Real estate investments remain a popular way to obtain a residence permit in Europe in 2025. Find out which residence permits are offered for purchasing real estate, their conditions and benefits, as well as the procedure for obtaining resident status, key requirements and important nuances for investors

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In 2025, real estate investment remains a popular and convenient way to obtain a residence permit in Europe. Such an investment not only provides resident status, but also opens up numerous benefits, including freedom of movement within Europe, access to the European banking system and the possibility of obtaining citizenship.

In this article, we will tell you about the countries in Europe that provide the opportunity to obtain a residence permit through the purchase of real estate in 2025.

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What is a residence permit for real estate?

A residence permit for the purchase of real estate is an immigration mechanism that allows you to obtain a temporary right to reside in one of the countries through the purchase of real estate that meets certain requirements, such as the type of asset, its price and location. Such a residence document gives the investor the opportunity to live and do business in another country, simplifies travel and can become the basis for obtaining citizenship.

Each country has its own rules for granting a residence permit for real estate. Unlike business immigration, which requires active participation in the management of the enterprise, real estate transactions usually do not impose additional requirements for business activities.

European countries where you can obtain a residence permit when buying real estate

Let's consider the European countries where you can obtain a residence permit, and subsequently citizenship, through the purchase of real estate.

Serbia

- Minimum investment amount: not established.

- Mandatory stay: 183 days per year.

- Waiting period for citizenship: 3 years.

- Pros: easy to apply for a permit, no threshold for the amount of investment, the ability to work and run a business.

- Cons: presence requirements, possible changes in legislation.

To apply, it is enough to purchase real estate that meets the requirements for comfortable living for the investor, his spouse and children (if any).

The initial permit is granted for 1 year with the possibility of extension. After three years, you can obtain permanent resident status, after which you can obtain citizenship.

Turkey

- Minimum investment: from $250,000.

- Required stay: 183 days per year.

- Waiting period for citizenship: 5 years.

- Pros: fast transition to citizenship, developed real estate market.

- Cons: political instability, frequent changes in investment conditions.

Only residential real estate transactions are allowed. After living in Turkey for 5 years, you can apply for citizenship through naturalization.

If the investment is increased to $400,000, there is an opportunity to quickly obtain Turkish citizenship for investment.

Albania

- Minimum investment: not established.

- Required stay: 183 days per year.

- Waiting period for citizenship: 5 years.

- Pros: Some of the lowest real estate prices in Europe, easy to apply for a permit, no investment threshold.

- Cons: Limited economic opportunities, poor infrastructure, presence requirements.

Albania allows for a residence permit if the property purchased meets security requirements for the investor, his spouse and children.

Greece

- Minimum investment: €250,000 (commercial property).

- Waiting period for citizenship: 7 years.

- Pros: No residency requirements.

- Cons: Renovation of properties is required to receive a discount.

Greece is a popular country to move to, including for Irish citizens. The minimum threshold for obtaining a residence permit in Greece is €400,000, but in popular areas such as Athens, Thessaloniki, Mykonos and Santorini, it can be increased to €800,000.

If you invest in the purchase and renovation of industrial, commercial or office buildings for their subsequent conversion into housing, the threshold is reduced to €250,000.

Andorra

- Minimum investment: from €400,000.

- Mandatory stay: 90 days per year.

- Waiting period for citizenship: 10 years.

- Plus: high standard of living, low taxes, location in Western Europe.

- Minus: significant investment, very long naturalization period, the permit for the purchase of real estate is issued without the right to work.

To obtain residency status in Andorra, you must invest at least €400,000 in real estate and make a deposit of €50,000 in a local bank. The Andorran residence permit does not entitle you to engage in paid employment. To maintain the status, the investor, including a Cuban citizen, must spend at least 90 days a year in the country.

Georgia

- Minimum investment: $300,000.

- Waiting period for citizenship: 10 years.

- Pros: simple procedure, favorable tax conditions.

- Cons: "hazy" prospects for joining the EU, economic and political instability.

A foreigner can obtain a residence permit in Georgia if he invests at least $300,000 in real estate or a business. The initial period of validity of the residence permit is 5 years, after which it can be extended.

Montenegro

- Minimum investment: not established.

- Mandatory stay: 183 days per year.

- Waiting period for citizenship: 10 years.

- Pros: affordable housing prices, easy move to the sea for spouses and children, prospects for integration into the EU.

