5 active markets · Live inventory

Five Markets. One Disciplined Strategy.

Roya International operates across three main markets (UK, UAE, KSA) and two secondary markets (Oman, Greece). Each profile below is a working investment thesis with real ROI numbers, current risk assessment, and live featured opportunities. Switch between them — or compare them all side-by-side.

5Active markets

£500M+Portfolio value

500+Investors served

40+Countries represented

Primary Market AED From £160,000

United Arab Emirates

Premium Property Investment in the UAE

The UAE — Dubai in particular — combines the highest gross rental yields among mature global cities with a tax-free framework and a 10-year Golden Visa pathway. For investors prioritising capital efficiency and yield, no comparable market exists in the world today.

Explore UAE opportunities Full UAE page

Investment Overview

Why United Arab Emirates right now

Zero Income Tax

Rental income retained 100%. UAE imposes no personal income tax on property earnings.

Zero Capital Gains

Sale profits are not taxed. Off-plan resale gains stay 100% with the investor.

10-Year Golden Visa

AED 2M+ property qualifies investor + family for renewable 10-year residency, not tied to employment.

High Gross Yields

Top global yield environment — 7–11% gross from prime Dubai areas (Marina, Business Bay, JVC, Dubai Hills).

Escrow-Protected Off-Plan

RERA-regulated escrow holds buyer payments and releases against verified construction milestones.

Currency Stability

AED pegged to USD at 3.6725 since 1997. Effectively a USD-denominated investment.

Fast Transactions

Reservation to title deed in 7–14 days for ready property; off-plan booking same-day.

Halal-Compatible

Off-plan payment plans inherently riba-free at the investor level — no interest, just milestones.

ROI Examples · Worked Numbers

What returns look like in UAE

Three illustrative scenarios using current pricing and current rental indices. All numbers pre-tax unless noted.

Scenario 1

Off-plan unit, 2-year hold

Purchase price: AED 1,850,000 (~£395k)
Deposit: 20% (AED 370,000 = ~£79k)
Capital deployed: £79,000 over 24 months
Exit premium: +28% pre-handover resale
Gross return: £110,600 gain

Scenario 2

1BR Marina, 5-year hold

Purchase price: AED 1,400,000 (~£300k)
Gross yield: 8.5% net of service charges
5-yr cumulative net rent: £127,500 cumulative net rent
Capital appreciation: +30% capital appreciation
Gross return: £217,500 (rent + capital)

Scenario 3

Golden Visa villa, 10-year hold

Purchase price: AED 3,000,000 (~£640k)
Gross yield: 6.5% net (high-end villa)
10-yr cumulative net rent: £416,000 cumulative net rent
Capital appreciation: +55% capital appreciation
Gross return: £768,000 (rent + capital)

10-year Golden Visa for investor + family

Figures are illustrative based on current market data. Actual returns vary by property selection, tenanting, and market conditions. We model the precise numbers for any property you are considering on our 30-minute strategy call.

Featured Properties

Live UAE opportunities

Three of our top current UAE selections — pulled live from inventory.

✨ Featured🏆 Golden Visa

📍 Dubai Academic City, Dubai

Tilal Binghatti

Binghatti

Starting from: Launch Price Available on Request
Projected ROI: High capital appreciation potential due to first-ever Binghatti villa community
Payment: To be confirmed from official price list
Handover: To be confirmed by developer
Status: Off-Plan

View details

✨ Featured

📍 Jeddah

Amaya Jeddah

DarGlobal

Starting from: 380000
Projected ROI: 8–12%
Payment: 20/80
Handover: 2030
Status: off-Plan

View details

✨ Featured

📍 King Abdulaziz Road (Amaya Masterplan)

Trump Plaza Jeddah – Amaya

DarGlobal

Starting from: AED 380,000
Projected ROI: 7–9%
Payment: 60/40
Handover: 2028–2030 (phased)
Status: Off-Plan

View details

Browse all UAE properties

Cities we cover

Developers we work with

Primary Market GBP From £215,000

United Kingdom

Stable Yields. Sterling Cash Flow. AAA Legal Framework.

The UK is the wealth-preservation anchor in any international property portfolio. Manchester, Birmingham, and Liverpool offer 6–8% gross yields with the regulatory transparency that only a centuries-old land-registry system delivers. Sterling cash flow hedges against emerging-market currency exposure.

