The Best Countries to Obtain a Golden Visa in Europe in 2026

European Golden Visas are gradually becoming less accessible. Some countries are shutting down their programs entirely, while others are eliminating real estate investment options or raising the minimum investment amounts. However, the opportunity to obtain residency through investment in Europe has not disappeared. In 2026, Hungary, Greece, Cyprus, Italy, and Portugal will still offer investment-based residency programs, and in some cases, the minimum investment threshold starts at €250,000. We’ll explain which programs remain available, how much you need to invest, and what requirements you should consider before submitting your application.

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What Is a Golden Visa and How Does Investment-Based Residency Work?

“Golden Visa” is the common name for programs that allow foreign investors to obtain the right to reside in a country in exchange for legally mandated investments. There is no single European “Golden Visa.” Each country independently sets the minimum investment amount, eligible assets, the validity period of the permit, and residency requirements.

Depending on the country, investors may be offered opportunities to invest in funds, businesses, startups, real estate, government projects, or other permitted assets. Family members can usually be included in the application, though the rules regarding spouses, children, and parents vary.

It is important to note that a residence permit through investment does not automatically grant EU citizenship. It is, first and foremost, the right to legally reside in a specific country. For long-term residency status or citizenship, separate requirements may apply regarding actual residence, income, language proficiency, and integration. For example, general EU rules provide for the possibility of obtaining long-term resident status for third-country nationals after five years of continuous legal residence, provided that the established requirements are met.

In our previous article, we provided a selection of the 12 best Golden Visas with no residency requirements for investors.

Golden Visa in Hungary

Hungary reintroduced the Guest Investor Program in 2024, and as of 2026, it remains one of the available options for third-country nationals. The main route requires an investment of at least €250,000 in shares of a qualified real estate fund. The direct purchase of an apartment or house under this scheme does not qualify for residency status.

Key program conditions:

- Investment of at least €250,000

- Holding period: 5 years or more

- Residence permit: up to 10 years

- Possible extension for another 10 years

- Family reunification available

- Employment and entrepreneurship permitted

For the €250,000 route, the investor must purchase shares in a fund that meets the requirements of Hungarian law. At least 40% of the net value of its assets must consist of residential real estate in Hungary. An alternative is an irrevocable donation of at least €1 million to a designated institution of higher education for educational, scientific, or artistic purposes.

It is important to note that the minimum €250,000 refers only to the investment itself. The total budget may include additional costs for legal support, verification of the source of funds, documentation, and other procedures. Before submitting an application, it is also necessary to verify the specific fund, as not every investment product is eligible for the Guest Investor Program.

We previously discussed Hungary’s Golden Visa: available investment options, requirements, and documentation.

Golden Visa in Greece

The Greek Golden Visa remains one of the most well-known investment residency programs in Europe, but its conditions have become noticeably stricter. Today, the minimum investment threshold depends on the region and the type of real estate. In the most sought-after areas, investors must invest significantly more, while certain special categories of properties still allow applicants to obtain a Golden Visa for investments starting at €250,000.

The main investment thresholds are as follows:

- €800,000 in the most popular regions

- €400,000 in other parts of the country

- €250,000 for certain special properties

- The minimum area for a standard property is 120 m²

- Short-term rentals of purchased residential properties are restricted

The €800,000 threshold applies, in particular, to real estate in Attica, Thessaloniki, Mykonos, Santorini, and islands with a population of more than 3,100. For other regions, the standard minimum investment is €400,000. Under the standard route, the investor must purchase a single property with an area of at least 120 m².

The route starting at €250,000 is of greatest interest to investors with a smaller budget. It is not available for the standard purchase of residential property but, specifically, for commercial or industrial properties that are converted into residential use, as well as for certain historic buildings subject to restoration. That is why the promotional phrase “Golden Visa in Greece starting at €250,000” requires clarification: this threshold applies only to specific categories of real estate defined by law.

