Capital gains tax | 0% personal | 15% on property | Taxable on remittance for tax residents |
| Family included | Spouse + kids | Spouse + kids + parents | Spouse + kids |
| EU / Schengen access | No | Yes — full Schengen | No |
| Physical stay required | None | None | None (180 days triggers tax residency) |
| Property ownership | Freehold (designated zones) | Freehold | 49% condo quota (freehold); land via Thai entity only |
Figures indicative as of 2026. Tax positions subject to your specific circumstances.
Tax Impact
See the real tax cost of buying in each market — acquisition fees, annual taxes, rental income tax, and CGT on exit.
Total tax over 10 years
$16K
4.0% of property value
Total tax over 10 years
$81K
20.2% of property value
Total tax over 10 years
$48K
11.9% of property value
| Tax Item | 🇦🇪 Dubai | 🇬🇷 Greece | 🇹🇭 Thailand |
|---|---|---|---|
Acquisition cost Paid on purchase | 4% · $16K | 3.09% · $12K | 2% · $8K |
Annual property tax Recurring each year | None | ~0.15%/yr · $600/yr | ~0.02%/yr · $80/yr |
Annual rental income tax On 5.0% gross yield · $20K/yr | 0% UAE tax | 21.9% eff. · $4K/yr | 15% withheld · $3K/yr |
10-year property tax total | — | $6K | $800 |
10-year rental tax total | — | $44K | $30K |
Estimated capital gain At 5% / 3% / 4% appreciation — 10 yr hold | $252K | $138K | $192K |
Exit / CGT On sale | 0% CGT · None | 15% CGT · $19K | ~1.5% exit · $9K |
Total tax over 10 years | $16K | $81K | $48K |
Tax as % of property value | 4.0% | 20.2% | 11.9% |
Appreciation assumptions: Dubai 5%/yr · Greece 3%/yr · Thailand 4%/yr — historical averages, not guaranteed.
Greece CGT: 0% exemption expires 31 December 2026. From 2027, 15% applies to net gain (sale price − purchase price − acquisition costs).
Greece ENFIA: Estimated at ~0.15% of assessed value — actual rate depends on property size, location, and age. Verify with a Greek tax advisor.
Thailand rental tax: 15% withholding on Thai-sourced rental income for non-residents (under 180 days/yr). Resident rate uses progressive brackets after 30% expense deduction.
Thailand exit: Specific Business Tax (3.3%) applies if held under 5 years. Stamp duty + withholding for 5+ year holds. Based on appraised value, not sale price.
Home country taxes: These figures show only in-country obligations. Your home country (India, Saudi Arabia, etc.) may also tax overseas rental income or gains. Seek qualified cross-border tax advice.
Indicative estimates only. Not tax advice. Always consult a qualified tax professional before investing.
Eligibility Checker
Select your nationality and budget to see which visa programmes you qualify for across all three markets.
Determines residency programme eligibility.
Highlights the markets that match your goal.
2-Year Investor Visa
No property value minimum for sole owners (Apr 2026)
€400K Standard Route — Most Regions
Best property selection across mainland & islands
Platinum+ Privilege Visa — 15–20 Years
฿1.5M+ (~$43K+) · Full concierge tier
This tool is a guide only. Visa thresholds and rules change. Always verify with a qualified immigration advisor before investing.
Currency & Purchasing Power
See what your home currency budget buys across Dubai, Greece, and Thailand — and how currency moves affect your purchasing power.
USD equivalent
$407K
Approx rate
1 INR = $0.0120
AED 1.49M
$407K
✓ 2-Year Investor Visa eligible
↑ ₹1.15 Cr more for Golden Visa
€374K
$407K
✓ €250K Heritage / Conversion route
↑ ₹24.1 L more for next zone
$407K
฿14.3M
✓ Platinum Visa + Condo eligible
Visa Thresholds in Indian Rupee (INR)
How much you need from your home country
₹79.3 L ✓
$95K
₹4.55 Cr
$545K
₹2.28 Cr ✓
$273K
₹3.64 Cr
$436K
₹7.28 Cr
$872K
₹15.0 L ✓
$18K
₹21.7 L ✓
$26K
₹50.1 L ✓
$60K
Currency Risk — What If INR Moves?
