Every asking price you are shown from a distance arrives with a story attached: the view, the renovation, the airport that is opening. None of it is checkable from your desk. One thing is.
Work backwards from the price to the yield
Any income property implies a yield. Take the realistic annual letting income, divide by the asking price, and you have the gross yield that price assumes. Compare that with what the market actually pays, and the difference is the premium you are being asked to accept.
The arithmetic is deliberately crude. A property asking $600,000 that would realistically gross $30,000 a year implies 5%. If comparable stock in that market runs at 6–10% gross, the asking price is roughly a fifth above where the income supports it. That does not make it a bad buy — prime position and prestige stock routinely price below their income band, because people are buying something other than income. It makes the premium visible, which is the whole objective.
What you must not do is take the agent's income figure. Use occupancy and nightly rates you can verify from live listings in the same town, in the same month, and cut the result for the weeks nobody books.
Four checks before you take a viewing trip
1. Anchor to a band, never a number. There is no single right price for a market, only a range. The table below gives ours for every market we cover.
2. Compare like with like on lens, not just location. Our factbooks price each market three ways — prestige, income and rural — because they behave differently. A villa priced against prestige comparables and sold to you on rental income is the most common sleight of hand in this business.
3. Add the purchase costs before you compare. Transfer taxes, stamp duty and fees swing the real entry price by several per cent and vary enormously by market. Each factbook states them.
4. Check what you may actually own. A leasehold with 30 years to run and a freehold are not comparable at any price — see foreign-ownership rules across 65 markets.
Indicative income bands and gross yields (65 markets)
Two representative locations per market, with the price band and the gross yield band the factbook records for each. Use them as the anchor for the calculation above.
North & Central America
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Belize | Ambergris Caye STR | $300k–$900k | 6–10% gross |
| Placencia village | $300k–$1m | 6–9% gross | |
| Canada | Mont-Tremblant, Quebec | C$500k–$2m | 5–8% gross |
| Blue Mountain, Ontario | C$600k–$1.6m | 5–7% gross | |
| Costa Rica | Tamarindo & Flamingo, Guanacaste | $350k–$1.5m | 6–10% gross |
| Manuel Antonio (Quepos) | $400k–$1.8m | 6–9% gross | |
| Mexico | Tulum & Playa del Carmen, Quintana Roo | $250k–$900k | 6–9% gross |
| Puerto Vallarta, Jalisco | $300k–$1.2m | 5–8% gross | |
| Panama | Panama City high-rises | $180k–$700k | 5–7% gross |
| Coronado / Gorgona beaches | $200k–$700k | 5–8% gross | |
| United States | Orlando / Kissimmee, Florida | $400k–$900k | 6–10% gross |
| Gulf Coast: 30A & Destin, Florida | $700k–$2.5m | 5–8% gross |
The Caribbean
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Antigua & Barbuda | Jolly Harbour | $300k–$1.2m | 5–8% gross |
| Dickenson Bay / north coast | $400k–$1.5m | 5–8% gross | |
| Barbados | South Coast (Christ Church, St. Lawrence Gap) | $350k–$1.2m | 5–8% gross |
| West-coast managed villas | $1.5m–$6m | 4–7% gross | |
| Cayman Islands | Seven Mile Beach condos | $800k–$4m | 4–7% gross |
| George Town / Camana Bay | $500k–$1.5m | 4–6% gross | |
| Dominica | CBI-approved resorts (Anichi, Tranquility/Hilton) | $200k–$1m | 3–6% gross |
| Roseau & eco-lodges | $150k–$800k | 4–7% gross | |
| Dominican Republic | Punta Cana / Bávaro | $150k–$600k | 6–9% gross |
| Las Terrenas (Samaná) | $200k–$800k | 6–9% gross | |
