Dubai is the largest and most liquid market in the region, but it is no longer the highest-return market in every dimension. For buyers willing to diversify, here are the alternatives our international desk currently rates.
Abu Dhabi (Saadiyat / Yas)
- Entry: AED 1M–20M.
- Gross yield: 5–8%.
- Capital appreciation: +17.3% citywide in H1 2025 (Knight Frank); Saadiyat villas +28% YoY.
- Catalyst: Louvre, teamLab, Natural History Museum, Zayed National Museum (all 2025), Guggenheim (late 2026), Disneyland Abu Dhabi (announced May 2025).
- Risk: Less secondary liquidity than Dubai.
Ras Al Khaimah (Al Marjan Island)
- Entry: AED 800K–5M.
- Gross yield: 7–9% for well-managed serviced apartments.
- Capital appreciation: ~40% since 2023; Al Marjan prices now exceed Downtown Dubai per sqft.
- Catalyst: Wynn Al Marjan Island, $5.1B integrated resort with the UAE's first commercial gaming licence; Q1 2027 opening.
- Risk: Pre-opening pricing has absorbed most of the easy catalyst.
Riyadh, Saudi Arabia
- Entry: SAR 1M–10M.
- Gross yield: 4–6%.
- Capital appreciation: 12–15% annual.
- Catalyst: Expo 2030, NEOM, Vision 2030; acute housing deficit.
- Risk: Foreign ownership restricted to specific zones; less developed legal framework for foreign buyers than UAE.
Doha, Qatar
- Entry: QAR 1M–5M.
- Gross yield: 5–7%.
- Capital appreciation: Moderate, +5–8%.
- Catalyst: Post-World Cup infrastructure; expanding freehold zones.
- Risk: Smaller, less liquid market.
Muscat, Oman
- Entry: OMR 100K–500K.
- Gross yield: 6–9%.
- Capital appreciation: Early-stage +10%+.
- Catalyst: Integrated Tourism Complexes (ITCs); lifestyle arbitrage versus UAE.
- Risk: Thin resale liquidity.
Bali, Indonesia
- Entry: USD 100K–1M.
- Gross yield (short-stay): 10–18%.
- Capital appreciation: +15–25% in prime areas.
- Catalyst: Digital nomad boom, short-term rental dominance.
- Risk: Leasehold only (typically 30+25 yr structures); regulatory uncertainty around STR.
Lisbon, Portugal
- Entry: EUR 400K–3M+.
- Gross yield: 4–6%.
- Capital appreciation: +8–12%.
- Catalyst: EU lifestyle; D8 digital nomad visa active.
- Risk: Higher entry costs; NHR tax regime changed; Golden Visa for property closed.
How we'd think about diversification
For a UAE-anchored investor, the highest-conviction near-market additions today are Abu Dhabi (Saadiyat or Hudayriyat villas) for cultural-district uplift, and RAK (Al Marjan) for cash-flow with embedded growth. Bali and Riyadh are real diversification plays but need on-the-ground operating partners.
We work across UAE, KSA, Oman, the Mediterranean and Southeast Asia. Speak with our international desk.