Explore UK opportunities Full UK page

Investment Overview

Why United Kingdom right now

AAA Legal Framework

HM Land Registry provides cast-iron title clarity. Centuries of property law jurisprudence and predictable enforcement.

Sterling Cash Flow

Rental income in GBP — natural hedge for sterling-denominated liabilities and university fees.

Mature Buy-to-Let Market

Specialist mortgages widely available (75% LTV typical), professional letting agents in every city.

Strong Tenant Demand

University cities and northern regional centres face structural housing undersupply — vacancy rates under 4 weeks.

Predictable Yields

6–8% gross in Manchester/Birmingham/Liverpool — yields have remained in this band for over a decade.

Deep Liquidity

Selling a UK regional flat typically completes in 8–12 weeks. Far deeper buyer pool than emerging markets.

No Foreign Buyer Restrictions

Non-residents may purchase freehold without restriction. Non-resident landlord scheme handles tax.

Sharia-Compliant Finance

Specialist Islamic finance providers (Al Rayan, Gatehouse) offer Murabaha and Ijarah purchase structures.

ROI Examples · Worked Numbers

What returns look like in UK

Three illustrative scenarios using current pricing and current rental indices. All numbers pre-tax unless noted.

Scenario 1

1BR Manchester apartment

Purchase price: £245,000
Gross yield: 7.2%
Annual rent: £17,640
Net rent (annual): £12,400 net of costs
Capital appreciation: +25% over 5 years
Gross return: £123,250 (rent + capital, pre-tax)

Scenario 2

2BR Birmingham city centre

Purchase price: £295,000
Gross yield: 6.8%
Annual rent: £20,060
Net rent (annual): £14,040 net of costs
Capital appreciation: +22% over 5 years
Gross return: £135,100 over 5 years

Scenario 3

London zone-3 buy-to-let

Purchase price: £475,000
Gross yield: 4.8%
Annual rent: £22,800
Net rent (annual): £15,960 net of costs
Capital appreciation: +18% over 5 years
Gross return: £165,300 over 5 years

Featured Properties

Live UK opportunities

Three of our top current UK selections — pulled live from inventory.

✨ Featured

📍 Wandsworth Common, London, United Kingdom

London Square – Wandsworth Common Apartments

London Square

Starting from: From £545K
Projected ROI: 5% – 7%
Payment: 100% Payment (Ready Property)
Handover: Ready to Move
Status: Ready

View details

✨ Featured

📍 3 Albert Embankment, London SE1

Westminster Tower

London Square (an Aldar company)

Starting from: From £2.75M / $3.45M
Projected ROI: 5–7%
Payment: 20/80
Handover: Q2 2028
Status: OFF-PLAN

View details

📍 Edinburgh, UK

Edinburgh New Town Collection

Scottish Estates

Starting from: From £250,000
Projected ROI: 4-6%
Payment: Mortgage Available
Status: Ready

View details

Browse all UK properties

Cities we cover

Developers we work with

Primary Market SAR From £255,000

Saudi Arabia

Vision 2030. Early-Mover Capital. The Decade-Defining Allocation.

Saudi Arabia is the most ambitious nation-scale transformation underway anywhere. Vision 2030 is deploying $1.25 trillion across NEOM, Diriyah, the Red Sea, and Riyadh urban expansion. Property investors entering now position ahead of the demographic wave (60% of Saudis are under 30) and the housing demand of an economy diversifying away from oil.

Explore KSA opportunities Full KSA page

Investment Overview

Why Saudi Arabia right now

Vision 2030 Tailwind

$1.25T deployment across NEOM, Diriyah, Red Sea, Qiddiya. Property values track infrastructure delivery.

Demographic Wave

60% of population under 30. Household formation drives housing demand for the next decade.

Premium Residency

Foreign investors qualify for renewable Premium Residency with property + income criteria.

Zero Personal Income Tax

No personal income tax on rental income for non-resident or resident individuals.

USD-Pegged Currency

SAR pegged to USD at 3.75 since 1986. Currency stability for international capital.

Sovereign-Backed Megaprojects

PIF (Public Investment Fund) underwrites major developments — implicit sovereign guarantee.

Halal-Native

Saudi banking is Sharia-native. All financing structures are inherently riba-free.

Early-Mover Pricing

Foreign capital still nascent. Entry pricing reflects yield, not yet the full Vision 2030 thesis.

ROI Examples · Worked Numbers

What returns look like in KSA

Three illustrative scenarios using current pricing and current rental indices. All numbers pre-tax unless noted.

