The countries where you can still buy European residency, and what it actually costs in 2026

Three years ago, an investor with 500,000 euros and a desire for European residency had half a dozen options. In 2026, that list has shrunk considerably — and the programs that remain are more expensive, more complex, and more competitive than ever.

Spain closed its Golden Visa to new applications in April 2025, ending a 12-year-old program that had attracted thousands of real estate-based investors. Ireland shut its immigrant investor program in 2023. The United Kingdom ended its Tier 1 investor visa in 2022. Portugal eliminated real estate purchases as a qualifying route in October 2023, though it kept the program alive through alternative investment channels.

For non-EU citizens seeking European residency through investment, the remaining options are navigable — but they require careful comparison. Minimum investments range from 250,000 to 2 million euros, processing times vary from three months to over two years, and the paths to citizenship differ dramatically from one country to the next.

Here is what every current European golden visa program costs, requires, and delivers in 2026 — ranked from the lowest minimum investment to the highest.

Portugal — 250,000 to 500,000 euros

Program: Golden Visa (Autorização de Residência para Atividade de Investimento)
Launched: 2012
Status: Active, but reformed. Real estate route eliminated October 2023.

Portugal's Golden Visa is the most established residency-by-investment program in Europe and has attracted over 7.3 billion euros in total investment since launch, according to official statistics compiled by Movingto.com. Approximately 17,700 main applicants and 42,600 total beneficiaries have obtained residency through the program.

Since the 2023 reforms, the qualifying routes are:

• Cultural heritage donations: 250,000 euros (reduced to 200,000 euros in low-density areas)
• Investment funds: 500,000 euros in CMVM-regulated venture capital or private equity funds
• Scientific research: 500,000 euros supporting certified research institutions
• Job creation: Establishing a business that creates at least 10 positions

According to Movingto.com's internal data from 2,500+ processed applications, 96% of current applicants choose the fund route, 3% opt for cultural heritage, and 2% choose scientific research.

Minimum stay: 7 days per year (averaged over two-year renewal periods)
Citizenship timeline: 5 years from application date — (a 10-year reform was proposed but vetoed in Dec 2025)
Processing time: 12 to 24 months through AIMA
Family inclusion: Spouse, children, and dependent parents

"Portugal remains the benchmark for European golden visas," said Dean Fankhauser, CEO of Movingto.com. "No other program matches the combination of a low minimum-stay requirement, a clear citizenship pathway, and over a decade of operational track record."

For a full breakdown of requirements, costs, and current routes, the program details are regularly updated by Movingto.com's legal team.

Hungary — 250,000 euros

Program: Guest Investor Residence Permit
Launched: July 2024 (relaunch; original program ran 2013-2017)
Status: Active. Real estate route abolished January 2025.

Hungary's reintroduced golden visa is the newest program on this list and one of the most affordable. The primary route is a 250,000 euro investment in real estate fund units registered with the Hungarian National Bank, with at least 40% of the fund's assets allocated to Hungarian residential property. A second option — a 1 million euro donation to a public trust university — exists but is rarely used.

The program's standout feature is its permit duration: 10 years, renewable for an additional 10 years, making it the longest initial validity of any European golden visa.

Minimum stay: None required to maintain residency
Citizenship timeline: 8 years of continuous residence after obtaining permanent residency (available after 3 years)
Processing time: Approximately 3 to 6 months
Family inclusion: Spouse, minor children, and dependent parents

The main trade-off is program maturity. Hungary's golden visa has been operational for less than two years in its current form, and only two government-approved funds were available as of early 2026. By comparison, Portugal's fund marketplace includes more than 30 regulated options.

Greece — 250,000 to 800,000 euros

Program: Golden Visa
Launched: 2013
Status: Active. Significant threshold increases took effect September 2024.

Greece introduced a tiered pricing structure that took effect on Sept. 1, 2024, fundamentally changing its value proposition. The country that once offered a flat 250,000 euro entry point across all locations now operates a three-zone system.

• Zone A (Athens/Attica, Thessaloniki, and islands with over 3,100 inhabitants — including Mykonos, Santorini, Crete, Rhodes, Corfu, and 30+ others): 800,000 euro minimum, single property of at least 120 square meters
• Zone B (all other regions): 400,000 euros minimum, single property of at least 120 square meters
• Zone C (commercial conversions and heritage buildings): 250,000 euros, regardless of location

Nonproperty routes also exist: 500,000 euros in government bonds, 800,000 euros in shares or corporate bonds, or 350,000 euros in qualifying mutual funds — though these are rarely used compared to real estate.

