Every market Nest Invest Global recommends is measured against the same lens: the gap between achievable nightly rate and entry cost, backed by real fundamentals — infrastructure investment, government initiatives, tourism growth, proven capital flow, and credible, finance-backed developers. Where that gap is wide and the fundamentals are intact, we’re actively sourcing deals. Where it has compressed, we pause rather than force a sale. Where the fundamentals look promising but the right partners don’t exist yet, we watch.

This isn’t a sales pitch dressed up as analysis — it’s the honest version, including the markets we’ve walked away from. For the legal and tax mechanics behind buying in any of these markets, see our Overseas Property Investment FAQ; for the full five-stage process behind every recommendation on this page, see How We Invest.

Where We’re Investing Now

Four markets currently clear our bar. In each, the gap between what a well-run property can charge per night and what it costs to buy remains wide, and the underlying fundamentals continue to support that gap holding — or widening — rather than closing.

Batumi, Georgia

Georgia remains one of the simplest legal environments in this list — foreigners can hold full freehold title with no restriction, no residency requirement, and a flat 5% rental income tax. Batumi’s primary market has moved into a more measured growth phase, and we’re watching new-build pricing and absorption more closely than we were five years ago, but underlying demand — population growth, tourism, regional migration into the city — remains intact. See our full breakdown of Batumi’s current market cycle, or view our current Batumi listings.

Indonesia — Sumba, Sumbawa & Lombok

We’re deliberately not promoting Bali off-plan right now — villa supply in zones like Canggu and Seminyak has grown to the point that entry pricing largely reflects Bali’s existing popularity rather than untapped upside. Sumba, Sumbawa, and Lombok sit at earlier, more attractive points on that same curve: beachfront and view-driven entry pricing that no longer exists on Bali, alongside genuinely developing (not yet mature) tourism infrastructure. See our full Indonesia market comparison across all four islands, and our Arya Properties portfolio spanning Bali, Sumba, Sumbawa and Lombok specifically.

Zanzibar, Tanzania

Zanzibar operates under its own land law, administered separately from mainland Tanzania through the Zanzibar Investment Promotion Authority — a structured, defined legal pathway for foreign buyers via long-term leasehold. Genuinely undersupplied quality accommodation against strong, growing tourism numbers is what keeps Zanzibar ahead of several East African coastal alternatives for us right now. Read our full Zanzibar market and yields guide, including our review of 43 Zanzibar projects — only 5 of which passed our due diligence.

Dominican Republic

The Dominican Republic is the Caribbean’s largest economy, with tourism arrivals that have grown consistently for over a decade and government incentives (CONFOTUR) specifically designed to attract this kind of investment. See our full Dominican Republic market breakdown, including the CONFOTUR incentive structure and our Punta Cana project analysis.

Markets We’ve Paused On — Not Ruled Out

We have sold property in both of these markets before. We’re not currently sourcing new off-plan deals in either — and the reason is the same in both cases: the gap between entry price and achievable nightly rate has compressed to the point where the numbers no longer clear our bar, not because the destinations themselves have stopped being desirable.

Cyprus

Cyprus is a genuinely stable, EU-member market with a real tourism and residency-driven demand base — this isn’t a case against Cyprus as a destination. But current gross rental yields sit in a fairly narrow 4.5%–6.5% band against a median apartment price north of €460,000, and Cyprus’s own Central Bank and RICS/KPMG analysis have flagged oversupply specifically in premium coastal segments, where developer activity has outpaced buyer absorption. That combination — high entry price, moderate yield, localised oversupply — is exactly the compressed-gap pattern that moves a market from “promoting” to “paused” in our framework. If pricing resets or a specific project clears our full due diligence independently of the broader market picture, that changes.

Montenegro

Montenegro’s Budva–Tivat–Kotor coastal corridor has seen strong, sustained price growth — but that’s precisely the issue for new off-plan entry. Prime coastal pricing now runs €2,000–€12,000 per square metre depending on exact location, against gross yields more typically in the 5%–8% range (and considerably lower, 3.5%–4.5%, on the ultra-prime waterfront stock). Specific pockets — Rozino and Podkošljun in Budva among them — face a genuine oversupply of similar apartment units that compresses achievable rental yield through direct competition. As with Cyprus, this is a pricing-cycle pause, not a verdict on Montenegro as a destination; a correction or a standout project could bring it back onto our active list.

Markets We’re Watching

These markets show real promise on fundamentals. What’s holding them back from our active list isn’t the destination — it’s finding finance-backed developers with genuine, provable management structure, and specific projects we’d actually put our own name behind.

Vietnam

Vietnam’s Housing Law 2023 and Land Law 2024 gave foreign buyers a clearer, 50-year renewable leasehold framework, and — critically for exit liquidity — now permit foreigner-to-foreigner resale, which the old regime didn’t allow. Phu Quoc beachfront has reportedly seen 15–25% annual appreciation, with Ho Chi Minh City yields closer to 4.5%. The genuine complication: foreign-ownership quotas are capped per building (30% of units) and per ward for landed housing (10%), mortgages are largely unavailable to foreign buyers, and there’s no residency-via-investment pathway. This is a market where the legal framework has matured faster than the pool of developers we’d fully vouch for — which is exactly why it’s on our watch list rather than our active one.

Sri Lanka

Sri Lanka’s tourism recovery and coastal development pipeline have put it back on our radar after several difficult years — but the market’s institutional infrastructure, particularly around foreign-buyer-facing developer track records, is still rebuilding. We’re watching specific coastal projects rather than the market broadly.

Central & South America, and Select African Markets

Beyond Zanzibar, several African markets are showing a genuine, still-early convergence of macroeconomic tailwinds and a measurable wave of diaspora-driven capital returning to the continent — we’ve written about this in detail in our Overseas Property Investment FAQ. Parts of Central and South America show similar early-stage promise on the same fundamentals we look for everywhere else. In both cases, the bottleneck is identical to Vietnam and Sri Lanka: finding the specific, finance-backed, well-managed project — not the macro case, which is already there.

The Same Framework, Applied Consistently

None of this is static. Markets move between these three tiers as pricing resets, infrastructure lands, or the right developer partnership finally clears our due diligence — and when they do, we’ll update this page and explain exactly why. If you want the full five-stage due diligence process behind every one of these calls, read How We Invest. If you have a specific market or project you’d like us to assess against this same framework, get in touch directly.