Scenario 1

Riyadh north expansion apartment

Purchase price: SAR 1,400,000 (~£298k)
Gross yield: 7%
Annual rent: £20,800
Capital appreciation: +40% over 5 years (Vision 2030 corridor)
Gross return: £195,400 over 5 years

Scenario 2

Jeddah Corniche-adjacent

Purchase price: SAR 1,800,000 (~£383k)
Gross yield: 6.2%
Capital appreciation: +30% over 5 years
Gross return: £229,800 over 5 years

Scenario 3

NEOM-corridor early-mover plot

Purchase price: SAR 950,000 (~£202k)
Gross yield: N/A (land bank)
Capital appreciation: +80% projected over 5 years
Gross return: £161,600 capital gain

Speculative; aligned to NEOM phase 1 delivery

Featured Properties

Live KSA opportunities

Three of our top current KSA selections — pulled live from inventory.

📍 Makkah, KSA

Makkah Hospitality Suites

Holy City Investments

Starting from: From SAR 900,000
Projected ROI: 8-12%
Payment: Developer Payment Plan
Status: Off-Plan

View details

📍 Dammam, KSA

Dammam Family Homes

Eastern Province Housing

Starting from: From SAR 1,800,000
Projected ROI: 4-6%
Payment: Bank Financing Available
Status: Ready

View details

📍 NEOM, KSA

NEOM Bay Residences

NEOM Company

Starting from: From SAR 3,000,000
Projected ROI: 6-8%
Payment: Phased Payment Plan
Status: Off-Plan

View details

Browse all KSA properties

Cities we cover

Developers we work with

Secondary Market OMR From £270,000

Sultanate of Oman

Coastal Calm. Freehold Zones. The Quiet Gulf Alternative.

Oman is the most quietly attractive Gulf market for investors who want regional exposure without Dubai's velocity. Designated Integrated Tourism Complexes (ITCs) — Al Mouj, Muscat Bay, Saraya Bandar Jissah — offer foreign freehold ownership and family residency. Yields are lower than UAE, but so is competition.

Explore Oman opportunities Full Oman page

Investment Overview

Why Sultanate of Oman right now

Foreign Freehold (ITC Zones)

Full freehold ownership in designated Integrated Tourism Complexes for foreign nationals.

Family Residency

Property purchase qualifies investor + family for Oman residency permit.

Zero Personal Income Tax

No personal income tax on rental earnings.

USD-Pegged Currency

OMR pegged to USD at 0.385 since 1986. One of the strongest pegs in the region.

Lifestyle Premium

Lower density than Dubai. Mountain + coastline + cultural depth — attractive for second-home buyers.

Lower Competition

Foreign capital still under-allocated relative to UAE — entry pricing reflects fundamentals not hype.

Strong Tourism Trajectory

Oman 2040 vision includes major tourism infrastructure investment — supporting short-let yields.

Halal-Compatible

Cash-purchase pathways are inherently riba-free. Islamic finance widely available locally.

ROI Examples · Worked Numbers

What returns look like in Oman

Three illustrative scenarios using current pricing and current rental indices. All numbers pre-tax unless noted.

Scenario 1

Al Mouj apartment, Muscat coast

Purchase price: OMR 165,000 (~£345k)
Gross yield: 6%
Annual rent: £20,700
Capital appreciation: +15% over 5 years
Gross return: £155,250 over 5 years

Family residency for primary investor + dependents

Scenario 2

Muscat Bay villa

Purchase price: OMR 295,000 (~£615k)
Gross yield: 5.5%
Annual rent: £33,825
Capital appreciation: +20% over 7 years
Gross return: £359,775 over 7 years

Scenario 3

Salalah coastal off-plan

Purchase price: OMR 95,000 (~£198k)
Gross yield: 7%
Capital appreciation: +25% projected over 5 years (tourism corridor)
Gross return: £118,800 over 5 years

Featured Properties

Live Oman opportunities

Three curated Oman opportunities from our advisory pipeline.

