Golden Visa Countries 2026: Where Can You Still Get Residency by Buying a Home?
Written by: Marcus M. Araz, MBA, PhD · Updated:
As of 2026, the main countries in Europe that grant residency for buying a home are Greece, Cyprus, Latvia and Malta; outside Europe, Dubai (UAE). Portugal’s property route closed in October 2023 and Spain’s on 3 April 2025; Hungary removed its direct residential route in 2025. The UK investor visa has not existed since 2022. The lowest-threshold and most popular option is Greece, with €250,000 conversion projects.
Announced, not law yet. Greece has announced that the property transfer tax on homes bought by individuals who are nationals of countries outside the European Union will rise from 3% to 15%; the announced start date is 1 July 2027 and Turkish citizens fall within its scope. The measure is not law yet, and the scope and exemptions can change. The detail and what it means in figures are on our the cost of buying a home in Greece page.
Country by country comparison
| Country | Residency by buying a home | Minimum amount | Permit type | Minimum stay |
|---|---|---|---|---|
| Greece | Yes | €250,000 (conversion and restoration), €400,000 (other regions), €800,000 (Attica, Thessaloniki, major islands) | 5 years, renewable | None |
| Dubai (UAE) | Yes | AED 2 million | a ten year Golden Visa | None |
| Cyprus | Yes | €300,000 new home plus VAT; at least €50,000 a year of foreign income | Permanent residence | One visit every two years |
| Latvia | Yes | €250,000 plus a 5% state fee | Residence permit | None |
| Malta | Yes | Buying or renting a home, plus a government contribution | Permanent residence | None |
| Portugal | No, closed in October 2023 | €500,000 investment fund | Residence permit | 7 days a year |
| Italy | No | €250,000 in a startup, €500,000 in a company or €2 million in government bonds | Investor visa | Not specified |
| Hungary | No, removed in 2025 | €250,000 real estate fund | 10 year residence | None |
| Spain | No, closed on 3 April 2025 | No programme | No programme | No programme |
| England | No, closed in 2022 | No programme | No programme | No programme |
Which suits whom
- Family residency in the EU on the smallest budget: Greece. €250,000 conversion projects, no minimum stay and coverage for both spouses’ parents make it stand out. For details see our page Does the Greek Golden Visa lead to citizenship .
- Tax-free rental income and long residence: Dubai. The threshold is higher (AED 2 million), but the permit lasts 10 years and there is no tax on rental income. The conditions are on our Residency in Dubai by buying property page.
- Direct permanent residence: Cyprus and Malta. Cyprus requires a new home and regular foreign income.
- Low threshold but a small market: Latvia. Entry is close to Greece, but the market is small and it is harder to find a buyer when you sell.
- European residency without buying a home: Portugal (investment fund) and Italy (company or bonds). These routes do not involve property.
Points to consider when deciding
- The rules change quickly. In the last three years Portugal, Spain and Hungary closed their property routes and Greece raised its thresholds twice. Confirm the current rules with a lawyer registered in that country before deciding.
- Residency is not citizenship. No Golden Visa gives a passport directly; every country sets separate conditions of actual residence, language and time for citizenship.
- The property itself is an investment too. Rental yields can be low on projects priced at the threshold; weigh the value of residency and the property’s return separately.
- Short-term letting: in Greece, a home bought under the Golden Visa cannot be let Airbnb style.
Frequently asked questions
Which countries offer a Golden Visa? As of 2026 the main countries granting residency for buying a home are Greece, Cyprus, Latvia, Malta and Dubai (UAE). Portugal, Italy and Hungary offer residency by investment but not through property.
Which country has the cheapest Golden Visa? The lowest EU property thresholds are €250,000 for Greek conversion projects and €250,000 plus a 5% fee in Latvia. Greece has the larger, more liquid market.
Does the Portugal Golden Visa still exist? Yes, but since October 2023 you cannot apply by buying property. The main route is a €500,000 investment fund.
Has the Spain Golden Visa been abolished? Yes. Spain closed the programme on 3 April 2025.
Is there a Golden Visa in the UK? No. The UK investor visa (Tier 1 Investor) closed in 2022, and buying a home in the UK does not give residence rights. Details are on our Does buying a home in the UK give a residence permit page.
Does a Golden Visa lead to citizenship? Not directly. A Golden Visa gives residency; each country sets separate time, residence and language conditions for citizenship.
In our portfolio
We offer Golden Visa-eligible conversion projects in Greece from €250,000 and, in Dubai, a wide portfolio including projects that meet the Golden Visa threshold. You can look at our Greece guide and our Dubai guide or write to us directly.
Sources
The 2026 status of European programmes is based on the IMI Daily review, Greek conditions on the Greek Ministry of Migration and Asylum and Dubai conditions on Dubai Land Department (DLD) sources. Conditions change often; confirm the current position before deciding.
How we help you with this
As capital.works®, the Overseas Property Centre, we represent selected developments in England, Dubai and Greece. There are currently 124 developments live on the site, each with its price list, floor plans and completion schedule on its own page. We are an FCA authorised credit broker (FRN 1049015) and a member of the NACFB; the purchase, the finance, residency and post completion management are all run by one team.
Legal notice
capital.works® (YATIRIM UK LIMITED) is a property consultancy; it does not provide legal, tax or immigration advice. In Greece, the title transfer, tax number and Golden Visa application are handled by a lawyer registered in Greece. Golden Visa conditions can change with new legislation; confirm the current rules with your lawyer before deciding to buy.
The next step
Tell us about your family, budget and priority (European residency, tax-free income or your children’s education), and we will send the Greece and Dubai options side by side: Contact us.