Where to invest €100,000 in foreign real estate today?

Created 12.01.2026

Where to invest €100,000 in foreign real estate today?


€100,000 is an interesting amount in foreign real estate: in some countries you will buy a full-fledged investment apartment, in others you will prefer a smaller unit or you will have to go outside the top locations. The key is to know what you want from the investment:

  • Cashflow (rental income) vs. capital growth (price appreciation)
  • stable EU market vs. more dynamic “growth” markets
  • simple management (long-term rental) vs. higher yield with management (short-term accommodation)


For conversions to €: The ECB gives the exchange rate of 1 EUR = 1.1642 USD (January 9, 2026).


Quick shortlist: where €100,000 makes the most sense today
Below I select 5 markets where you can make a real transaction with a budget of around €100k and at the same time have a good investment story.

1) Spain (Murcia / cheaper parts of Valencia, possibly Alicante outside the top locations)

For whom: a more conservative investor who wants EU "classics", legal certainty and long-term rental demand.

  • Prices / m²: Valencia approx. €2,180/m², Alicante €2,417/m², Murcia €1,627/m² (October 2025).
  • Yields (gross): Valencia average ~6.11%, Alicante ~5.59%, Murcia ~5.99% (Q3 2025).
  • Price growth: Spain's official HPI showed +12.8% year-on-year (Q3 2025).


Real example of an investment of €100,000 (Murcia):

Apartment 55–60 m² in the secondary market:
- 60 m² × €1,627/m² ≈ €97,600 (excluding transaction costs).
Gross yield at ~6%: ~ €5,800–6,000/year before costs and taxes.


Investor's note: in Spain it is essential to monitor local regulations (especially short-term rentals) and rather count on a long-term tenant as a "baseline".


2) Bulgaria (Sofia, possibly Varna / Burgas)

For whom: an investor who wants an EU market with lower entry than the West and a decent price/earnings ratio.

  • Prices / m² (Sofia): average around €2,310/m² (Q3 2025).
  • Yields (gross): Sofia average ~4.19%, for smaller apartments in some areas up to ~5%+ (Q3 2025).
  • Macro factor: Bulgaria is due to join the eurozone on January 1, 2026 (this changes currency risk and often investment sentiment).

Real example of an investment of €100,000 (Sofia):

Smaller investment apartment 40–43 m²:
- 43 m² × €2,310/m² ≈ €99,300
Gross yield at 4.2–5.0%: ~ €4,200–€5,000/year (before costs).


Investor's note: Bulgaria is often a "low-key" portfolio worker - you don't expect wow headlines every month, but it can make sense as a cashflow supplement.


3) Georgia (Tbilisi) – very strong in terms of yield, but choose a micro-location

For whom: an investor who wants higher gross returns and is comfortable with higher volatility (market, demand, rents).

Yields (gross): Georgia average ~ 7.90% (Q3 2025).

Specific examples (Tbilisi, from the rental-yield dataset):

  • Didi Dighomi 1+1: price ~ €57,300 , yield ~ 7.33%
  • Vake 1+1: price ~ €138,600, yield ~ 5.97% (i.e. outside the 100k budget, but good comparison “better address = lower yield”).
  • Prices / m² (market signal): in some parts of Tbilisi, prices have decreased year-on-year (e.g. in Didi Dighomi, reported -4% y/y to ~1,118 USD/m²), in others they are increasing - the market is micro-locally different.


Real example of an investment for €100,000 (Tbilisi):

  • Strategy: buy a 1+1 in a “yield” neighborhood and have a reserve for equipment + a rent-free period.
  • Purchase: ~ €57,300 (Didi Dighomi, 1+1)
  • Gross return at ~ 7.33% : ~4,200 €/year (and the remaining cash can boost actual performance through better equipment/management).


Investor's note: Georgia is excellent for yield, but you will "pay" for it with higher demands on location selection, developer, and management.


4) Egypt (Cairo) – high returns, higher risks


For whom: an investor who wants a high gross return and understands the risks of an emerging economy (currency, regulation, liquidity).

  • Yields (gross): Egypt average ~ 6.72% (Q4 2025), Cairo average ~ 8.30% (dataset).
  • Price example: Cairo (all locations) 1-bedroom around 108,000 USD .

Conversion to € (approximate): 108,000 USD / 1.1642 ≈ 92,800 €.


Real example of an investment of €100,000 (Cairo):

  • 1+1 around €92–95 thousand , rest of the budget for legal services, equipment, reserve
  • Gross revenue (at ~8%): ~ €7,000–8,000/year before costs


Investor's note: It pays to have conservative underwriting in Egypt: include a reserve for currency movements and choose projects where there is real demand for rent, not just "marketing".


5) Thailand (Bangkok – profitable districts, or Pattaya/Phuket depending on the strategy)


For whom: an investor who wants a combination of tourism and expat demand, and can deal with local ownership rules (typically condo).

  • Yields (gross): Thailand average ~ 6.28% (Q3 2025).
  • Real price examples (Bangkok, from the dataset):

- Huai Khwang 1-bedroom $107,800 , yield ~ 6.51%
- Watthana studio 151,800 USD, yield ~5.38% (over €100k, but shows “better address = lower yield”).
- Conversion of 107,800 USD to € for guidance: 107,800 / 1.1642 ≈ €92,600 .


Real example of an investment of €100,000 (Bangkok):

  • 1+1 in a “yield” location for ~ €92–95k , provision for equipment + management
  • Gross yield ~6.5%: ~ €6,000–6,500/year before costs


Investor Note: In Thailand, the key is the product (layout, operation, management, building regulations), not just the city. Two identical units in the same neighborhood can have dramatically different outcomes depending on the management.


What about the UAE (Dubai)?

Great returns and growth, but €100,000 is usually not enough for a direct purchase
Dubai has very attractive data (e.g. 7–9% of gross for some types of units in some locations), but the price level is often above €100k : e.g. in the dataset, common studio prices in selected locations are over ~180k USD+.

At the same time, the market grew very rapidly (ValuStrat reports a growth of ~31.6% for villas and ~23.6% for apartments in 2024; and in September 2025 the index was +21.3% y/y), but rating agencies warned of the risk of correction due to a large supply of new units.


Recommended investment “scenarios” for €100,000


Scenario A: Stability + decent yield (EU)
Murcia (Spain): 55–60 m², ~6% gross
or Sofia (Bulgaria): 40-43 m², ~4-5%


Scenario B: Revenue comes first
Tbilisi (Georgia): 1+1 ~57k €, ~7%+ gross (and the rest of the budget will boost the performance)
Cairo (Egypt): 1+1 ~93k €, ~8% gross (with higher risks)


Scenario C: Compromise – yield + global demand
Bangkok (Thailand): 1+1 ~€93k, ~6.5%


6 quick checks before buying

  • Gross vs. net income: calculate conservatively, “net” is what feeds you.
  • Occupancy: even a super yield on paper can kill 2-3 months of vacancy.
  • Quality of governance: especially Egypt/Thailand/Georgia – governance often makes the difference between an average and a great investment.
  • Liquidity: how quickly and at what discount can you sell?
  • Legal regime for foreigners: condo vs. freehold/leasehold, restrictions, transfers.
  • Micro-locality: in one country you can buy a “golden” apartment and a problematic unit – the street, the house, the product decide.