✨ Featured🏆 Golden Visa

📍 Muscat Bay, Oman

Muscat Bay Villas

Muscat Bay Development

Starting from: OMR 165,000 (~£345k)
Projected ROI: 6–7%
Payment: 30/70
Handover: Q2 2027
Bedrooms: 3 BR
Status: Off-Plan

View details

🏆 Golden Visa

📍 Al Mouj, Muscat

Al Mouj Marina Residences

Al Mouj Muscat

Starting from: OMR 145,000 (~£303k)
Projected ROI: 5.5–6.5%
Payment: Cash + 36-month plan
Handover: Ready
Bedrooms: 2 BR
Status: Ready

View details

✨ Featured🏆 Golden Visa

📍 Salalah, Oman

Saraya Salalah Beachfront

Saraya Bandar Jissah

Starting from: OMR 195,000 (~£408k)
Projected ROI: 6.5–7.5%
Payment: 40/60
Handover: Q4 2026
Bedrooms: 2–3 BR
Status: Off-Plan

View details

Request bespoke Oman shortlist

Cities we cover

Developers we work with

Secondary Market EUR From £215,000 / £430,000

Hellenic Republic

EU Residency. Mediterranean Lifestyle. The Continent's Most Accessible Golden Visa.

Greece is the most accessible EU residency-by-investment programme. From €250,000 (or €500,000 in Athens, Thessaloniki, Mykonos, Santorini) you secure a 5-year renewable Golden Visa covering investor, spouse, and dependent children — with Schengen-area mobility. Athens has been one of Europe's strongest property recovery stories: prices up ~110% from the 2017 trough.

Explore Greece opportunities Full Greece page

Investment Overview

Why Hellenic Republic right now

EU Golden Visa

5-year renewable residency from €250k (or €500k in prime zones). Family-inclusive. Schengen-area mobility.

Eurozone Currency

EUR exposure — natural diversifier for sterling/dollar-denominated portfolios.

Deep Recovery Cycle

Athens prices up ~110% from 2017 trough — institutional momentum still building.

Mediterranean Lifestyle

Combines investment yield with second-home utility. Highest "use-value" of any market we cover.

Strong Tourism Yields

Mykonos, Santorini, and Athens short-lets achieve 7–10% gross during peak season.

EU Legal Framework

Notarial system, Land Registry, EU consumer protection — title risk is minimal.

Low Carrying Costs

Property tax (ENFIA) is modest. Service charges far below UAE/UK comparables.

Pathway to EU Citizenship

Continuous Golden Visa renewal can lead to EU citizenship after 7 years of residency.

ROI Examples · Worked Numbers

What returns look like in Greece

Three illustrative scenarios using current pricing and current rental indices. All numbers pre-tax unless noted.

Scenario 1

Athens Riviera 2BR (Golden Visa minimum)

Purchase price: €275,000 (~£235k)
Gross yield: 5.5%
Annual rent: £12,925
Capital appreciation: +30% over 5 years (Athens cycle)
Gross return: £135,200 over 5 years

5-year EU Golden Visa, family-inclusive, Schengen mobility

Scenario 2

Thessaloniki city centre

Purchase price: €225,000 (~£193k)
Gross yield: 6.2%
Annual rent: £11,966
Capital appreciation: +20% over 5 years
Gross return: £98,430 over 5 years

Scenario 3

Mykonos short-let villa

Purchase price: €650,000 (~£555k)
Gross yield: 7% (short-let, 6-month season)
Annual rent: £38,850 net
Capital appreciation: +15% over 5 years
Gross return: £277,500 over 5 years

Featured Properties

Live Greece opportunities

Three curated Greece opportunities from our advisory pipeline.

✨ Featured🏆 Golden Visa

📍 Glyfada, Athens

Athens Riviera Apartments

Curated EU listing

Starting from: €275,000 (~£235k)
Projected ROI: 5–6%
Payment: Cash purchase
Handover: Ready
Bedrooms: 2 BR
Status: Ready

View details

🏆 Golden Visa

📍 Thessaloniki, Greece

Thessaloniki Centre Lofts

Curated EU listing

Starting from: €225,000 (~£193k)
Projected ROI: 5.5–6.5%
Payment: Cash purchase
Handover: Ready
Bedrooms: 1–2 BR
Status: Ready

View details

✨ Featured🏆 Golden Visa

📍 Mykonos, Greece

Mykonos Cliffside Villa

Curated EU listing

Starting from: €650,000 (~£555k)
Projected ROI: 7–10% (short-let)
Payment: Cash purchase
Handover: Ready
Bedrooms: 3 BR
Status: Ready

View details

Request bespoke Greece shortlist

Cities we cover

Developers we work with

Compare All 5 Markets

Side-by-Side: ROI · Risk · Entry Cost

The honest comparison. Different markets earn their place for different reasons — these tables make the trade-offs explicit.

