Own Property Abroad

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Own Property Abroad

Helping people buy, own & invest in property abroad.

Own Property Abroad helps people navigate the process of buying, owning, and renting property abroad - from legals and taxes to costs and property management.

06/01/2026

If you've been told you need IDR 10 billion (~$700K) to set up a PT PMA in Bali, that info is outdated.

BKPM Regulation 5/2025 cut the minimum paid-up capital from IDR 10 billion to IDR 2.5 billion (~$150K). For property and accommodation sectors, land and building value now counts toward the total investment requirement.

What a PT PMA actually gets you:

🏡 Your company holds HGB (Right to Build) for up to 80 years total
🏡 You can own multiple properties under one company
🏡 You can legally run short-term rentals with proper licensing
🏡 Stronger legal protection than leasehold

The trade-off: setup takes 6-8 weeks, professional fees run $1,600-4,000, and total buyer costs land at 10-15%+ on top of purchase price. Plus ongoing compliance, tax reporting, and annual costs.

For a single villa you plan to use personally? Leasehold is probably simpler. For investment or multiple properties? PT PMA starts to make sense.

05/28/2026

5 biggest mistakes foreigners make buying property overseas

These come up in almost every country we cover. 🌍

1️⃣ Not verifying ownership quota before paying. In the Philippines (40% cap) and Thailand (49% cap), if the building is full, the Land Office will reject your transfer. Your deposit is gone.
2️⃣ Trusting nominee structures. Illegal in Thailand. Illegal in Indonesia. Courts can seize the property and you have zero legal recourse.
3️⃣ Assuming lease renewals are guaranteed. In Thailand, the Supreme Court has ruled that automatic renewal clauses beyond 30 years are unenforceable.
4️⃣ Skipping title verification. In Bali, always check the land certificate type (SHM, SHGB, or Girik). In the Philippines, confirm the CCT is clean.
5️⃣ Sending money without proper documentation. Thailand requires a Foreign Exchange Transaction (FET) form. Without it, you can't register ownership. The Philippines has similar requirements.

Which of these have you run into?

05/25/2026

If you're buying property in Malaysia as a foreigner, 2026 just got more expensive. 🇲🇾

Starting January 1, 2026, foreign buyers pay a flat 8% stamp duty on residential property transfers. Malaysian buyers pay progressive rates that top out lower. This is a significant cost increase on top of an already complex process.

Other things to know:
📋 Minimum property prices for foreigners vary by state. KL, Penang, Selangor, and Johor all set their own thresholds.
📋 You need state authority approval before ownership transfers
📋 MM2H visa holders may get lower minimum price requirements (from RM 600K at Silver tier)

The MM2H program itself got overhauled. Silver tier now requires a USD 150K fixed deposit plus a mandatory property purchase within 12 months of approval. The property can't be sold for 10 years.

Still worth it for the right buyer. But factor in the full cost before committing.

05/20/2026

Thailand's rules are strict but simple once you understand them.

✅ Condos = the only true freehold path. You can own a unit in your name with a Chanote title if the building's 49% foreign quota isn't full. You must transfer purchase funds from abroad in foreign currency and get a Foreign Exchange Transaction (FET) form from a Thai bank.

🏠 Villas = you can own the house, but not the land. Most foreigners lease the land for 30 years. Renewal is contractual, not automatic. Thai courts have ruled that "30+30+30" clauses are not legally enforceable.

🚫 Nominee companies = illegal. Thai authorities are actively enforcing this. Penalties include forfeiture of the property.

One thing that catches people off guard: the 49% quota is calculated by total floor area, not by number of units. Always get written confirmation from the building's juristic person before paying a deposit.

05/16/2026

If you're still planning to buy property in Portugal for a Golden Visa, stop. That route ended in October 2023.

What still works in 2026:

💰 €500K in qualifying investment funds (most popular route now)
🔬 €500K in scientific research
🎨 €250K in arts/culture projects
🏢 €500K in company creation with job creation

And the timeline may be getting longer. In April 2026, Parliament approved extending the citizenship requirement from 5 years to 10 years. It's not law yet, still needs Presidential review.
You can still buy property in Portugal. You just can't use it to get residency anymore.

