thanks for your comments so far - i'm glad to hear some people both endorsing and rejecting different ideas as i think to this date I have been stuck for direction.

to refine this slightly - I want a rentable property (so minimal or no refurb needed) with a reasonable yield that (as recommended above) could cover any necessary outgoings for the property (from taxes to leaks etc). long term equity is important to me, however after a certain point (say a rate comparable to an english bank account, so a few percent accumulation per year), I would be content just to utilise this first property as a rent-cash-cow and a learning curve.

in terms of rental, a holiday rental location (as opposed to long term) would be more my thing as it makes the property available to me occasionally, however i appreciate that the intrinsic maintnance and management fees would be a lot higher (in a country where I was not a regular resident) - this is something I have taken into consideration, however I feel the yield in a "holiday" property could be higher on a week to week basis and thus justify it (consider a b&b for around £25 a night in Brighton, Newquay, Bournemouth, anywhere, as opposed to monthly rental rates in the same location of approx 12.50 a night bills included). Obviously the guaranteed (at least monthly) income from a tenant would be comforting, but to that extent i think you can no more guarantee short term residents as you can a long term ones (a good property badly marketed is the same as a bad one marketed well?). leading me to Mr. Howes point request;

three countries I like (both socio-eonomically and regionally) are Sweden, Germany and France.

Sweden - not to disagree with the posts above directly, but I have found several advertisements for low cost properties (from £12k - £100k, 3 bed - 6 bed plus annexe plus stables etc) in accesible regons with a huge potential market for skiing, hunting, skating, "exploring" and fishing, as well as a high standard of utilities and living in most areas (eg internet, electric, connected sewerage, high standard roads etcetcetc). Although this location wouldn't really appeal to the ibiza or costa del sol demographic, there is a constantly expanding market for more reclusive and self served holidays, and with Swedens amazing seasonal variation (average summer temp is about 3 degrees celsius up on UK, average winter temp is something like 12degrees celsius less than the UK). also, the environment and country make it appealing - bears and wolves and deer and northern lights and streams you can drink from - not necessarily guaranteed yield, but a pro for me at least. I am aware that the seasonal light variations could make it hard to rent in winter / mid summer (either 4 hours or 24 hours of light a day) but, again, there is a large market for tourism in almost everything, and i doubt this would be hugely relevant, if not quirky and appealing(?))

Germany - If I were to go for Germany, I would want a medium yield long term rental property in proximity to a large, developing city (Berlin would be ideal i guess) but to that extent location would be more important (than choosing which largem secluded valley in Sweden to go for, for instance) and as such I would appreciate advice on espectable / beneficial locations and no go areas etc

France - basically the UK, but cheaper, with pro landlord legislation (as far as I know -have found some conflicting information on the www so im a bit confused), better weather and the added benefit of not being the UK! due to its relatively close position to me, I would consider most aeas of france plausible, with the higher yield / equity areas being more interesting. also, this property could be versatile in the sense of being long term / short term, functional / holiday, personal or group use etc. so any ideas or locations welcomed!

sorry to wax lyrical - I love an audience.

Pill-i-am-a-la-montagne