- Minus: presence requirements, the permit must be renewed annually, there is no automatic transition from basic resident status to permanent residence, there is no dual citizenship.

Purchasing residential real estate gives the right to obtain a residence permit. The law does not establish a minimum investment amount, but the property must meet the requirements for the residence of the applicant (a citizen of Cuba and other countries of the world) and his family.

Cyprus

- Minimum investment amount: from €300,000.

- Waiting period for citizenship: 3.5 years (subject to knowledge of the language and deep integration into society).

- Plus: stable economy, entry into the EU, the investor immediately receives a permanent residence permit.

- Minus: high property taxes, the requirement to confirm high income.

Cyprus offers citizens of the Philippines and other countries of the world a residence permit, not a temporary permit, with investments of €300,000 or more in real estate. Investments must be directed towards the purchase of residential real estate directly from the developer (VAT included), or towards the purchase of commercial real estate (residential, industrial, retail, office). To obtain a permanent residence permit, you must also confirm a stable annual income of €50,000. This threshold increases by €15,000 when including a spouse in the application and by €10,000 for each child.

How to obtain a residence permit through real estate investment?

Obtaining a residence permit for real estate investment includes several key stages: from choosing a country to obtaining a resident card.

Step 1 – Choose a country and program conditions

At the first stage, it is important to decide on a jurisdiction that will meet your goals. The main factors influencing the choice:

- Minimum investment amount – for example, in Greece, a permit can be obtained when purchasing real estate from €250,000 (if the property requires reconstruction), while in Andorra it is necessary to invest from €400,000.

- Residence conditions – some countries require residence for at least 183 days per year, which entails tax obligations, others allow you to maintain your previous tax status.

- Prospects for obtaining permanent residence and citizenship – it is important to consider the possibility of extending the permit and subsequently obtaining permanent residence or a passport.

Step 2 – Selection and purchase of real estate

After choosing a country, you should find a suitable property that meets the requirements of the program:

- Real estate must meet the minimum cost threshold, location and other criteria.

- To safely conclude a deal, it is worth involving an independent lawyer who will check the absence of encumbrances and conduct an audit of the owner.

- Real estate market specialists (realtors, engineers, appraisers) will help you choose a liquid asset and avoid risks.

Step 3 – Applying for a residence permit

To obtain resident status, you must collect a package of documents, including:

- A purchase and sale agreement and proof of payment.

- Documents confirming the legality of the source of funds.

- Medical insurance and a certificate of good conduct.

The application is considered by immigration authorities, and the process itself can last from several weeks to a year.

Step 4 – Obtaining a permanent residence permit

After the application is approved, you must:

- Go through the procedure for submitting biometric data and receive a resident card.

- Fulfill the requirements for extending the permit, for example, owning real estate and regularly updating insurance.

Important nuances before buying real estate

1. In addition to the cost of the property itself, additional costs need to be taken into account:

- Taxes and fees: property transfer tax (3–10%), VAT on new buildings, annual property tax.

- Legal fees: transaction support, property inspection – about 1–2% of the cost.

- Registration fees: registration in registers and notary certification.

2. There are also countries that restrict the purchase of real estate by foreigners:

- Permission from local authorities – required in some jurisdictions.

- Restrictions on land ownership – in a number of countries, foreigners can only buy apartments.

- Prohibition on purchasing in strategic areas – for example, in the border areas of Turkey or Montenegro.

3. Rental property and additional income

Not all residence permit programs allow renting out housing. In countries such as Montenegro, Turkey, Albania and Serbia, this is prohibited. In other jurisdictions, it is worth considering:

- Restrictions on short-term rentals - in Greece, for example, a special license is required.

- Tax obligations - taxation of rental income.

- Utility payments and management costs - if the landlord uses the services of a management company.

The choice of a country to obtain a residence permit through real estate depends on the individual goals of the applicant.

To make the right choice, you need to consider the liquidity of the property, the tax burden, the possibility of renting it out and the prospects of citizenship.

Order a consultation with a migration lawyer to avoid risks and speed up the process of obtaining a residence permit.

Let's remind you! Bali is a long-standing dream destination for travelers from all over the world. However, the attractiveness of the island goes far beyond just a hot spot for relaxation. In recent years, Bali has become a lucrative real estate market, attracting investors looking for the perfect place to diversify their investments and earn high returns, as well as for personal relaxation. We have already told you whether buying property in Bali in 2025 is a good investment, what are the trends in the local market and what investors in Bali should pay attention to.

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