Buying property abroad.

The budget

An overseas budget has more lines than a UK one: local taxes and registration fees, legal and translation costs, currency conversion, travel and remote management. Model it in sterling and the local currency. Our currency and finance guide explains why.

The local rules

The FCDO's Living in guides are a starting point rather than the law, and its general guidance notes that some countries restrict foreign nationals buying property. Examples of what they flag:

• Greece: foreign nationals can own land and property, but usually need a Greek tax number (AFM).
• Portugal: coastal, river or lakeside property may be affected by the 2005 water resources law, and rural property must comply with the law on preventing forest fires.
• Cyprus: ownership of many properties in the north is disputed and buying one could have serious financial and legal implications, and non-Cypriots need the Administrator's consent to buy in the Sovereign Base Areas.
• Spain: a NIE (Número de Identidad de Extranjero) is needed for fiscal transactions such as buying property, and can be applied for through the Spanish embassy or consulate in the UK or a representative.

The FCDO's guidance for Spain, Portugal, Greece and the UAE each points buyers to an English-speaking lawyer before buying property or land. For Spain it recommends an independent lawyer who specialises in Spanish land law (urbanismo) and works only for you, not the agent or developer. The developer and agent are paid when the sale completes; your lawyer's only duty should be to you, including telling you not to proceed.

The FCDO publishes searchable lists of English-speaking lawyers by country. It says none of the providers is recommended by the FCDO, that it reviews the lists annually and that you should do your own research. Check registration with the local professional body: for Portugal, the FCDO names the Ordem dos Advogados, and notes that some notaries there offer an independent property purchasing service. Contracts are usually in the local language, so ask for a translation and a written explanation of the deposit, completion date and cancellation terms before signing.

Powers of attorney and apostilles

If you cannot travel, a representative can often sign under a power of attorney, and a UK document used abroad may need legalising. The UK Legalisation Office checks the signature, stamp or seal and attaches an apostille; a power of attorney must first be certified by a UK public official such as a notary or solicitor. The fee is £45 per document on paper, plus postage, or £35 for an e-Apostille. Ask whoever requested the document which version they accept.

• Cash. Legally the simplest, but every payment is a currency conversion.
• Borrowing against UK property. Releasing equity from a UK home or investment property. The loan is secured on the UK property and made under UK rules.
• A local lender. A mortgage in the country where you buy, under its rules and in its currency. Under the UK's Regulated Activities Order, a regulated mortgage contract entered into since the end of the Brexit transition period must be secured on land in the United Kingdom, so a loan secured only on property abroad sits outside the UK mortgage regime.
• Developer payment plans. Staged payments during construction. Check which protection covers each stage.

Rent and costs arrive in one currency while loans or savings may sit in another. See overseas property: currency and finance.

For the Schengen area, which includes Spain, Portugal and Greece, GOV.UK's travel advice says British citizens can stay visa-free for up to 90 days in any 180-day period, with a passport issued less than 10 years before arrival and valid for at least 3 months after departure. The European Commission says the EU's Entry/Exit System launched on 12 October 2025 and became fully operational on 10 April 2026, recording fingerprints, a facial image and each entry and exit in place of passport stamps.

Day to day, the property needs someone local to hold keys, manage tenants or guests, handle repairs and pay local bills. Agree scope, fees and reporting in writing.

Start from the Invest abroad hub. Living outside the UK and buying here instead? See overseas investors. For UK developments listed now, see current opportunities, or speak to us.