Residence Permit by Real Estate Purchase: Countries and Conditions for Investors in 2026

What is a Residence Permit by Real Estate Purchase and Its Advantages

A residence permit by real estate purchase is an authorization for long-term residency in a foreign country, granted upon the acquisition of a property whose value meets or exceeds a state-defined threshold. This status is often referred to as a “Golden Visa” in countries like Greece or the UAE, highlighting its investment nature and the opportunity to secure a residence permit for real estate investment.

The advantages of obtaining a residence permit through real estate are numerous and significant for wealthy investors:

• Right to Legal Residence: The ability to live in the country and utilize its infrastructure and services.
• Access to Financial Services: Opening bank accounts, obtaining loans, and managing assets within the local jurisdiction.
• Healthcare: Access to the healthcare system of the country of residence.
• Freedom of Movement: For EU countries within the Schengen Area (e.g., Greece), this means visa-free travel throughout the zone.
• Path to Citizenship: After a certain period of residency (typically 5-10 years), there is an opportunity to apply for permanent residency (PR) or citizenship by naturalization.

It is important to note that a residence permit is an intermediate status between a tourist and a citizen, offering broad opportunities but not immediate full citizenship.

European Residence Permit Programs for Real Estate in 2026

Europe continues to attract investors with its residence permit by real estate purchase programs. However, conditions are changing, and it is crucial to stay informed about current requirements to obtain a residence permit for real estate investment.

Greece: Flexible Thresholds and Schengen Access

Greece’s “Golden Visa” remains one of the most popular in the EU. As of 2026, differentiated investment thresholds for real estate apply, depending on the region, to obtain a residence permit:

• 250,000 EUR: For cultural heritage properties requiring restoration.
• 400,000 EUR: For other regions (outside the 800k zones), provided the residential property purchased is at least 120 sq.m.
• 800,000 EUR: For Attica (excluding periphery) and popular islands (Santorini, Mykonos, Rhodes, Crete, parts of Thessaloniki), also with a requirement for a minimum area of 120 sq.m.

The residence permit is issued for 5 years and can be renewed as long as property ownership is maintained. Advantages include no minimum stay requirement in Greece and the right to visa-free travel within the Schengen Area. This makes Greece residence permit by real estate an attractive option.

Cyprus: Permanent Residence Permit for Real Estate Investment

Cyprus offers a program for obtaining permanent residence permit (Regulation 6(2)) by purchasing new property directly from a developer for a sum starting from 300,000 EUR (plus VAT). This is a permanent status that does not require renewal. Important conditions for obtaining a residence permit by real estate purchase:

• The purchase must be made on the primary market, directly from the developer.
• The secondary market is not suitable for this program (for the secondary market, another route, Regulation 5(f), exists with a longer waiting period).

Cyprus is an EU member but is not part of the Schengen Area.

Malta and Latvia: Other EU Options

Malta offers a residence permit for real estate purchase starting from 220,000 EUR. Latvia also maintains a program with a threshold of 250,000 EUR. These countries may be of interest as alternative options for obtaining a residence permit Europe real estate.

Residence Permit by Real Estate Purchase in Montenegro and Serbia: Balkan Prospects

For those considering countries outside the EU, Montenegro and Serbia offer attractive conditions for obtaining a residence permit by real estate purchase.

• Residence Permit by Real Estate Purchase in Montenegro: As of January 17, 2026, the minimum threshold for an investment residence permit through real estate is 150,000 EUR. It is important that this amount refers to the tax (cadastral) valuation of the property, not the purchase agreement price. The residence permit is issued for one year with the possibility of renewal.
• Residence Permit by Real Estate Purchase in Serbia: The residence permit program for foreign property owners continues without a federally established minimum property value. Proof of ownership of a residential property is sufficient. The residence permit is issued for 1-3 years.

Both countries are not part of the EU or the Schengen Area but are actively negotiating accession.

Residence Permit by Real Estate in the Middle East and Caucasus Region

UAE: Golden Visa and Investor Visa

The United Arab Emirates offers two main formats of investment residency for obtaining a residence permit by real estate purchase:

• Golden Visa (10 years): For real estate purchases of 2,000,000 AED (approximately 545,000 USD) or more. The property must be fully paid for and not mortgaged. The status is granted for 10 years with the possibility of renewal.
• Investor Visa in Dubai (2 years): For owners of ready-to-move-in properties. As of April 29, 2026, the threshold for a sole owner in Dubai has been removed; for jointly owned properties, a threshold of 400,000 AED (approximately 109,000 USD) applies. This change only affects Dubai; conditions may differ in other emirates.