01 ROI Comparison

Yields and capital growth across all 5 markets — current data.
Market	Gross Yield	Net Yield	10-yr Capital Growth	2024 Capital Growth	Best ROI Scenario
UAE · Primary	7–11%	5.5–9%	~62%	+22%	~57% annualised
UK · Primary	5–8%	4–6%	~38%	+2.4%	~10% pre-tax / ~7% post-tax
KSA · Primary	6–8%	5–7%	~45% (Riyadh/Jeddah)	+10%	~13% annualised
Oman · Secondary	5–7%	4–6%	~28%	+6%	~12% annualised
Greece · Secondary	4–6%	3–5%	~85% (Athens recovery)	+7%	~11.5% annualised

02 Risk Comparison

Risk profile by market — regulatory framework, currency stability, liquidity, hold horizon.
Market	Risk Score	Currency Stability	Liquidity	Hold Period	Notes
UAE	Moderate	AED pegged to USD (3.6725)	High — secondary market well-developed	2–5 years (off-plan resale) or 5–10 years (long-term)	Mature regulator (RERA/DLD) with mandatory escrow. Off-plan delivery risk mitigated by milestone-based escrow releases. Currency stable via USD peg.
UK	Low	GBP free-float major currency	Very high — daily transactions in major regional cities	5–10 years optimal	World-class land registry, mature buy-to-let ecosystem, deep secondary market. Currency volatility is the primary risk for non-GBP investors.
KSA	Moderate-High	SAR pegged to USD (3.75)	Moderate — secondary market deepening	5–10 years (Vision 2030 horizon)	Newer regulatory framework for foreign investors. Premium Residency programme established 2019. Vision 2030 execution risk balanced by sovereign commitment and capital deployment.
Oman	Moderate	OMR pegged to USD (0.385)	Moderate — niche secondary market	7–15 years (lifestyle + appreciation)	Foreign ownership restricted to designated ITC zones. Smaller secondary market than UAE — exit liquidity is moderate. Currency pegged to USD, so currency risk minimal.
Greece	Low-Moderate	EUR (Eurozone member)	High in Athens / islands; moderate regional	5–10 years (Golden Visa cycle)	EU regulatory framework, Eurozone currency, deep title registry. Athens recovery cycle has run for 7 years — entry today is at higher levels. Short-let regulation tightening in major tourist zones.

03 Entry Cost Comparison

Minimum capital deployed and total cost of entry across markets.
Market	Minimum Investment	~ GBP Equivalent	Income Tax	Capital Gains Tax	Transfer Fee
UAE	AED 750,000	£160,000	0%	0%	4% DLD (one-off)
UK	£215,000	£215,000	20–45% banded	18–28%	3–15% SDLT (banded)
KSA	SAR 1,200,000	£255,000	0% personal, 5% RETT on transfer	0% (individual)	5% RETT (Real Estate Transaction Tax)
Oman	OMR 130,000	£270,000	0% personal	0%	3% one-off
Greece	€250,000 / €500,000	£215,000 / £430,000	15% flat (rental, up to €12k); 35% above	15% (with allowances)	3.09% transfer + 0.475% notary

04 Visual Profile

Each market profiled against five core attributes. Higher = better. Watch where the markets diverge — that's where allocation decisions live.

UAE

Yield 5/5
Capital Growth 5/5
Safety 4/5
Liquidity 5/5
Visa Pathway 5/5

Yield 3/5
Capital Growth 3/5
Safety 5/5
Liquidity 5/5
Visa Pathway 1/5

KSA

Yield 3/5
Capital Growth 5/5
Safety 3/5
Liquidity 3/5
Visa Pathway 4/5

Oman

Yield 3/5
Capital Growth 2/5
Safety 4/5
Liquidity 3/5
Visa Pathway 4/5

Greece

Yield 3/5
Capital Growth 4/5
Safety 4/5
Liquidity 4/5
Visa Pathway 5/5

05 Which market for your goal?

Maximum yield

UAE — 7–11% gross, tax-free retention. UK regional cities are second.

Lowest risk

UK — AAA legal framework, deepest liquidity, sterling cash flow.

Highest growth

KSA — Vision 2030 demographic + infrastructure tailwind. UAE second.

Residency

UAE for 10-year Golden Visa. Greece for EU Schengen access.

Lifestyle

Oman for quiet Gulf luxury. Greece for Mediterranean second-home.

Diversified portfolio

UK + UAE blend. Sterling stability + AED growth + Golden Visa optionality.

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