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

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.

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.

A pattern in European house prices worth paying attention to. Between 2000 and 2007, residential prices doubled in several major markets within a remarkably short period: 🇩🇰Denmark: 5 years (2000 Q4 to 2006 Q1) 🇪🇸Spain: 6 years (2001 Q4 to 2007 Q4) 🇬🇧UK: 6.5 years (2001 Q1 to 2007 Q3) 🇫🇷France: 6.5 years (2000 Q4 to 2007 Q2) Since 2019, a comparable pace has returned, though in a different set of markets. 🇵🇹Portugal and 🇭🇷Croatia both doubled over the same 6.5-year window (Q3 2019 to Q1 2026), following an almost identical trajectory. In the new-build segment, the doubling was even faster for the following countries/cities. 🇧🇦Bosnia & Herzegovina: 4.8 years (21 Q2 to 26 Q1) 🇲🇪Montenegro: 5 years (21 Q1 to 26 Q1) 🇲🇰Skopje: 5 years (21 Q1 to 26 Q1) 🇲🇩Chisinau: 5.3 years (20 Q4 to 26 Q1) It’s a useful reminder: the markets attracting the most attention aren’t always the ones producing the most interesting results. Which market do you expect to be the next to double within seven years or less?

5-Year Rent Price Change in Europe (Nominal, Local Currency): 🇲🇩Moldova +110.7% 🇲🇪Montenegro +83.4% 🇷🇸Serbia +71.2% 🇸🇮Slovenia +65.4% 🇭🇺Hungary +61.2% 🇱🇹Lithuania +46.6% 🇵🇱Poland +45.5% 🇨🇿Czechia +44.1% 🇷🇴Romania 41.6% 🇧🇬Bulgaria +41.3% 🇮🇪Ireland +31.7% Sources: OECD, ECB, ES.

Average interest rates on new residential mortgage loans in Europe, Q1/Q2 2026: 🇺🇦Ukraine: 9.40% 🇮🇸Iceland: 9.12% 🇲🇩Moldova: 7.92% 🇭🇺Hungary: 7.81% 🇷🇴Romania: 6.13% 🇵🇱Poland: 5.70% 🇳🇴Norway: 5.34% 🇬🇧United Kingdom: 5.18% 🇲🇪Montenegro: 4.88% 🇷🇸Serbia: 4.74% 🇨🇿Czechia: 4.65%

We have just updated our average square meter prices for Asia-Pacific cities. Here's how they compare (USD per m²) in Q2 2026: 🇭🇰 Hong Kong: $23,255 🇸🇬 Singapore: $17,715 🇰🇷 Seoul: $11,416 🇲🇴 Macau: $8,346 🇹🇼 Taipei: $7,817 🇯🇵 Tokyo: $5,305 🇹🇭 Bangkok: $3,651 🇨🇳 Beijing: $3,460 🇵🇭 Manila: $3,359 🇰🇭 Phnom Penh: $2,810 🇲🇾 Kuala Lumpur: $2,628 🇻🇳 Hanoi: $2,360 🇮🇩 Jakarta: $2,009 🇰🇿 Astana: $1,240 Some notable year-on-year changes: 🇻🇳 Hanoi: +21.0% 🇰🇿 Astana: +11.2% 🇲🇾 Kuala Lumpur: +10.3% 🇭🇰 Hong Kong: +10.0% 🇮🇩 Jakarta: −6.1% 🇹🇼 Taipei: −5.9% 🇵🇭 Manila: −5.5% 🇨🇳 Beijing: −13.1% The full Q2 2026 dataset includes 250+ cities worldwide, with historical time series and quarterly updates, available on the Global Property Guide website.

Residential gross rental yields across Asia-Pacific range from 2% to 10%, depending on the country. NET rental yields are typically ~30% lower once you account for property management, maintenance, insurance, accounting, vacancies, and other operating costs. Our latest data shows the average gross rental yields by country: 🇰🇿 Kazakhstan: 10.95% 🇰🇭 Cambodia: 7.81% 🇬🇪 Georgia: 7.42% 🇮🇩 Indonesia: 7.15% 🇹🇭 Thailand: 6.49% 🇲🇾 Malaysia: 5.27% 🇮🇳 India: 5.16% 🇵🇭 Philippines: 5.10% 🇦🇺 Australia: 4.69% 🇯🇵 Japan: 4.55% 🇰🇷 South Korea: 4.31% 🇳🇿 New Zealand: 4.12% 🇻🇳 Vietnam: 3.85% 🇭🇰 Hong Kong: 3.55% 🇸🇬 Singapore: 3.06% 🇨🇳 China: 2.63% 🇹🇼 Taiwan: 2.26% 🇲🇴 Macau: 2.08% Which Asia-Pacific property market surprises you the most?

How many countries do you currently own property in?

We’ve just updated our quarterly square metre prices for 250+ cities around the world. Here’s how prices per square metre have changed across 🇪🇺 Eurozone cities: Fastest-growing markets: 🇧🇬 Sofia: +32.7% (€2,680/m²) 🇨🇾 Nicosia: +18.8% (€2,555/m²) 🇭🇷 Zagreb: +15.6% (€3,939/m²) 🇳🇱 Amsterdam: +13.0% (€9,437/m²) 🇱🇹 Vilnius: +11.4% (€3,059/m²) 🇸🇰 Bratislava: +10.3% (€3,845/m²) Solid growth: 🇸🇮 Ljubljana: +8.4% (€4,500/m²) 🇵🇹 Lisbon: +7.2% (€6,113/m²) 🇪🇸 Madrid: +7.1% (€5,945/m²) 🇬🇷 Athens: +4.2% (€2,500/m²) 🇪🇪 Tallinn: +3.4% (€3,103/m²) 🇦🇹 Vienna: +3.4% (€7,965/m²) 🇮🇪 Dublin: +3.1% (€8,266/m²) Stable or declining: 🇮🇹 Milan: +2.9% (€5,668/m²) 🇱🇻 Riga: +2.1% (€2,652/m²) 🇧🇪 Brussels: +1.2% (€3,522/m²) 🇩🇪 Berlin: +0.8% (€5,428/m²) 🇫🇷 Paris: −0.3% (€9,490/m²) 🇫🇮 Helsinki: −3.3% (€4,808/m²) The full historical dataset covers 250+ cities across Europe, Asia-Pacific, the Middle East, and Latin America.