Both statuses grant the right to reside in the UAE, open bank accounts, and obtain local driving licenses. The UAE is not part of the Schengen Area.

Residence Permit by Real Estate Purchase in Turkey: RP or Citizenship

Turkey offers two different programs through real estate purchase:

• Ikame (Residence Permit) by Real Estate: Purchase of a property for 200,000 USD or more (threshold effective since October 16, 2023). A short-term residence permit is issued for 1-2 years with the possibility of renewal. It does not grant the right to work and does not directly lead to citizenship.
• Citizenship by Real Estate: A separate program with a threshold of 400,000 USD. The property cannot be sold for 3 years. Upon fulfilling the conditions, full Turkish citizenship with a passport is granted.

It is important to distinguish between these programs, as they have different thresholds and ultimate outcomes.

Residence Permit by Real Estate Purchase in Georgia: Investment Residence Permit

As of March 1, 2026, the threshold for obtaining an investment residence permit in Georgia through real estate has been raised from 100,000 to 150,000 USD. This status is a residence permit, not citizenship. An important clarification: for those who obtained a residence permit before March 1, 2026, renewal is possible under the previous threshold (100,000 USD) if the property is retained. A confirmed appraised value of the property, not just the price in the purchase agreement, is required. The residence permit is issued for 1 year with the possibility of renewal.

Comparative Table of Residence Permit by Real Estate Programs (2026)

Important Nuances and Trends for Golden Visa Real Estate in 2026

The investment residence permit market is constantly evolving. It is important to consider the following points when planning to obtain a residence permit by real estate purchase:

• Tightening Conditions: Some popular programs, such as the residence permit by real estate purchase in Spain or Portugal, have been abolished or significantly altered. As of May 2026, real estate purchase in Spain is no longer a basis for a residence permit. Portugal replaced real estate investments with charitable donations. The residence permit by real estate purchase in Kazakhstan also has its own peculiarities that require separate study.
• Increased Thresholds: Many countries, including Greece and Georgia, have raised the minimum investment amounts for obtaining a residence permit.
• Focus on the Primary Market: Some programs, like in Cyprus, now require purchasing property exclusively from a developer.
• Valuation: In several countries (e.g., Georgia, Montenegro), not only the contract price but also the confirmed appraised or cadastral value of the property is important for obtaining a residence permit.
• Tax Implications: When planning investments, it is crucial to consider not only the cost of the property but also purchase taxes, annual property taxes, and rental income taxes.

For affluent investors looking to obtain a golden visa for real estate investment, thorough analysis and up-to-date information from experts are critically important. These countries for residence permit by real estate offer diverse opportunities.

FAQ: Residence Permit by Real Estate Purchase

In which countries can one obtain a residence permit by real estate purchase in 2026?

In 2026, a residence permit by real estate purchase can be obtained in countries such as Greece, Cyprus, Malta, Turkey, UAE, Georgia, Montenegro, and Serbia. Conditions and minimum investment thresholds vary by country.

What is the minimum investment for residence permit by real estate?

The minimum investment for residence permit by real estate varies from country to country. For example, Serbia has no federal minimum, while in Montenegro and Georgia, it starts from 150,000 EUR/USD. In Turkey, it’s from 200,000 USD (for RP), in Cyprus from 300,000 EUR, and in Greece from 250,000 EUR to 800,000 EUR depending on the region. In the UAE, programs range from 400,000 AED (Dubai) to 2,000,000 AED (Golden Visa).

Does a residence permit by real estate grant the right to visa-free travel within the Schengen Area?

Yes, if the country issuing the residence permit for real estate investment is a member of the Schengen Area. For example, the Greek “Golden Visa” grants the right to visa-free travel within Schengen countries. Residence permits from countries not part of Schengen (Turkey, UAE, Georgia, Montenegro, Serbia) do not grant such a right.

Can one obtain a residence permit by real estate purchase in Spain or Kazakhstan in 2026?

No, as of May 2026, Spain’s “Golden Visa” program, which included obtaining a residence permit by real estate purchase in Spain, has been abolished. Real estate investments are no longer a basis for obtaining a residence permit in Spain. As for a residence permit by real estate purchase in Kazakhstan, different criteria apply there, not directly related to residential property investments for obtaining a residence permit. Business immigration to Kazakhstan, for example, might involve other considerations.

What taxes should be considered when purchasing real estate for a residence permit and golden visa?

When purchasing real estate to obtain a residence permit or golden visa, several types of taxes should be considered: purchase tax (transfer of ownership), annual property tax, and rental income tax (if planning to rent out the property). The rates of these taxes vary significantly by country. For example, Dubai has no annual property tax or income tax, while Greece has an annual ENFIA tax and progressive rental income tax.

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