Same ₹3.40 Cr budget, different exchange rates
| Scenario | USD | Dubai AED | Greece EUR |
|---|---|---|---|
| -10% weaker | $452K | AED 1.66M | €415K |
| -5% weaker | $429K | AED 1.57M | €393K |
| Today | $407K | AED 1.49M | €374K |
| +5% stronger | $388K | AED 1.42M | €356K |
| +10% stronger | $370K | AED 1.36M | €340K |
5-yr history: -12% vs USD
INR weakened ~12% vs USD over 5 years (₹73 → ₹83.5). Dubai AED purchasing power has eroded for INR savers — a buyer who waited 5 years effectively paid ~12% more in rupee terms.
Exchange rates are indicative mid-market approximations as of mid-2026. Gulf currencies (AED, SAR, QAR, BHD, OMR, KWD) are pegged or near-pegged to USD. Always verify live rates before transacting. Not financial advice.
Regulatory Pulse
Visa thresholds, tax rules and programme changes that affect international buyers across our three markets. Curated and dated.
The suspension of 24% VAT on new residential property sales has been extended through 31 December 2026. New-build buyers continue to pay the 3% transfer tax instead. After the suspension lapses, purchases of new builds will attract the full 24% VAT, sharply raising acquisition cost.
Source: Immigrant Invest — Taxes in Greece 2026Greece's suspension of the 15% capital gains tax on property sales ends 31 December 2026. From January 2027, gains on Greek property sales will be taxed at 15%. Buyers planning to flip or exit before 2027 retain the exemption.
Source: Immigrant Invest — Taxes in Greece 2026A government stimulus measure reduces the property transfer fee from 2% to 0.01% for residential properties valued at or below THB 7 million (~$200K). Applicable to qualifying transfers completed by 30 June 2026. Buyers close to completing a purchase should check eligibility urgently.
Source: Global Law Experts — Buy Property in Thailand 2026Companion to April 2026's sole-owner change: for joint property purchases, each co-owner must hold a minimum share value of AED 400,000 to qualify for the 2-year investor visa. The 10-year Golden Visa still requires AED 2M total.
Source: Gulf News — Dubai Eases Property Investor Visa RulesSole applicants can now apply for the 2-year investor visa with no minimum property value. The 10-year Golden Visa threshold remains AED 2M.
Source: Sherwoods Property — Dubai Investor Visa 2026Applications for the entry-level Bronze tier of the Thailand Privilege Visa close 30 September 2026. After that, Gold (฿900K / ~$26K) becomes the new entry tier.
Source: Thailand Elite — 2026 PricingFederal policy circular removes the AED 1 million upfront cash requirement for the 10-year Golden Visa. Investors now qualify on total property value per title deed or Oqood contract — enabling mortgage-financed and off-plan property to count.
Source: Hudson McKenzie — UAE Golden Visa 2026 UpdatesGreece's Law 5275/2026 consolidates the Immigration Code and transposes EU Directive 2024/1233. Residence and work permits now share a single application procedure, simplifying paths for Golden Visa holders who also want to work in Greece.
Source: Global Law Experts — Greek Golden Visa 2026From 1 Jan 2026 Greece added a 25% intermediate tax band for rental income between €12,001 and €24,000 (previously taxed at 35%). Updated brackets: 15% up to €12K · 25% up to €24K · 35% up to €36K · 45% above €36K. Net yields for mid-range rental income improve noticeably.
Source: Premium Eco Platform — Greek Rental Tax Changes 2026Authorities intensified action against nominee arrangements where Thai nationals hold land title on behalf of foreign buyers. Penalties include fines, imprisonment, and forced sale. Foreigners must use legally recognised routes: condo freehold (49% quota), long-term lease, or BOI/LTR visa-linked structures.
Source: Global Law Experts — Foreign Property Ownership Thailand 2026Property owners letting out Greek property short-term must register each unit on the AADE short-term rental registry, obtain a Property Registration Number (AMA), and display that number on every online platform listing. Non-compliance triggers fines.
Source: Global Law Experts — Greek Golden Visa 2026Greece's tiered system is now fully active: €250K (heritage + commercial-to-residential conversion), €400K (most regions), €800K (Attica, Thessaloniki, Mykonos, Santorini, large islands). 120 sqm interior minimum applies in premium zones.
Source: Get Golden Visa — Greece 2026 GuideProperties used to qualify for the Greek Golden Visa are prohibited from being listed on short-term rental platforms such as Airbnb and Booking.com under the current programme rules. Investors planning to let via Airbnb must use a separate non-qualifying property for rental income.
Source: Global Citizen Solutions — Greece Golden Visa 2026Departmental Instruction Por.161/2566 changed the long-standing rule. Tax residents (180+ days/year) are taxed on foreign income when remitted into Thailand, regardless of when earned. Pre-2024 income remains protected if documented.
