Are you planning to invest in real estate under the Golden Visa program? Find out which programs have become the most profitable for investors in 2025. The article compares the UAE, Greece, Turkey, Latvia and Asian countries, the real return on real estate and key risks that should be considered before investing

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Real estate investment-based “golden visa” programs are back in the spotlight for investors in 2025. They combine two key goals: obtaining a residence permit or citizenship and preserving or increasing capital. However, the results of the year showed that profitability depends significantly on the jurisdiction, regulatory changes and currency risks.

IMI experts analyzed which Golden Visa programs provided the best returns on real estate in 2025 and saw that the market was clearly divided: affordable and stable programs showed growth, while countries with increased thresholds or economic difficulties faced slowdowns or real losses.

We will tell you about the real estate investment programs that have become the most profitable for foreigners in this article.

Buying or selling real estate is not only a financial decision, but also a complex legal process. A real estate lawyer from Visit World accompanies the transaction at all stages: from checking documents to protecting your interests when signing the contract.

Cooperation with a specialist will help:

- Save time and money;

- Avoid typical mistakes and hidden risks;

- Protect yourself from fraudulent schemes;

- Confidently conclude a transaction in any country in the world.

Learn more about the “Real Estate Lawyer” consultation service on the Visit World portal.

How was the evaluation of Golden Visa programs through real estate conducted?

This review considers active Golden Visa programs that allow the purchase of real estate on the open market, rather than investments in funds or charitable contributions. The following countries were included in the analysis:

- UAE

- Greece

- Turkey

- Latvia

- Cyprus

- Thailand

- Malaysia

- Mauritius

- Bahrain

The assessment is based on the increase in property value + rental yield.

UAE: the leader in total yield

In 2025, the United Arab Emirates became the undisputed favorite among real estate-related “golden visa” programs.

- Housing price growth: +12.8% year-on-year.

- In premium areas of Dubai – over 15%.

- Rental yield: 6-8% per annum.

The best indicators were recorded in the areas of Dubai Marina and Downtown Dubai, where real estate that meets the requirements of the Golden Visa increased in price faster than the average market. The combined yield (capital + rental) for well-selected properties was close to 20% per annum, despite a slight cooling of the market towards the end of the year due to increased supply.

Greece: slowdown after threshold increase

After the changes to the Golden Visa program in 2024, 2025 became a year of correction and stabilization.

- Average price growth: 6.4% (vs. 12.1% in 2024).

- Threshold in Athens and popular regions: €800,000.

- Alternative options: €250,000 (renovated properties)

The market has become two-tiered: expensive properties in Athens - limited growth, regions and renovation properties - stable at 4-7%. Additional pressure on yields was created by restrictions on short-term rentals (Airbnb).

At the same time, Thessaloniki and Rhodes showed growth of 8-9%, becoming an alternative for investors looking for a lower entry threshold.

Turkey: nominal growth, real losses

Despite the formal growth of real estate prices in lira (+47%), real returns in 2025 were negative.

Key factors:

- Inflation around 39%;

- Devaluation of the lira by around -20% against the US dollar.

- As a result: real returns: from -0.5% to -8.8%

The worst performance was shown by Istanbul, where even properties with nominal growth of 5-10% actually brought losses to foreign investors. Additional risks were created by investigations into fictitious transactions, which highlighted the importance of legal due diligence.

Latvia: unexpected revival of interest

Latvia was one of the quiet winners of 2025:

- Investment threshold: €250,000.

- Price growth: Riga – 7.3%, Jurmala – 9.1%.

- Rental yield: 4–6%

The share of Golden Visa applications through real estate increased to 45%, indicating a return of interest in affordable entry into the EU.

Overall yield for quality properties reached 11–15%.

Cyprus: stable, but without breakthroughs

Cyprus remained a conservative option in 2025:

- Price growth: ≈3.2%.

- Rental yield: 3–4%.

- Investment threshold: €300,000.

The program is more suitable for those who value stability and EU residency, rather than maximum financial results.

Asian programs: new growth points

Thailand

- Price growth in Bangkok: 4.8%.

- Investment threshold: ≈$280,000.

- Growing interest in long-term residency

Asian programs are increasingly seen as a diversification tool, especially outside of Europe.

Key risks for Golden Visa investors

In 2025, the following factors most affected profitability: currency fluctuations, restrictions on short-term rentals, increased compliance and inspections, high transaction costs (-3% to -8%)

It is also worth considering the mandatory period of property ownership - usually 5-7 years, which limits the quick exit from the investment.

Forecast of investment real estate market dynamics for 2026

Further market stratification is expected:

- UAE – maintaining growth

- Greece – stabilization with a focus on regions

- Turkey – dependence on macroeconomics

- Asia – growing role as an alternative to Europe

More and more investors evaluate programs not only by profitability, but also by tax advantages, mobility and strategic value of residency.

2025 proved: Golden Visa through real estate is not a universal solution, but a tool that requires precise choice of country, entry point and transaction structure.

The best results were achieved by investors who relied on economically stable and regulatory predictable markets.

When investing in real estate under the Golden Visa program, the customer often faces a number of complex issues, since transactions in another jurisdiction are associated with different legal norms, property conditions and regulatory requirements. Errors in contracts, problems with ownership, debts or violations of the program terms can cost the investor not only money, but also migration status.

A Visit World real estate lawyer will help:

- resolve disputes between the parties to the transaction;

- check the legality of the object and the history of ownership;

- protect the investor in case of conflicts or claims;

- minimize risks when buying real estate for Golden Visa.

Contact Visit World specialists to invest calmly, safely and with legal guarantees.

Recall! In 2025, investing in US real estate remained a profitable instrument, but the market has its risks. We have already told you which cities are currently the most promising for buying a home, how high mortgage rates affect profitability, what to pay attention to as an investor and what costs to consider before the deal.

Photo - generated by Gemini