Free calculator
What does the property really cost a foreign buyer?
Add the purchase price, the fees around it and the mortgage risk in another currency — before the offer is signed.
Four property cost calculators
Tools
Property abroad
Buyer Closing Costs Calculator
Add transfer taxes, notary, agency and legal fees to the price and see the cash needed.
Open tool →Rental Yield Calculator
Gross and net yield after vacancy, operating costs and property tax.
Open tool →Mortgage Payment Abroad Calculator
Monthly payment, total interest and the share of gross income it takes.
Open tool →Currency Mortgage Risk Calculator
See how an adverse exchange-rate move changes the home-currency payment.
Open tool →Reference
Short, sourced entries for the terms our tools act on — written for humans and machines alike.
Property abroad
The three costs people forget
A property purchase abroad usually carries a surcharge for non-resident buyers, the standard transfer duty, and an annual holding tax. Each is a percentage of the price or of an assessed value, and together they change the real entry cost by a double-digit percentage.
- See the surcharge and duty as a single upfront number.
- Project holding tax across the years you plan to own.
- Compare two jurisdictions by changing only the rates.
Enter the rate, keep the date
Surcharge rates differ by country, state and buyer status, and several changed recently. Enter the rate from the current official schedule and write down the date you checked it. The calculator multiplies; it does not claim to know your jurisdiction.
What is not included
Legal fees, agency commission, mortgage costs, rental income tax and capital gains on sale. Those depend on the transaction and your residency status, and mixing them in would hide the comparison rather than help it.
The purchase price is not the cash needed
A purchase abroad carries taxes and fees calculated on the price and paid at completion. The listing price and the cash required are different numbers, and the gap is often large enough to change which property is affordable.
Add each line you have been quoted, including the ones the agent calls standard. Where a fee is a percentage, confirm the base it applies to, because not every charge uses the full purchase price.
Yield is a range, not a promise
Gross yield is a quick comparison; net yield is what a tenancy actually leaves. Vacancy, management, repairs and property tax sit between the two, and each is a local assumption rather than a constant.
Model a weak year as well as a normal one. A property that only works at full occupancy is a bet on the rental market rather than an income asset.
A mortgage abroad has two currencies
A loan can be denominated in a currency different from the income that repays it. The payment is fixed in the loan currency, but the cost at home moves with the exchange rate, and so does the home-currency value of the balance.
Stress the payment at a worse rate before signing. Lenders may also require income in the loan currency or a hedging arrangement, so the eligibility question comes before the rate.
Rules for foreign buyers are layered
Transfer tax, stamp duty, surcharges and registration fees can apply to the same purchase, and some are defined by residence or nationality. The definitions matter more than the headline rate because they decide who pays.
Local property tax continues after completion and belongs in the holding cost. Verify each layer with the authority that administers it; the rules are set by the destination and can change.
Frequently asked questions
Is the surcharge always on the full price?
Usually yes, but some jurisdictions apply a different base or a threshold. If your schedule uses another base, enter the effective percentage on price in the surcharge field.
Should holding tax use the price or an assessed value?
Use the assessed value if the tax is based on it. Enter the effective rate against the price so the output stays in one currency.
Does this include capital gains tax?
No. CGT depends on the sale price, holding period and your residency at sale. It is a separate calculation, not an entry cost.
Are closing costs included in the purchase price?
No. They are paid on top of the price, although some of them can be financed if the lender allows it. The cash needed at completion usually includes the price plus the fees.
Is the rental yield guaranteed?
No. It is a scenario built from the rent and costs entered. Local vacancy, regulation and the condition of the property decide the real result.
Can a foreign buyer get a local mortgage?
It depends on the lender and the destination. Income documentation, residency status and the loan currency all affect eligibility, and terms for foreign buyers can differ from local terms.
What is a foreign-buyer surcharge?
An additional duty that some destinations charge buyers in a defined group. The definition, exemptions and rate are set locally and can change with policy.
Why does the exchange rate change the payment?
The loan is fixed in its own currency. If the home currency weakens, the same foreign-currency payment costs more at home, and the balance also costs more to repay.
Are these the actual taxes and fees?
No. Every figure is an input. Confirm the current rules with the official authority or a local adviser before committing funds.