05/12/2026

Dubai is one of the easiest places in the world for foreigners to buy property. Southeast Asia is not. Here's how they stack up. 🌏

🇦🇪 Dubai = 100% freehold ownership in 60+ designated areas. No residency required. No nationality restrictions. No cap on how many properties you can own. Buy from anywhere.

🇵🇭 Philippines = condos only (40% foreign cap per building). No land.

🇹🇭 Thailand = condos only (49% foreign quota per project). No land. Leases capped at 30 years.

🇮🇩 Bali = no freehold for foreigners at all. Leasehold, Hak Pakai, or PT PMA company structure.

🇲🇾 Malaysia = foreigners can buy, but minimum prices vary by state and a flat 8% stamp duty hit in January 2026.

The trade-off? Southeast Asian prices are a fraction of Dubai's. Entry points start under $100K in some markets.

05/09/2026

Foreigners can't own freehold land in Indonesia. But there are three legal paths that actually work. 🇮🇩

1️⃣ Leasehold (Hak Sewa) = simplest entry point. No residency needed. 25-30 year terms typical. Transaction costs around 2-4% on top of the lease price.

2️⃣ Hak Pakai (Right to Use) = registered title in your name, but you need a KITAS or KITAP. Up to 80 years total (30+20+30).

3️⃣ PT PMA + HGB = foreign-owned company holds the building right. Strongest control but highest cost. Minimum paid-up capital dropped to IDR 2.5 billion (~$150K) in 2025. Total buyer costs: 10-15%+ on top of purchase price.

🚫 Nominee arrangements are illegal. Full stop. Indonesian courts can seize the property.

05/05/2026

What foreigners can actually own in the Philippines

Short answer: condos. Not land. 🏢

The Philippine Constitution bans foreigners from owning land. But the Condominium Act (RA 4726) lets you own a condo unit in your name, as long as foreign ownership in that building stays under 40%.

📌 You get a Condominium Certificate of Title (CCT) = full legal ownership
📌 No visa or residency required to buy
📌 49% foreign quota? No, it's 40% per project
📌 Land leases extended to 99 years

Big catch: always confirm in writing that the building still has foreign quota available before you pay anything. If it's full, the Land Office will reject your transfer.

05/01/2026

Top places to start an Airbnb in Vietnam (2026) 👇

Da Nang = highest earnings right now (~$7.4K/month avg, big spikes during summer fireworks festival).

Ho Chi Minh City = huge demand but very competitive—look beyond District 1.

Hanoi = easier regulations, lower rates—focus on less saturated districts.

Hoi An = strong tourist demand, especially just outside Old Town. Nha Trang & Phu Quoc = seasonal, best during dry months.

👉 If you’re entering now, Da Nang still has the best balance of income + opportunity.

04/28/2026

7 Countries where foreigners can own land outright with no restrictions:

🇵🇹 Portugal — No restrictions on foreigners as of early 2026. Any property type, any location, full freehold ownership.

🇪🇸 Spain — Foreigners have the same rights as Spanish citizens. The Golden Visa is gone, but buying is completely open with no limits on property type or location.

🇩🇪 Germany — No restrictions. Foreigners can buy land and property freely.

🇯🇵 Japan — Full freehold for foreigners, including land. No minimum price, no quota. One of the very few Asian markets where this is the case.

🇵🇪 Peru — No legal restrictions on foreign ownership. Any property type, outright.

🇨🇷 Costa Rica — Foreigners have the same rights as locals. No minimum investment required.

🇦🇪 UAE (designated freehold zones) — Full freehold in areas like Dubai Marina and Downtown Dubai. Outside those zones, foreigners can't own.

Worth knowing: "no restrictions" just means the legal structure is clean. You still need a lawyer, proper due diligence, and to understand local taxes. Easy entry doesn't mean zero homework.

Which of these countries are on your list?

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