The program remains very popular. According to data from the Greek Ministry of Migration and Asylum, more than 7,000 initial applications for the Golden Visa were registered based on applications submitted in 2025 alone, and a significant portion of the cases were still pending as of early 2026.

Learn more about the features of the Golden Visa in Greece by following the link.

Golden Visa in Cyprus

Cyprus offers a fast-track permanent residency program for third-country nationals who invest at least €300,000. Unlike many European programs, here investors can choose not only real estate but also an investment in a Cypriot company or a regulated investment fund.

Key program requirements:

- Investment of at least €300,000

- Verified annual income of at least €50,000

- +€15,000 in income per spouse

- +€10,000 for each minor child

- Mandatory retention of the investment

- Health insurance and a clean criminal record

Four main options are available to investors. You can purchase a new house or apartment worth at least €300,000 plus VAT, invest the same amount in other real estate—such as an office, store, or hotel—invest in the share capital of a Cypriot company, or purchase shares in a local investment fund. For investments in a company, the company must be actively operating in Cyprus, have a physical presence, and employ at least five people.

A separate requirement concerns the source of funds. Investment funds must be transferred to Cyprus from abroad from the applicant’s account or that of their spouse. To purchase a residential property, the applicant must confirm payment of at least 66% of the property’s market value at the time of application. The new residential property must also be purchased directly from the developer as a first sale.

In addition to the investment itself, the applicant must demonstrate a stable annual income of at least €50,000. For the route involving a new house or apartment, this income must come from abroad. For other types of investments, part of the income may be generated in Cyprus. A spouse and minor children may be included in the application.

The status must be maintained even after it is granted. An investor cannot simply sell the asset and forfeit the Golden Visa: in the event of a sale, the investment must be immediately replaced with another of equal or greater value that also complies with the program’s rules. Additionally, adult family members must periodically confirm they have no criminal record, and the investor must confirm the continued existence of the investment and health insurance coverage.

In our previous article, we provided a detailed comparison of the Golden Visa conditions in Malta and Cyprus for investors.

Golden Visa in Italy

The Italian Investor Visa for Italy program is designed for non-EU citizens who are willing to invest in assets that are strategic for the economy. The lowest threshold is €250,000, but it is available only for investments in an innovative startup that meets official criteria. Different minimum amounts apply to investments in a standard Italian business, government bonds, or projects of public interest.

Main investment options:

- €250,000 – an innovative startup

- €500,000 – an Italian company

- €1 million – a charitable project

- €2 million – government bonds

The process begins with obtaining a Nulla Osta—a preliminary approval from the Investor Visa for Italy committee. To do this, the applicant submits documents online regarding their identity, the availability of the necessary financial resources, the chosen investment, and the absence of any relevant legal obstacles. According to official rules, the committee must notify the applicant of the evaluation result within 30 days of submitting the complete set of documents. After receiving the Nulla Osta, the applicant may apply to an Italian diplomatic mission for an investor visa.

After entering Italy, the applicant must apply for a two-year residence permit within 8 days, and the declared investment or donation must actually be made no later than three months after arrival. If the investment is not made within the specified timeframe or the applicant cannot provide documentary proof of it, the permit may not be issued or may be revoked.

The initial residence permit for an investor is valid for two years. It can subsequently be renewed for three-year periods, provided the investment is maintained. One of the program’s distinctive features is the absence of a set minimum number of days that the holder of this status must spend in Italy each year. This makes the program suitable not only for relocation but also for investors who need legal status in the country without establishing permanent residence.

At the same time, the €250,000 track involves a higher investment risk than a simple real estate purchase, as the funds are invested in the capital of an innovative startup. Therefore, before choosing this option, it is important to evaluate not only the immigration benefits but also the company’s financial stability, the structure of the deal, and the risk of losing the invested capital.

We previously discussed Portugal and Italy’s Golden Visas: Investment Requirements, Costs, and the Path to EU Citizenship Compared.

Golden Visa in Portugal

Portugal has retained the Autorização de Residência para Investimento (ARI) program, better known as the Golden Visa, but its format has changed significantly. Investments in residential or commercial real estate no longer qualify for the program. Instead, investors can invest in funds, scientific research, cultural projects, or Portuguese businesses.