| Grenada | CBI-approved resorts (Silversands, Six Senses) | $270k–$1.5m | 4–7% gross |
| Grand Anse condos | $300k–$900k | 5–7% gross | |
| Jamaica | Montego Bay (Rose Hall) | $300k–$1.5m | 5–8% gross |
| Negril | $250k–$1m | 5–8% gross | |
| Saint Barthélemy | Managed villas (island-wide) | €3m–€20m | 5–10%+ gross (peak season) |
| Saint Kitts & Nevis | CBI-approved resorts (Park Hyatt, Four Seasons Nevis) | $325k–$2m | 4–6% gross |
| Frigate Bay (St. Kitts) | $300k–$900k | 5–7% gross | |
| Saint Lucia | Rodney Bay / Cap Estate (north) | $300k–$1.5m | 5–8% gross |
| CBI-approved resort residences | $200k–$1m | 4–7% gross | |
| The Bahamas | Paradise Island / Nassau | $500k–$2.5m | 5–8% gross |
| Exuma (Emerald Bay) | $500k–$2m | 5–8% gross | |
| Turks & Caicos | Grace Bay resort condos | $600k–$3m | 5–10%+ gross |
| Long Bay (Provo) | $1m–$4m | 5–9% gross |
South America
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Argentina | Buenos Aires (Palermo, San Telmo) | $120k–$450k | 6–9% gross (USD) |
| Mendoza city | $120k–$400k | 6–8% gross | |
| Brazil | Florianópolis (Santa Catarina) | $200k–$900k | 6–9% gross |
| Porto de Galinhas / Pipa (Nordeste) | $150k–$700k | 7–10% gross | |
| Chile | Viña del Mar / Reñaca | $180k–$700k | 5–7% gross |
| Pucón (Lake District) | $200k–$900k | 5–8% gross | |
| Colombia | Medellín (El Poblado / Laureles) | $150k–$500k | 8–12% gross |
| Cartagena old town | $250k–$1m | 7–10% gross | |
| Paraguay | Asunción (Villa Morra, Recoleta) | $55k–$300k | 6–9% gross (STR 12–15%) |
Western & Southern Europe
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Croatia | Split & the Makarska Riviera | €300k–€1.2m | 5–8% gross |
| Istria (Rovinj, Poreč) | €350k–€1.5m | 5–8% gross | |
| Cyprus | Limassol | €300k–€1m | 5.5–7% gross |
| Paphos & Ayia Napa/Protaras | €250k–€900k | 5–7% gross | |
| Denmark | West Jutland (Blåvand, Henne) | DKK 3m–8m | 4–6% gross |
| Bornholm | DKK 2.5m–6m | 4–6% gross | |
| France | Nice & Antibes (Riviera) | €350k–€1.5m | 4–6% gross |
| French Alps (Morzine, Chamonix) | €500k–€2m | 4–6% gross | |
| Germany | Bavarian Alps (Garmisch, Berchtesgaden) | €500k–€1.8m | 3–5% gross |
| Baltic islands (Rügen, Usedom) | €300k–€900k | 4–6% gross | |
| Gibraltar | Ocean Village | £600k–£750k (1–2 bed) | 3.5–4.5% gross |
| Midtown & city-centre apartments | £400k–£800k | 4–6% gross | |
| Greece | Mykonos & Santorini villas | €800k–€5m | 6–10% gross (season) |
| Paros, Naxos, Crete | €300k–€1.2m | 6–9% gross | |
| Italy | Florence, Rome, Venice | €400k–€1.5m | 6–10% gross (STR) |
| Puglia (Salento) | €250k–€1.2m | 6–9% gross | |
| Malta | Sliema & St Julian's | €350k–€1.2m | 4–5.5% gross |
| SDA resorts (Portomaso, Tigné, Fort Cambridge) | €450k–€2m | 4–6% gross | |
| Montenegro | Budva Riviera | €200k–€900k | 5–8% gross |
| Kotor & Tivat | €250k–€1.2m | 5–7% gross | |
| Portugal | Central Algarve (Albufeira–Lagos) | €300k–€1m | 5–8% gross (10%+ peak) |
| Lisbon & Porto | €350k–€1.2m | 5–7% gross | |
| Spain | Costa del Sol (Estepona–Fuengirola) | €300k–€1.2m | 5–7% gross |
| Costa Blanca (Alicante, Jávea) | €250k–€800k | 5–7% gross | |
| United Kingdom | Cornwall (St Ives, Padstow) | £450k–£1.5m | 4–7% gross |
| Lake District | £400k–£1.2m | 4–6% gross |
Eastern Mediterranean & Caucasus
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Georgia | Batumi | $40k–$200k | 7–10% gross |
| Tbilisi (Old Town, Vake) | $60k–$250k | 6–9% gross | |
| Turkey | Antalya & Alanya | $120k–$500k | 6–9% gross |
| Fethiye & Kalkan (Turquoise Coast) | $250k–$900k | 6–9% gross |
The Gulf & Middle East
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Jordan | Aqaba (Ayla, Saraya) | JOD 120k–600k | 5–8% gross |
| Amman | JOD 90k–350k | 4–6% gross | |
| Oman | Al Mouj apartments | OMR 120k–350k | 5–7% gross |
| Jebel Sifah | OMR 130k–400k | 5–7% gross | |
