What EU residency by investment offers
eu residency by investment lets non-EU nationals secure a legal right to live, work, and study in a member state by channelling capital into real estate, funds, government bonds, or business ventures. Unlike a tourist visa or a Schengen short stay, these residence permits are renewable, family-inclusive, and—after five years of legal residence—can open the door to EU long-term resident status under Council Directive 2003/109/EC, and eventually naturalisation.
What you actually receive depends on the programme, but the core benefits are consistent:
- Visa-free Schengen travel across 29 countries once your permit is issued.
- Family reunification—spouse, dependent children, and often dependent parents on a single application.
- Low physical-presence rules: Greece requires no minimum stay, while Portugal asks for just 7 days per year to maintain status.
- Access to healthcare and education in your chosen state.
Entry thresholds vary widely
As of 2026, minimum qualifying investments range from €250,000 for real estate in select Greek regions, to €500,000 for Portugal’s investment-fund route, up to €800,000 in Spanish property. Malta’s residence programme layers government contributions and property leasing on top. Processing typically takes 3–9 months, and none of the current EU residence-by-investment schemes grant an immediate passport—citizenship, where possible, follows years of tax residence and integration testing.
In short, this is a pathway to residence first, citizenship later—a distinction the sections below unpack programme by programme.
Top EU residency by investment programs in 2026
The market for EU residency by investment has narrowed sharply since 2024. Portugal removed real estate from its Golden Visa, Spain closed its program entirely on 3 April 2025, and Ireland shut its IIP in 2023. What remains in 2026 are five credible routes, each with distinct minimums and physical-presence rules.
Comparing the main EU residency by investment options
- Greece: Real estate from €250,000 (low-density areas) up to €800,000 in Athens, Thessaloniki, Mykonos and Santorini. No minimum stay to keep the permit; renewable every 5 years. See the Enterprise Greece Golden Visa page.
- Portugal: €500,000 into qualifying investment funds or €500,000 into research; property no longer qualifies. Only 7 days’ stay per year, with a citizenship path after 5 years.
- Italy: Investor Visa from €250,000 (innovative startup) or €500,000 (Italian company); €2 million in government bonds also qualifies.
- Malta: The Permanent Residence Programme requires a €150,000 government contribution plus property lease or purchase, granting immediate PR.
- Hungary: The relaunched Guest Investor Programme (2024) needs €250,000 into a real estate fund or a €1 million donation, for a 10-year residence permit.
Timelines vary: Greece and Hungary typically issue permits in 2–4 months, while Portugal’s SEF/AIMA backlog can push processing beyond 12 months. Choose based on your goal—minimal stay, fund exposure, or a fast citizenship track. Always verify thresholds against the relevant ministry, as figures were last updated for 2026.
Costs, timelines and requirements
Budgeting for EU residency by investment means weighing three variables: the qualifying investment sum, government and processing fees, and the time from application to a physical residence card. Figures below reflect 2026 program rules.
- Greece: Real estate from €250,000 (rising to €400,000–€800,000 in high-demand zones like Athens, Thessaloniki, Mykonos and Santorini). Permit issued in roughly 2–4 months; no minimum stay to renew.
- Portugal: Real estate purchases are closed since 2023. Current routes: €500,000 into qualifying investment funds or €250,000 for cultural donations. Processing now runs 8–14 months via AIMA.
- Spain: The Golden Visa was terminated on 3 April 2025, so real-estate residence is no longer available.
- Hungary: Guest Investor Programme from €250,000 (real-estate fund units) or a €1,000,000 donation; 10-year renewable permit.
- Italy: Investor Visa from €250,000 (innovative startup) up to €2,000,000 (government bonds); decision within ~30 days of a complete file.
Core requirements across EU residency by investment programs
Applicants generally need a clean criminal record, proof of legal source of funds, private health insurance, and biometric enrolment in-country. Expect additional fees of €2,000–€10,000 for legal, due diligence and government charges. Family inclusion (spouse, dependent children, sometimes parents) is standard, often at modest per-person surcharges.
Timelines to permanent residence typically fall at year five, with naturalization eligibility ranging from 5 years (Portugal) to 10 years (Greece, Italy). Always confirm thresholds against the relevant ministry’s official portal before committing, since minimums and eligible zones change frequently.
How to apply: step by step
Applying for EU residency by investment follows a broadly similar path across Portugal, Greece, Spain (closed to new real-estate applicants since April 2025), Italy, Hungary and Malta. Budget 4–10 months from start to residence card, depending on the country and processing backlog.
Your EU residency by investment roadmap
- Choose the programme and qualifying route. Confirm the minimum investment — e.g. Greece from €250,000–€800,000 in real estate, Hungary’s €250,000 real-estate fund subscription, or Portugal’s €500,000 investment-fund option (Portugal removed the real-estate route in October 2023).
- Appoint a licensed lawyer and get a tax number. You’ll need a local tax ID (e.g. Portuguese NIF, Greek AFM) and an in-country bank account before transferring funds.
- Complete due diligence. Prepare a clean criminal record, proof of source of funds, and private health insurance covering the EU.
- Make the qualifying investment and secure documentary proof (deed, fund subscription, or bank confirmation).
- Submit biometrics and the residence application. Most countries require one in-person visit for fingerprints.
- Collect your residence permit and diarise renewal deadlines (typically every 2–5 years).
Government fees, legal costs and taxes usually add 6–8% on top of the investment. Always verify current thresholds against official sources — for Portugal, see the Agência para a Integração, Migrações e Asilo (AIMA), and check Schengen area rules for travel rights. Requirements change frequently, so confirm figures before you transfer any money.
FAQ
Which EU countries currently offer residency by investment programs in 2026?
In 2026, active EU residency by investment programs include Portugal’s Golden Visa, Greece’s Golden Visa, Malta’s Permanent Residence Programme, and Spain’s Investor Visa, with minimum investment thresholds ranging from €250,000 in Greece (real estate) to €500,000 in Spain.
How long does it typically take to obtain EU residency through an investment program?
Processing times vary by country, but most EU golden visa programs grant residency within 3 to 12 months of a complete application submission; Portugal currently averages around 6–8 months, while Greece can be as fast as 3–4 months.
Can EU residency by investment lead to full citizenship?
Yes, most EU residency by investment programs offer a pathway to citizenship after maintaining legal residency for a set period—typically 5 years in Portugal and Greece—provided applicants meet language, financial, and residency requirements, after which they gain full EU citizenship rights.