Square meter/foot prices in 🇨🇴Colombia have risen sharply for USD buyers. Prices in cities such as Medellín and Bogotá are up by more than 30% in USD terms over the past 12 months. A major reason? The Colombian peso has appreciated by more than 30% against the US dollar, significantly increasing prices when converted into USD.

What does it cost to rent a 1-bedroom apartment across 🇪🇺 Europe? In London, the median asking rent has reached €3,460 per month. That is €740 more than Zurich and over €1,000 more than Amsterdam. Several other markets have now moved above €1,500: London: €3,460 Zurich: €2,720 Amsterdam: €2,275 Reykjavik: €2,150 Dublin: €2,000 Copenhagen: €1,865 Madrid: €1,590 Oslo: €1,555 Lisbon: €1,500 Milan: €1,500 But geography does not always predict price. A 1-bedroom apartment costs around €1,500 in both Lisbon and Milan, while Madrid (€1,590) is more expensive than Berlin (€1,050), Vienna (€1,200), and Stockholm (€1,200). Reason? Germany, Austria and Sweden has introduced rent controls. Rents remain far lower across Central and Eastern Europe, from €820 in Warsaw and €750 in Riga to €500 in Chisinau and just €280 in Skopje. That means renting a 1-bedroom apartment in London costs €3,180 more per month than in Skopje - a difference of over €38,000 per year. Which European city feels the most overpriced or underpriced today?

We just analyzed 5-year house price growth across Asia. One market stood out immediately: 🇰🇿 Kazakhstan. House prices have surged 66% over the past five years, making it one of Asia's fastest-growing housing markets in nominal terms. Other strong performers include: 🇹🇼Taiwan: +40% 🇵🇭Philippines: +39% But nominal numbers don't tell the full story. For local buyers, what matters is inflation-adjusted (real) house price growth. In Kazakhstan, despite nominal prices rising 66%, real house prices are actually down 5%, meaning inflation has outpaced housing appreciation. For international investors, exchange rates matter more than domestic inflation. Over the same period, the Kazakh tenge weakened by roughly 10.4% against the U.S. dollar and 7.3% against the Euro. Because the local housing boom vastly outpaced currency devaluation, foreign capital captured high returns despite high local inflation: USD-denominated capital gains: +50.3% EUR-denominated capital gains: +54.7% ...and if those investors rented out their apartments, they would have captured another 7-8% in NET annual yields. Over 5 years, this brings the total return on investment to nearly 90%. -- *Nominal prices tell you how much homes have appreciated. *Inflation-adjusted prices show whether local purchasing power has increased. *For international investors, currency movements and cash flow often matter just as much as house prices.

For years, €10,000 per square meter felt like a level reserved for only a handful of global trophy markets. That's no longer the case. Across Europe, more and more cities are approaching that threshold: 🇨🇭 Zurich: €18,229/sqm 🇱🇺 Luxembourg City: €10,941/sqm 🇫🇷 Paris: €9,490/sqm 🇳🇱 Amsterdam: €9,437/sqm 🇳🇴 Oslo: €9,332/sqm 🇩🇪 Munich: €9,179/sqm 🇩🇰 Copenhagen: €8,405/sqm 🇸🇪 Stockholm: €8,380/sqm 🇮🇪 Dublin: €8,230/sqm Just a step below are: 🇦🇹 Vienna: €7,770/sqm 🇨🇿 Prague: €6,126/sqm 🇵🇹 Lisbon: €6,069/sqm 🇪🇸 Madrid: €5,832/sqm 🇦🇩 Andorra: €5,765/sqm 🇮🇹 Milan: €5,628/sqm 🇩🇪 Berlin: €5,387/sqm The interesting part isn't just today's prices—it's the pace of growth. Amsterdam, Copenhagen, Prague, Madrid, Stockholm, and Oslo have all posted strong gains over the past three years, pushing them steadily closer to the €10,000/sqm milestone. Which city do you think will be the next to cross it?

Median asking prices for a 1-bedroom apartment in Europe can vary a lot. Our latest data shows Zurich now sits at a median of €1.15 million, Europe's most expensive market by some distance. At the other extreme, a 1-bedroom in Skopje goes for just €55,000. That's a 20x gap across the same continent. At the top end: 🇨🇭 Zurich: €1,151,000 🇱🇺 Luxembourg City: €669,000 🇩🇰 Copenhagen: €601,000 🇩🇪 Munich: €548,000 🇬🇧 London: €522,000 🇫🇷 Paris: €440,000 At the lower end: 🇱🇻 Riga: €125,000 🇲🇪 Podgorica: €118,000 🇷🇴 Bucharest: €110,000 🇧🇦 Sarajevo: €103,000 🇲🇩 Chisinau: €79,000 🇲🇰 Skopje: €55,000 In between sits most of the continent: 🇵🇹 Lisbon (€440k) now level with 🇫🇷 Paris. 🇩🇪 Berlin and 🇦🇹 Vienna around €325k, and much of Central and Eastern Europe—from 🇵🇱 Warsaw to 🇬🇷 Athens—still under €180,000. Which European capital do you think offers the best value today?