| Qatar | The Pearl apartments | QAR 1.5m–5m | 6–8% gross |
| Lusail City | QAR 1.2m–4m | 7–9% gross | |
| United Arab Emirates | Dubai Marina & JBR | AED 1.2m–4m | 6–8% gross |
| Jumeirah Village Circle (JVC) | AED 700k–1.6m | 7–9% gross |
North Africa
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Egypt | El Gouna | $120k–$700k | 8–12% gross |
| Hurghada & Sahl Hasheesh | $60k–$400k | 7–10% gross | |
| Morocco | Marrakech riads & villas | €300k–€1.5m | 5–8% gross |
| Agadir & Taghazout | €150k–€600k | 5–8% gross |
East Africa & the Indian Ocean
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Kenya | Diani Beach | $150k–$700k | 6–9% gross |
| Watamu & Malindi | $120k–$600k | 6–9% gross | |
| Maldives | Branded resort residences | $800k–$4m | 8–10% projected |
| Hulhumalé / greater Malé apartments | $200k–$700k | 6–9% gross | |
| Mauritius | Grand Baie apartments | $400k–$1.2m | 3–5% gross |
| West coast (Tamarin, Flic-en-Flac) | $400k–$1.5m | 3–5% gross | |
| Réunion | Saint-Gilles / Boucan Canot | €300k–€900k | 4–6% gross |
| Cilaos & Salazie (cirques) | €200k–€600k | 4–6% gross | |
| Seychelles | Eden Island villas & apartments | $500k–$2m | 5–8% gross |
| Branded resort residences (Meliá etc.) | $490k–$1.6m | 5–8% gross | |
| São Tomé & Príncipe | Boutique eco-lodges (both islands) | $200k–$1.5m | Eco-tourism (nascent) |
| Tanzania (Zanzibar) | Paje & Jambiani (east) | $150k–$600k | 10–15% gross |
| Nungwi resort condos | $150k–$500k | 8–12% gross |
South & Southeast Asia
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Cambodia | Phnom Penh (BKK1/Toul Kork) | $120k–$400k | 7–11% gross |
| Siem Reap | $100k–$500k | 6–9% gross | |
| India | Goa (Assagao–Vagator belt) | ₹2cr–₹15cr | 6–10% gross |
| Rishikesh / Himalayan foothills | ₹1cr–₹6cr | 6–9% gross | |
| Indonesia (Bali) | Canggu & Pererenan | $300k–$700k | 8–12% gross |
| Uluwatu & Bingin | $250k–$700k | 10–14% gross | |
| Malaysia | Kuala Lumpur (KLCC, Bangsar) | RM800k–3m | 4–6% gross |
| Penang island | RM700k–2.5m | 5–7% gross | |
| Philippines | Metro Manila (BGC, Makati, Ortigas) | ₱6m–25m | 5–7% gross |
| Cebu & Mactan | ₱5m–20m | 5–8% gross | |
| Singapore | Core Central Region condos | S$1.5m–6m | 3–4% gross |
| City-fringe (Districts 3, 14, 15) | S$1.2m–3m | 3–4.5% gross | |
| Sri Lanka | Weligama & Ahangama | $250k–$1.2m | 6–10% gross |
| Mirissa & Unawatuna | $200k–$900k | 6–9% gross | |
| Thailand | Phuket (Bang Tao, Layan, Rawai) | $150k–$2m | 5–8% gross (villas 6–8%) |
| Koh Samui | $150k–$1.2m | 5–8% gross | |
| Vietnam | Da Nang & Nha Trang | $120k–$600k | 5–7% gross |
| Ho Chi Minh City | $150k–$700k | 4–6% gross |
East Asia & the Pacific
| Market | Location | Indicative price | Gross yield |
|---|---|---|---|
| Australia | Gold Coast (QLD) | A$700k–$3m | 4–6% gross |
| Sunshine Coast (Noosa) | A$900k–$4m | 4–6% gross | |
| Japan | Niseko condos | ¥40m–¥300m | 4–7% gross |
| Kyoto & Tokyo machiya/apartments | ¥40m–¥200m | 4–6% gross | |
| New Zealand | Queenstown (eligible buyers) | NZ$1.2m–$5m | 4–6% gross |
| Wanaka & Tekapo | NZ$1.2m–$4m | 4–6% gross | |
| Pacific Islands | Denarau & Coral Coast, Fiji | $400k–$2m | 5–8% gross |
| Tahiti & Moorea pensions | $400k–$2m | 4–7% gross | |
| Vanuatu | Port Vila | AUD 200k–1.2m | 5–8% gross |
What the bands are and are not
These are indicative 2025–26 planning bands drawn from our Destination Factbooks, not quotes and not valuations. They move, they vary street by street, and a gross yield is not a return — it is before management, cleaning, tax, void weeks and the roof.
Their job is narrower and more useful than a valuation: to tell you whether the number in front of you sits inside the range a market normally trades in, or outside it. If it sits outside, ask why, and get an answer before you book the flight.