Australia

FIRB approval, generally new-build only. The title is a property of the specific project, not of the country as a whole: what the contract says outranks the word "freehold" in a brochure, and that is the first document to read. The detail is in the write-up above.

Long horizon. A predictable legal framework — that does not let foreigners in everywhere. That answers "what job does this market do", which is a different question from "where is the yield highest": markets on this list run on different currencies, different liquidity and different exit horizons, and a single percentage cannot be compared across them.

FIRB approval and foreign-buyer surcharges consume part of the budget before the transaction even starts. We put that in writing rather than in the small print, because it is usually the thing that decides whether the market suits a particular buyer at all.

Gold Coast, Melbourne, Sydney. That is what we have been to and filmed. Where we have not been, the page carries ownership law and market structure and says nothing about the buildings — we do not rewrite other people's reviews as our own visits.

Because we hold no transaction database for this market, and passing a third-party market summary off as our own analysis is not something we do. We compute figures only where we hold live stock — in Dubai, where medians and entry prices are recalculated nightly and published on the district pages. Here you get the rules, the role of the market and what we have seen for ourselves.