Global Property Guide

All manually collected data, not AI slop. Median rents from: immobilienscout24.de

€1,000/month rents you a shared room in London and a 3-bedroom in Zagreb. Median asking rents: 1-bed: 🇬🇧 London €3,460 🇳🇱 Amsterdam €2,275 🇫🇷 Paris €1,800 🇩🇪 Berlin €1,300 🇨🇿 Prague €985 🇵🇱 Warsaw €810 2-bed: 🇱🇹 Vilnius €1,000 🇷🇴 Bucharest €1,000 🇪🇪 Tallinn €950 🇵🇱 Kraków €900 🇬🇷 Athens €880 🇧🇬 Sofia €700 3-bed: 🇭🇷 Zagreb €1,000 🇫🇷 Toulouse €990 🇮🇹 Palermo €900 🇬🇷 Thessaloniki €850 🇧🇦 Sarajevo €615

Now adjust for inflation and none of the prices really increases much except a few countires like Portugal, Bulgaria and Croatia

€100,000 buys you a parking space in Zurich and a two-bedroom flat in Bucharest. 🇨🇭 Zurich 5 m² 🇫🇷 Paris 10 m² 🇬🇧 London 13 m² 🇩🇪 Berlin 19 m² 🇵🇱 Warsaw 24 m² 🇪🇪 Tallinn 32 m² 🇬🇷 Athens 40 m² 🇷🇴 Bucharest 43 m² 🇮🇹 Catania 75 m² Same money, same continent

Europe’s housing market has flipped. 3-year change, €/m²: 🇱🇺Luxembourg −11% 🇫🇷Paris −4% 🇬🇧London −2% 🇦🇹Vienna −2% 🇲🇪Montenegro coast +79% 🇧🇬Sofia +64% 🇪🇸Málaga +59% 🇪🇸Alicante +48% 🇭🇷Zagreb +44% While the "old" European market has flatten, more affordable cities are growing fast.

House prices have surged across Europe. But did homeowners actually get richer? Over the past five years, residential property prices have increased dramatically in several eurozone countries. However, once we adjust for inflation, the picture looks very different. Here are some interesting examples (nominal growth vs inflation-adjusted growth): 🇱🇹 Lithuania: +80.4% vs +22.5% 🇪🇪 Estonia: +57.8% vs +5.8% 🇱🇻 Latvia: +50.5% vs +6.9% 🇸🇰 Slovakia: +47.7% vs +5.9% 🇳🇱 Netherlands: +21.7% vs −3.2% 🇧🇪 Belgium: +21.8% vs −1.3% 🇩🇪 Germany: +4.7% vs −13.9% 🇫🇷 France: +1.8% vs −11.3% Meanwhile, some markets have delivered substantial real house price appreciation: 🇵🇹 Portugal: +48.6% 🇭🇷 Croatia: +36.7% 🇧🇬 Bulgaria: +30.9% 🇬🇷 Greece: +28.6% In other words, a 50% increase in property prices doesn't necessarily mean homeowners have become 50% wealthier. In several European markets, much of the nominal appreciation has simply reflected inflation. And in some countries, homeowners have actually lost purchasing power despite rising property prices. Which European housing market do you think will deliver the strongest inflation-adjusted returns over the next five years? Source: Global Property Guide, five-year nominal and inflation-adjusted House Price Index changes, using local CPI.

🇲🇪 Montenegro's rent index just fell for the first time in four years. Rents are up ~80% since 2022 (15% y-o-y). That run has now stopped. What happens next? A couple of quarters or years of flat rents? A decline? Or another growth cycle? What do you think?

Countries where you can still buy an apartment under $2,000/m²: 🇹🇷 Turkey 🇮🇳 India 🇧🇷 Brazil 🇲🇦 Morocco 🇵🇰 Pakistan 🇿🇦 South Africa 🇸🇦 Saudi Arabia 🇮🇹 Italy 🇰🇿 Kazakhstan 🇦🇷 Argentina 🇦🇿 Azerbaijan 🇬🇪 Georgia 🇲🇳 Mongolia 🇸🇰 Slovakia 🇱🇰 Sri Lanka 🇹🇳 Tunisia 🇺🇿 Uzbekistan

Same with Montenegro, North Macedonia and Bosnia.

🇪🇪 Estonia −11.6%: rents came off their 2022–23 spike and flattened while prices held, so a mild squeeze. 🇧🇬 Bulgaria −12.0%: prices up ~15% a year, rents up but slower. 🇨🇿 Czechia −12.5%: prices rebounded hard in 2024–25; rents grew half as fast. 🇸🇬 Singapore −14.3%: prices kept climbing while rents fell back from their 2023 peak. 🇱🇹 Lithuania −21.1%: steady price growth, rents barely moved after inflation cooled. 🇵🇹 Portugal −22.3%: prices up ~17% last year alone; rent growth capped by affordability and rent rules. 🇶🇦 Qatar −26.7%: prices flat, rents fell as post-World Cup supply hit the market. 🇬🇪 Georgia −38.9%: the 2022–23 migration wave pushed rents up first; rents then fell as arrivals left while prices stayed high. Full comparison: globalpropertyguide.com/rent…

Where rental yields have fallen over the past three years (based on median asking prices and rents): 🇪🇪Estonia -11.4% 🇧🇬Bulgaria −12.0% 🇨🇿Czechia −12.5% 🇸🇬Singapore −14.3% 🇱🇹Lithuania −21.1% 🇵🇹Portugal −22.3% 🇶🇦Qatar −26.7% 🇬🇪Georgia −38.9%

Residential Property Price Change: Q2 2026 vs Q1 2026 🇲🇹 Malta: +6.85% 🇦🇩 Andorra: +5.98% 🇲🇰 North Macedonia: +5.50% 🇸🇪 Sweden: +5.42% 🇹🇷 Turkey: +5.38% 🇲🇪 Montenegro: +4.58% 🇶🇦 Qatar: +3.37% 🇸🇦 Saudi Arabia: +2.95% 🇭🇰 Hong Kong: +2.93% 🇳🇴 Norway: +2.87%

Average new-build property prices in coastal 🇲🇪Montenegro rose from €1,585 per sq. m. in Q3 2023 to €2,838 per sq. m. in Q2 2026. That is an increase of 79.1% within 3 years.

We have inflation-adjusted data as well. Most of the currencies in Europe are pegged to EUR, only outlier is Hungary, Romania and few others.

Croatian data comes from Croatian National Bank. If you don’t trust this data, please suggest a better index.

We are not making up these figures. They come directly from Hungary’s central bank: statisztika.mnb.hu/statistic… If you know of a more reliable index, please let us know. So far, we have not found a better source.

Magyar has been in his position for less than 5 months. Our data goes back to 3+ years.

Portugal and Croatia’s property markets have followed almost identical paths since Q1 2019. Everyone talked about Portugal, but hardly anyone mentioned Croatia, even though the results were pretty much the same. If you bought an average property in either country in Q1 2019, its value has likely doubled.

Not an investment advice. Just data :)

Inflation adjusted data is available on globalpropertyguide.com/home…