INOVO Market Note — Q3 2026

Dubai's mainstream index cooled to roughly flat as new supply landed, while Abu Dhabi surged about +21% year-on-year and Ras Al Khaimah's Al Marjan Island rose about +21% on price per square foot.

Gross rental yields run around 5–7% in Dubai and 6–7% on Al Marjan Island; Dubai rents are softening as new stock completes, an opening for buyers.

The US$5.1bn Wynn Al Marjan Island resort, due to open in 2027, is the defining driver of Ras Al Khaimah demand.

A record first half: 10,007 sales worth €2.23bn changed hands, up 14.6% year-on-year, with foreign buyers taking about 43% of Q1 purchases.

Gross rental yields are strongest in Limassol at roughly 5.5–6%, with Paphos nearer 4–4.5%.

The €300,000 permanent-residency route keeps non-EU demand high, and Paphos airport's expansion completes in 2027.

The feared post-golden-visa correction never came; demand is lifestyle- and wealth-driven, and agencies expect growth to cool to about 7–9% through 2026.

Gross yields are modest on the prime coast (about 3–5%) and higher inland (about 5–6%).

Acute new-build scarcity — homes are reserved off-plan before ground-break — with Savills forecasting +13–16% new-build growth over 2026–27.

The current market is soft — Manchester was +0.5% year-on-year in May 2026 (ONS) — but affordability, not cheap credit, now makes the North the five-year outperformer.

Whole-market gross yields sit near 4.5% in Manchester; investor-grade city-centre apartments commonly run 6–7%.

Birmingham's HS2 Curzon Street and Smithfield schemes, and Manchester's build-to-rent pipeline, underpin regeneration demand.

Prime west-coast condos trade around 130,000–160,000 THB/m², and villa sales rose 12.9% in 2025.

Gross rental yields run roughly 5–8% on well-managed condos and villas in established rental programmes.

Record tourism — Phuket airport hit an all-time daily high in February 2026 — against a 14-million-arrivals island target.

Agencies estimate land values up about 7–15% a year in the strongest micro-markets — Canggu, Berawa, Pererenan and Uluwatu — though these are agency figures, as no independent Bali price index exists.

Conventional long-let gross yields sit near 4–7.6%; short-let claims run higher, but net returns land well below the headline once costs and tax are counted.

From 31 March 2026, villas marketed on booking platforms must be properly licensed, and a construction moratorium on farmland is tightening new supply.

Prime Tivat and Porto Montenegro trade far higher on agency asking prices (€6,000–15,000/m²), and the Finance Ministry itself warns of speculative overvaluation — so treat prime figures with care.

Gross yields are around 4.6% in Tivat and 5.6% nationally, with seasonal short-lets higher.

A new €150,000 property-residency permit (from 17 January 2026) and a 2028 EU-accession target are driving foreign demand.

Resort standouts included Andermatt (+14.6%), Davos (+10.5%) and St Moritz (+7.1%), while prime Lake Geneva and Lake Zurich have plateaued.

Gross rental yields are low, around 2–3%, as is typical for Switzerland.

A tightening of the Lex Koller foreign-ownership rules is under consultation through mid-2026, which would further restrict non-EU/EFTA buyers.

There is no verified resale track record yet; broker-quoted appreciation figures are unverified marketing, not registry data.

Leaseback programmes advertise 6–15% gross, but a realistic net is nearer 4–6% — treat these as launch claims, not achieved returns.

A Residence-by-Investment programme (live since July 2025) and the first branded completions (Bulgari and Mandarin Oriental in 2026; Baccarat and Nobu in 2027).