Greece blends year‑round rental anchors and summer hotspots; model regulatory costs, prefer small central units for steady yields, and verify AMA/licence data before you bid.

Italy’s price headlines hide regional pockets with stronger yields; match neighbourhood rhythms to yield models and prioritise renovated existing stock, transport links and seasonality.

Italy’s lifestyle pulses—markets, trains, festivals—shape property returns. Use travel‑time, seasonality and local regulations to convert charm into predictable net yield.

Malta’s compact charm masks rising prices and modest yields; choose neighbourhoods that match tenant demand and balance lifestyle against realistic returns.

Malta offers compact Mediterranean living and steady demand, but recent residency rulings and tight supply compress yields—model net returns, not just lifestyle premiums.

France offers divergent rental regimes: Paris trades yield for liquidity; student and regional cities often deliver 4–6% gross yields—match property type to tenant demand.

A contrarian look at French rental markets: favour mid‑sized cities and real tenant rhythms over coastal romance to protect net yields.

France’s lifestyle allure masks varied investment realities—seasonal coastal premiums, tightening short‑stay rules and inland yield pockets. Visit off‑season and model net yields before you buy.

Malta’s compact lifestyle concentrates both demand and risk: prices rose ~5% year‑on‑year to 2024, residency rule changes shift buyer mix—match property type to tenant for reliable yields.

Italy's charm masks rules that change returns: regional taxes, prezzo‑valore vs IVA choices and municipal limits often move net yields more than price per sqm.

How Greece’s new transport projects reprice neighbourhoods — buy minutes, not views. Data and local examples show where connectivity converts lifestyle into stable yield.

Mid‑sized French cities and university towns often deliver higher gross rental yields than Paris or the Riviera; match tenant profiles to property type and model net yields vigilantly.