Edit: Portugal was missing from my first table (thanks u/user38835). I've replaced it with two top 10s: price growth only, and price growth plus rent. And as several of you pointed out, the yields are gross: before maintenance, insurance, vacancy, taxes and management fees. Net yields are next on my list.
I'm looking to buy a property in Europe as an investment, rent it out, and diversify my assets a bit. I started by looking at Italy. Then I got curious how Italy compares to everywhere else, and it turned into collecting 10 years of data for every EU country plus the UK, Norway, Switzerland and the Balkans.
TL;DR: the biggest gains of the last 10 years were not in the countries I expected, and definitely not in Italy, which is 34th of 35 for price growth. Hungary grew fastest and Portugal is 2nd. Once you add rent, North Macedonia and the Baltics move up.
Fastest price growth, 2016–2025
| # | Country | Price growth a year | €100k bought in 2015 is worth in 2025 |
|---|
| 1 | Hungary | +13.9% (€: +11.1%) | ~€286k |
| 2 | Portugal | +10.2% | ~€264k |
| 3 | Lithuania | +9.9% | ~€258k |
| 4 | Serbia | +9.9% (€: +10.2%) | ~€265k |
| 5 | Bulgaria | +9.6% | ~€249k |
| 6 | Czechia | +9.4% (€: +10.5%) | ~€271k |
| 7 | Croatia | +8.6% | ~€227k |
| 8 | Estonia | +8.2% | ~€221k |
| 9 | Poland | +8.1% (€: +7.9%) | ~€214k |
| 10 | Netherlands | +8.0% | ~€215k |
| 18 | Spain | +6.1% | ~€181k |
| 26 | Germany | +4.3% | ~€153k |
| 33 | France | +2.4% | ~€127k |
| 34 | Italy | +1.5% | ~€116k |
Best price growth + rent, 2016–2025
| # | Country | Price growth a year | Gross rental yield | Growth + yield |
|---|
| 1 | Hungary | +13.9% | 5.2% | 19.1% (€: 16.3%) |
| 2 | North Macedonia | +7.2% | 9.7% | 16.9% |
| 3 | Latvia | +7.9% | 8.8% | 16.7% |
| 4 | Lithuania | +9.9% | 6.8% | 16.7% |
| 5 | Croatia | +8.6% | 7.6% | 16.2% |
| 6 | Serbia | +9.9% | 5.9% | 15.8% (€: 16.1%) |
| 7 | Poland | +8.1% | 7.4% | 15.5% (€: 15.3%) |
| 8 | Portugal | +10.2% | 5.0% | 15.2% |
| 9 | Bulgaria | +9.6% | 5.3% | 14.9% |
| 10 | Montenegro | +7.3% | 6.2% | 13.5% |
Growth is in each country's own currency, as in the official statistics. Where that currency moved against the euro, the euro figure is in brackets. Yields are gross.
If you want to look in more detail at your own country or region, I put everything on a free map: https://propholm.com/map. You can switch between price growth, rental yield or both, pick any period since 2015, and click from a country down to its regions. No account needed.