Key Facts — European Golden Visas 2026
- Spain: Golden visa terminated April 2025. No new real estate investment applications accepted.
- Portugal: Real estate route closed since October 2023. Fund investment (€500K) and job creation routes still available.
- Greece: Threshold raised again to €800,000 in Attica, Thessaloniki and large islands and €400,000 elsewhere. The former €250K tier survives only for converting a building's use to housing and for restorations.
- Ireland: Immigrant Investor Programme (IIP) closed to new applications in February 2023.
- UK: Tier 1 Investor visa closed February 2022.
- Still available: Greece (€400K–€800K), Portugal (€250K cultural or €500K funds), Malta (€60K administrative fee + €37K Government contribution + property: buy from €375K or rent from €14K/year + €2K donation to a registered NGO), Latvia (€50K company investment + €10K payment to the state budget), Hungary (€250K guest investor), Italy (€250K innovative startup), Cyprus (€300K investor Immigration Permit)
- Source: official government sources cited in this guide, checked 19 October 2026.
Of the programmes listed below, Greece offers a direct real estate route (€400,000–€800,000 depending on region). Hungary's €250,000 option is an investment in real estate fund units, and Italy's €250,000 option is an investment in an innovative startup, not real estate. Spain terminated its golden visa in April 2025; Portugal closed its golden visa to real estate in October 2023.
Golden visas — residency permits in exchange for investment — are being killed across Europe. Spain terminated its programme in April 2025. Portugal closed the real estate route in 2023. Ireland and the UK shut down earlier. But some routes still exist, with important caveats.
Programmes That Ended or Were Severely Restricted
| Country | Programme | Status | When closed |
|---|---|---|---|
| Spain | Golden Visa (real estate €500K) | Terminated | April 2025 |
| Portugal | Golden Visa (real estate route) | Real estate closed | October 2023 |
| Ireland | Immigrant Investor Programme | Closed | February 2023 |
| UK | Tier 1 Investor visa | Closed | February 2022 |
| Cyprus | Citizenship by Investment | Closed | November 2020 |
| Bulgaria | Citizenship by investment | Closed | 2022 |
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| Country | Minimum investment | Investment type | Residency requirement | Path to citizenship | Schengen access |
|---|---|---|---|---|---|
| Greece | €400,000–€800,000 | Real estate (€800K in Attica, Thessaloniki and large islands, €400K elsewhere; €250K only for converting a building's use to housing or restorations) | — | — | Yes |
| Portugal | €250,000 (cultural) · €500,000 (funds, research, company + 5 jobs) | Investment funds, research, company capital, cultural, job creation (no real estate) | 7 days in the first year, then 14 days every two years | 10 years (7 for CPLP and EU nationals) + test or certificate of sufficient knowledge of the Portuguese language and culture | Yes |
| Malta | €60,000 administrative fee + €37,000 Government contribution + property | Government contribution + rental/purchase (buy from €375,000 or rent from €14,000/year) + €2,000 donation to a registered NGO | — | — | Yes |
| Latvia | €50,000 + €10,000 paid to the state budget | Company equity investment (company with no more than 50 employees) | — | — | Yes |
| Hungary | €250,000 | Guest investor residence permit (real estate fund units) | — | 8 years for citizenship | Yes |
| Italy | €250,000–€500,000 | Innovative startup (€250K) or company (€500K) | — | 10 years (non-EU nationals) | Yes |
| Cyprus | €300,000 | Investment (Immigration Permit under Regulation 6(2) of the Aliens and Immigration Regulations) | — | — | — |
Alternatives to Golden Visas
Other routes to European residency, by profile:
| Your profile | Option | Cost | Where |
|---|---|---|---|
| Remote worker (minimum income: Portugal four times the national minimum monthly wage) | Digital Nomad visa | — | Portugal, Spain, Greece, Croatia, Estonia |
| Passive income (pension, dividends) | D7 visa / Non-Lucrative | — | Portugal, Spain, Italy, France |
| Skilled professional | EU Blue Card / Skilled Worker | Netherlands EU Blue Card: €423 application fee | Germany, Netherlands |
| Entrepreneur | Startup visa / Self-employment | Varies (€4,500 DAFT for Americans) | Netherlands, France, Estonia, Germany |
| Retiree | Retirement visa | Proof of pension/income | Portugal, Spain, France, Italy, Greece |
Data Sources
Requirements may change — always verify with official government sources before making decisions.
Official sources
- aima.gov.pt — Portugal immigration authority — national visa & residence portal
- inclusion.gob.es — Spain immigration authority — national visa & residence portal
- one.gob.es — Spain — Entrepreneur Authorization (Emprendedor, Ley 14/2013)
- exteriores.gob.es — Spain — Digital Nomad Visa: International Telework Visa (Digital Nomad, Ley 14/2013)
Frequently Asked Questions
Can I still get a golden visa in Europe in 2026?
Yes, but options have narrowed. Greece (€400K–€800K real estate; the former €250K tier now applies only to conversions/restorations), Portugal (€250K cultural or €500K funds — no real estate), Malta (€60K administrative fee + €37K Government contribution + property: buy from €375K or rent from €14K/year + €2K donation to a registered NGO), Latvia (€50K company investment + €10K payment to the state budget), Hungary (€250K), Italy (€250K in an innovative startup) and Cyprus (€300K investor Immigration Permit) still offer programmes. Spain, Ireland and the UK have closed their investor residence programmes, and Bulgaria abolished citizenship by investment in March 2022. Cyprus closed its citizenship-by-investment scheme in November 2020 but still issues Immigration Permits to investors.
Why are countries ending golden visas?
Reasons differ by country. The UK closed its Tier 1 Investor visa over money laundering risk. Portugal closed its real estate route through a housing-measures law (Lei 56/2023). For the other closures, we have not confirmed an official reason.
What is the cheapest way to get European residency?
Among the investment programmes listed here, Latvia has the lowest threshold (€50K company investment, plus a €10K payment to the state budget). For remote workers, Digital Nomad visas set a minimum monthly income: in Portugal, four times the national minimum monthly wage.
Does a golden visa give you citizenship?
Not directly. It gives residency. Citizenship depends on each country's nationality law. Portugal allows citizenship after 10 years (7 for CPLP and EU nationals) under its 2026 nationality reform.
What is the minimum investment for a golden visa in 2026?
Golden visa thresholds in 2026: Portugal (€250,000 for cultural production or €500,000 in investment funds — real estate is no longer accepted), Greece (€400,000–€800,000 depending on region; the former €250,000 tier now applies only to conversions/restorations), Italy (€250,000 in a startup or €2M in government bonds). Spain repealed its golden visa in April 2025 — no new applications.
Do golden visa holders need to live in the country?
Portugal requires a minimum stay of 7 days in the first year and 14 days in each following two-year period. Spain closed its programme to new applications on 3 April 2025. For the other programmes listed here, we have not confirmed a minimum-stay rule. The golden visa is often a first step, not a direct path to citizenship.
Are golden visa investments safe and recoverable?
Risk varies by investment type. Real estate investments (Greece; Spain only for the transitional regime covering pre-April-2025 holders, since new applications are closed) can appreciate or depreciate with the market. Portugal's fund route requires a fund maturity of at least five years at the time of investment and a five-year minimum investment period; fund investments carry market risk. Italy also offers a government bond option (€2M). Due diligence is essential: use regulated funds, verified real estate agents, and independent legal counsel.
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