Main available pathways:

- €250,000 – culture and national heritage

- €500,000 – scientific research

- €500,000 – qualified investment funds

- €500,000 – job-creating businesses

- 10 jobs – no fixed investment amount

The most affordable option in terms of investment amount remains the culture track starting at €250,000. Funds must be directed toward supporting artistic production, restoration, or preservation of the national cultural heritage through institutions and organizations that meet the requirements of the law. For certain investments in areas with low population density, the law allows for a reduction in the minimum threshold.

Another popular option is an investment of €500,000 or more in non-real estate investment funds. Such a fund must be established in accordance with Portuguese law, have a term of at least five years, and at least 60% of its investments must be directed toward companies headquartered in Portugal. Direct or indirect use of this route for real estate investments is not permitted.

The business route requires an investment of at least €500,000 in a Portuguese company, resulting in the creation of at least five permanent jobs.

For an existing business, a capital increase is possible, provided it creates or preserves jobs in accordance with the conditions established by law. Separately, there is the option to create at least ten jobs without a specified minimum investment amount.

One of the main advantages of the Portuguese Golden Visa is its relatively low physical presence requirements. An ARI holder must stay in the country for at least 7 days during the first year and 14 days in subsequent periods. This status also allows the holder to work in Portugal, travel within the Schengen Area, and apply for family reunification. By meeting certain legal requirements in the future, you may be eligible for permanent residency or citizenship; however, the investment itself does not automatically grant this right.

For all pathways, it is important not only to make the investment but also to maintain it for the specified period. AIMA explicitly requires proof that the investment remains active, and during status renewal, they may also verify financial resources, housing, tax compliance, and the absence of relevant criminal convictions.

In our previous article, we reported that Portugal was recognized as having the best Golden Visa program in 2026.

What should you consider before obtaining a Golden Visa in 2026?

A Golden Visa can simplify the process of obtaining residency in Europe, but choosing a program based solely on the minimum investment amount is risky. The conditions vary significantly: in some cases, you must hold the asset for several years; in others, you must visit the country regularly, prove income, or create jobs. In addition, the rules for these programs are regularly revised. Spain, for example, has already discontinued its Golden Visa, while Portugal has abandoned the route involving direct real estate investments.

Before submitting an application, it’s worth checking the following separately:

- The total cost of the investment and processing fees

- The period during which the asset must be held

- Income requirements and the source of funds

- The minimum period of stay in the country

- Conditions for including family members

- Tax implications of the new status

- Rules for renewing the residence permit and exiting the investment

For example, €250,000 represents very different investments in different countries. In Hungary, this might involve shares in a qualified fund; in Greece, only certain categories of real estate; in Italy, an investment in an innovative startup; and in Portugal, support for culture and national heritage. Therefore, the same initial budget does not imply the same risks, liquidity, or prospects for capital return.

It is also important to distinguish between investment-based residency, permanent residency, and citizenship. A Golden Visa alone does not typically grant a country’s passport. The path forward may depend on the duration of legal residence, actual presence in the country, language proficiency, tax status, and other national requirements.

Entering international markets, obtaining a “golden visa” or relocating a business are complex processes that require in-depth legal support. A personal lawyer for business helps not only with company registration or choosing a tax model, but also supports investment projects, visa processing and resolving disputes with partners.

It is especially important to have such a specialist if you plan to use investment programs as a tool for international expansion. He will ensure compliance with all requirements, minimize risks and help build an effective development strategy abroad.

Get a consultation now and open up new opportunities for your business without unnecessary risks!

We remind you! The global real estate market is experiencing a large-scale redistribution of capital, and investors are increasingly looking for more stable jurisdictions. Why is interest in the Middle East gradually decreasing, and Southeast Asia is taking the lead? We have already talked about the most promising countries for investment in 2026 and why Indonesia has become a new “safe haven” for capital.

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