Source: Expat Tax Thailand — Foreign-Sourced Income 2026We track these programmes continuously. Information is general and indicative — rules change frequently, so always confirm with a qualified immigration lawyer before committing.
The Process
No waiting. No generic advice. No language barriers.
Chat with our AI advisor for 5 minutes. Share your budget, nationality, and whether you want residency, investment, or both.
We score your profile and match you to the right market, property type, and a verified specialist broker — instantly.
Pick a time in your broker's calendar. Confirmed in seconds. Your first consultation is always free.
What buyers say
Conversations that started here and ended with a key in hand.
“We already owned an apartment in Dubai but were on a tourist visa. The AI walked us through the Golden Visa in 10 minutes — something our own agent had never properly explained. Deed transferred, visa approved in 5 weeks.”
Farhan A. · 🇸🇦 Saudi Arabia
Bought in 🇦🇪 Dubai
“I needed a Plan B in Europe fast. Greece made sense — €400K buys a real property, not a studio in Paris. The AI matched me to a Greek broker team that spoke Russian. Closed a Crete villa in 3 months, Schengen cards arrived shortly after.”
Natasha K. · 🇷🇺 Russia
Bought in 🇬🇷 Greece
“I'd been researching Phuket property for two years without doing anything. The AI asked what was holding me back — budget wasn't the issue, I just didn't understand the ownership rules. Fifteen minutes later I had a broker lined up and was booking flights.”
James W. · 🇦🇺 Australia
Bought in 🇹🇭 Thailand
Illustrative testimonials — real buyer stories will be added post-launch with consent.
Frequently Asked
Straight answers — no fluff. If your question isn't here, just ask our advisor.
In most cases, no — the Golden Visa and Privilege Visa programmes require a qualifying investment. However, several countries offer alternative routes (long-term rental, business investment, or talent visas). Our AI advisor will map the best path based on your situation.
It varies sharply by market. The UAE has zero personal income tax, capital gains tax, or property tax (corporate tax of 9% applies above AED 375K profit since 2023). Greece offers a 7% flat tax regime for foreign pensioners and a €100K/year non-dom flat tax for HNWIs; property capital gains are taxed at 15%. Thailand changed its rules from 1 Jan 2024: if you spend 180+ days/year there, foreign-source income is taxable when remitted into Thailand. If you stay under 180 days, you remain a non-resident with 0% Thai tax. We can model the after-tax position for each market once we know your profile.
Yes — Dubai, Greece, and Thailand all allow spouse and children to be sponsored under a single application. Parents and adult dependents qualify in some cases. Specifics are tightly tied to the programme tier you choose.
Dubai: typically 4–8 weeks from property purchase. Greece: 6–12 months due to legal due-diligence requirements. Thailand: 2–6 weeks for Privilege Visa. Property transactions themselves can range from 2 weeks (Dubai off-plan) to 4 months (Greek resale).
Yes in all three markets — but selling early can affect residency status. Dubai requires you to hold the property to maintain the Golden Visa. Greece allows resale after the residency is granted, with restrictions. Thailand has no holding requirement for the Privilege Visa.
Each programme has different physical presence requirements for the visa itself. Dubai Golden Visa: zero days required. Greece Golden Visa: no minimum stay (one of the most flexible in the EU). Thailand Privilege Visa: no minimum stay. This makes all three popular with location-independent buyers. Note: in any of these countries, spending 180+ days/year typically makes you a tax resident — separate consequence from the visa requirement, so we factor this into the plan.
Yes, but with restrictions. Dubai banks offer 50–60% LTV to non-residents. Greek banks offer 40–60% to qualifying EU/non-EU buyers. Thai banks generally restrict mortgages for non-residents — most buyers pay cash or use offshore financing. We can introduce you to verified lenders.
Plan for 7–12% above the headline price: registration & transfer fees (2–4%), agent commission (1–3%), legal fees (1–2%), notary/escrow, and ongoing fees (service charges in Dubai, ENFIA tax in Greece, common-area fees in Thailand). Our advisor will share a full cost worksheet for your target market.
Information provided is general and indicative. Programmes and tax positions change — consult a qualified immigration lawyer and tax advisor before committing.
The Story Behind Oryn
Oryn — from the Latin aurum, meaning gold. Because every premium residency begins with a strategic decision worth its weight.
Across Dubai, Greece, and Thailand, the minimum investment for a Golden Visa starts at €250,000. These are not impulse purchases — they are wealth decisions. Oryn gives international buyers the intelligence to make them well.
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