Minimum stay: None required
Citizenship timeline: 7 years of continuous tax residence, plus language and culture exams
Processing time: 4 to 9 months (though backlogs have caused longer waits)
Family inclusion: Spouse, children under 21, and parents of both applicant and spouse

Greece's program remains real estate-centric, which is both its strength and its vulnerability. Investors get a tangible asset with rental income potential — but they also take on property management, maintenance, and the risk that Greece may follow Portugal and Spain in restricting or eliminating real estate as a qualifying route in the future. Short-term rentals (such as Airbnb) are now prohibited for Golden Visa properties, with violations carrying a 50,000 euro fine and potential permit cancellation.

Italy — 250,000 to 2,000,000 euros

Program: Investor Visa (Visto per Investitori)
Launched: 2017
Status: Active.

Italy's investor visa is often overlooked but offers one of the fastest processing times in Europe — typically three to four months. The qualifying routes span a wide range.

• Innovative startups: 250,000 euros in a government-approved Italian startup
• Italian companies: 500,000 euros in share capital of an established Italian limited company
• Philanthropic donation: 1 million euros to a project of public interest
• Government bonds: 2 million euros in Italian treasury securities

The initial permit is valid for two years, with a three-year renewal — shorter than most competitors. Italy's citizenship timeline is also the longest among active European programs at 10 years of continuous residence.

Minimum stay: No strict minimum, but applicants must demonstrate intent to reside
Citizenship timeline: 10 years of legal residence
Processing time: 3 to 4 months
Family inclusion: Spouse and minor children

Italy's main appeal lies in its flat-tax regime for new residents: qualifying investors can pay a lump sum of 300,000 euros per year on worldwide income (with an additional 50,000 euros per family member), valid for up to 15 years. For high-net-worth individuals with significant global income, this can represent substantial tax savings — though professional tax advice is essential.

Malta — ~€99,000+ (combined fees, plus property)

Program: Malta Permanent Residence Programme (MPRP)
Launched: 2021
Status: Active.

Malta's program is structured differently from most golden visas. Rather than a single large investment, it combines several smaller financial commitments:

• Government contribution: 37,000 euros
• Administrative fee: 60,000 euros
• Property: Purchase at 375,000 euros minimum, or rent at 14,000+ per year for five years
• Charitable donation: 2,000 euros to an approved NGO

The total outlay for a renting applicant starts at roughly 99,000 euros in fees and contributions, plus 70,000 euros in rent over five years. Buyers are looking at a minimum of approximately 475,000 euros all-in.

Malta's key differentiator is that the MPRP grants permanent residency from day one — not a temporary permit that requires renewal. It also offers a potential pathway to citizenship by merit (formerly citizenship by investment), though that route was restructured in 2025 and now requires a residency period plus demonstrated exceptional contribution to Malta.

Minimum stay: None required to maintain permanent residency
Citizenship timeline: 12 to 36 months of residency before citizenship-by-merit eligibility (separate process and cost)
Processing time: 4 to 8 months
Family inclusion: Spouse, children under 29, parents, and grandparents

Malta is the only English-speaking EU country with a golden visa, which makes it particularly attractive to American and British investors.

Cyprus — 300,000 euros

Program: Permanent Residence by Investment
Launched: 2021 (current version)
Status: Active.

Cyprus offers permanent residency for a 300,000 euro real estate investment, plus a 30,000 euro fixed-term bank deposit held for three years. The program is relatively straightforward and processes quickly — typically within two to four months.

Minimum stay: One visit every two years
Citizenship timeline: 8 years of continuous residence (with at least 5 of the final 8 spent in Cyprus)
Processing time: 6 to 9 months
Family inclusion: Spouse, children under 25, and parents of both applicant and spouse

Cyprus closed its citizenship-by-investment program in 2020 following corruption scandals, and the current residence program is more modest in scope. The island's appeal is its speed, low taxes (no wealth tax, inheritance tax, or gift tax), and geographic proximity to the Middle East — making it particularly popular with investors from the Gulf states and South Asia.

