Residency-by-investment programmes have narrowed sharply since 2022. Several countries have closed their routes, others have removed property as a qualifying asset, and the ones still open ask for more money and more paperwork. This guide sets out which European routes are open in 2026, the main amounts involved, and what to check before committing funds.
What you need to know
- Spain ended its golden visa in April 2025, Ireland closed its investor programme to new applications in February 2023, and the UK closed its Tier 1 Investor visa in February 2022.
- Portugal and Greece remain the most searched European options, but both have changed what counts as a qualifying investment.
- Source-of-funds checks now decide many applications, so clean paperwork matters as much as the amount.
- Rules can change with little notice, so always confirm the current threshold with the issuing authority or a licensed adviser before you transfer money.
Status of the main programmes
| Country | Status in 2026 | Main route and amount |
|---|---|---|
| Portugal | Open, without real estate | Regulated investment fund of EUR 500,000; cultural donation from EUR 250,000 (EUR 200,000 in low-density areas); company or research routes from EUR 500,000 |
| Greece | Open | Real estate from EUR 800,000 in Athens, Thessaloniki and large islands; EUR 400,000 elsewhere; EUR 250,000 only for conversions and restorations |
| Spain | Closed | The EUR 500,000 property route ended in April 2025 |
| Ireland | Closed | Immigrant Investor Programme closed to new applications in February 2023 |
| United Kingdom | Closed | Tier 1 Investor visa closed in February 2022 |
Portugal: funds, culture and jobs, not property
Portugal removed real estate as a qualifying route in October 2023. The programme itself was not suspended. The main route is a EUR 500,000 stake in a regulated investment fund with a long maturity and a focus on Portuguese companies. Cultural or heritage donations start at EUR 250,000, or EUR 200,000 in low-density areas, and company or job-creation routes are also available. The stay requirement is light, an average of seven days in the first year and fourteen days in each later two-year period.
Two things deserve attention. Processing is slow, with many applicants waiting more than a year for decisions and biometrics. And Portugal’s new nationality law, in force from 19 May 2026, lengthens the residence period for citizenship from five years to ten (seven for EU and CPLP nationals), so anyone buying residency with citizenship in mind should plan on the longer timeline.
Greece: property still works, but the entry price rose
Greece still accepts real estate. Since 31 August 2024 the minimum is EUR 800,000 in Athens, Thessaloniki and the larger islands, and EUR 400,000 in other areas. The EUR 250,000 tier now applies only to conversions of commercial buildings and restorations of listed ones. The geography of the property therefore decides the price of entry.
How families should compare options
A permit is only the tool. Most families are weighing schools, healthcare, travel access, tax treatment of foreign income and how easily the asset can be sold later. A cheaper programme with weak long-term certainty can cost more in the end than a dearer one with stable rules. For people based in the UAE, the comparison also includes the UAE’s own long-term residency, where property investors can qualify for a ten-year Golden Visa, which requires no stay abroad and no change of tax base.
Checklist before you invest
- Document the source of funds first. Bank statements, sale contracts, tax returns and company accounts should be ready before the application starts.
- Check the amount and route with the official authority. Aggregator sites often lag behind law changes by weeks or months.
- Have a fallback. Keep a second qualifying option in case your first route changes mid-process.
- Understand the ongoing duties. Minimum stays, holding periods and reporting rules continue after approval.
- Get joined-up advice. Immigration, tax and legal advisers should agree on the plan before money moves.
Frequently asked questions
Which European countries still offer residency by investment in 2026?
Portugal and Greece are the most used options. Spain, Ireland and the UK have closed their programmes to new applicants.
Can I still get Portuguese residency by buying property?
No. Buying property is still allowed, but it has not qualified for a residence permit since October 2023.
What is the biggest risk for applicants?
Rule changes in the middle of a process, and weak source-of-funds paperwork. Both can delay or sink an application even when the investment amount is right.
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