The Programs That No Longer Exist

Several prominent European golden visas have closed in recent years, narrowing the field considerably.

• Spain (closed April 2025): Required 500,000 euros in real estate. Attracted thousands of investors and over 1 billion euros annually in foreign investment. Ended due to housing affordability concerns.
• Ireland (closed February 2023): Required 1 million euros in approved investments. Closed amid political pressure and low utilization.
• United Kingdom (closed February 2022): Required 2 million pounds minimum. Ended over concerns about money laundering and insufficient economic benefit.
• Portugal real estate route (closed October 2023): The property-based pathway that drove the vast majority of the program's 7.3 billion euros in investment was eliminated, though the program continues through fund-based and other qualifying routes.

How the Remaining Programs Compare

Here's how each program stacks up:

• Portugal: €250,000 min | No real estate | 7 days/year stay | 10-year citizenship* | 12–24 month processing
• Hungary: €250,000 min | Fund only | No stay required | ~11+ year citizenship | 3–6 month processing
• Greece: €250,000–€800,000 | Yes, real estate | No stay required | 7-year citizenship | 4–9 month processing
• Italy: €250,000–€2,000,000 | No real estate | Flexible stay | 10-year citizenship | 3–4 month processing
• Malta: ~€99,000+ fees | Purchase or rent | No stay required | Varies | 4–8 month processing
• Cyprus: €300,000 | Yes, real estate | 1 visit/2 years | 8-year citizenship | 6–9 month processing

*Note: A 10-year citizenship reform was vetoed by Portugal's President in December 2025. The 5-year pathway remains in effect.

What Investors Should Know Before Choosing

The right program depends entirely on an investor's priorities. For those who want the fastest path to EU citizenship, Portugal's current five-year timeline — if it holds — remains unmatched. For investors who want a tangible real estate asset, Greece still offers that option, though at a higher price than before. For speed of processing and tax efficiency, Italy and Malta each have distinct advantages. And for those seeking the longest permit duration at the lowest cost, Hungary's 10-year renewable permit at 250,000 euros is hard to beat on paper, though the program's limited track record is a consideration.

What is clear from the data is that the era of cheap, easy European residency through property purchases is ending. The programs that remain are increasingly structured around managed funds, business investment, and economic contribution — a shift that rewards careful planning over impulse purchases.

Frequently Asked Questions

Which European country has the cheapest Golden Visa?

Malta's MPRP has the lowest upfront fees at ~€99,000 (if renting property). For investment-based programs, Portugal and Hungary both start at €250,000, though Portugal requires fund investments while Hungary uses real estate funds.

Which Golden Visa leads to citizenship fastest?

Portugal offers the fastest path at 5 years from application. Greece requires 7 years of tax residence, Cyprus 8 years, and Italy 10 years. Hungary's path is longest at approximately 11+ years (3 years to PR, then 8 more years).

Can I still buy property with a European Golden Visa?

Yes, but only in Greece and Cyprus. Portugal eliminated real estate as a qualifying route in October 2023. Spain's property-based program closed in April 2025. Hungary abolished its real estate route in January 2025.

Do I have to live in the country to keep my Golden Visa?

Requirements vary significantly. Portugal requires just 7 days per year (averaged). Cyprus requires one visit every two years. Greece, Hungary, and Malta have no minimum stay requirements.

Which Golden Visa includes the most family members?

Malta's MPRP is the most generous, including spouse, children under 29, parents, and grandparents. Greece includes parents of both applicant and spouse.

Methodology

This analysis draws on program regulations and official government sources current as of February 2026, including Portugal's Lei n.º 56/2023, Greece's Law No. 5162/2024, Hungary's Guest Investor Programme legislation, Italy's Investor Visa regulations (Legislative Decree no. 147/2017), Malta's MPRP regulations (L.N. 121/2021), and Cyprus's Permanent Residence by Investment scheme. Portugal-specific statistics are drawn from AIMA data as compiled by Movingto.com, with internal client data from 2,500+ processed applications. Investment minimums reflect the lowest qualifying entry point for each program; total costs including legal fees, government charges, and ancillary expenses will be higher. For a detailed breakdown of Portugal's Golden Visa program, see Movingto.com's complete guide.

This story was produced by Movingto.com and reviewed and distributed by Stacker.