Golden Visa countries are jurisdictions that grant residence rights to qualifying foreign investors through approved investment routes, such as real estate, investment funds, business investment, donations, or job creation. In 2026, investors should compare these programs by legal status, total cost, family eligibility, residence obligations, and long-term planning value, not by headline investment alone.
| 2026 Golden Visa Options | Details |
|---|---|
| Main European options | Greece, Portugal, Hungary, Malta, Italy, and Cyprus |
| Lowest verified entry points | From 250,000 EUR for selected Portugal, Hungary, and Italy routes |
| Main property-led routes | Greece, Cyprus, and Malta, subject to program rules |
| Spain status | No longer a core new-applicant Golden Visa option |
| UAE status | Official Golden Residency route, but not an EU or Schengen program |
| Citizenship outcome | Possible only through separate naturalization rules, never automatic |
The best Golden Visa country is not automatically the cheapest country. A family seeking permanent residence may reach a different conclusion from an entrepreneur, a property investor, or someone seeking low physical presence.
A strong decision starts by identifying the investor’s objective, then comparing each route against eligibility, documentation, tax exposure, renewal rules, and future residence planning.
Which Golden Visa Countries Are Active in 2026?
The main Golden Visa countries investors should compare in 2026 are Greece, Portugal, Hungary, Malta, Italy, and Cyprus. The UAE Golden Visa also offers long-term residence, but it serves a different purpose because it is not an EU or Schengen residence program.
Spain should no longer sit in the active core list for new applicants. Its investor residence route has been wound down, meaning investors comparing European options should focus on alternative residence-by-investment routes unless they already hold Spanish residence or submitted an application under transitional rules.
Main European Golden Visa Countries in 2026
Greece remains one of Europe’s most established Golden Visa options, offering a clear route for investors seeking residence through qualifying real estate.
Portugal remains active through the Autorização de Residência para Investimento, commonly known as the ARI or Portugal Golden Visa. Real estate investment no longer qualifies, so Portugal is now a non-property residency by investment route.
Hungary has returned to the investment migration market through its Guest Investor Program, with qualifying investment routes that include a 250,000 EUR real estate fund option and a 1,000,000 EUR donation route.
Malta offers permanent residence through the Malta Permanent Residence Programme, commonly known as the MPRP. It does not grant citizenship directly, although long-term residence in Malta may form part of a separate future citizenship strategy if the applicant later meets the relevant legal requirements.
Italy offers the Investor Visa for Italy. It is highly relevant for non-property investors, although it is an investor visa rather than a classic Golden Visa.
Cyprus offers a residence route for qualifying investors through property, company share capital, or approved investment fund units.
UAE Golden Visa for Global Residence Planning
The UAE Golden Visa is an important global comparison route. It offers long-term residence for eligible investors, entrepreneurs, real estate investors, exceptional talents, and other qualifying categories.
It is best suited to investors seeking UAE residence, regional business access, and long-term stability in the Gulf. It does not provide EU residence or Schengen movement rights.
What a Golden Visa Gives Investors and Families
A Golden Visa usually gives residence rights to the main applicant and eligible family members after an approved investment. The term is widely used by investors, but it is not always the official legal name of the program.
Golden Visa Residence Rights Versus Citizenship
A Golden Visa is not a passport. It does not grant automatic citizenship, full political rights, or unconditional access to every benefit available to nationals.
Some programs can support a future citizenship strategy, but naturalization remains a separate legal process. Applicants may need to meet residence, language, integration, criminal record, and good-character requirements.
Approval is never guaranteed. Citizenship is never automatic.
Schengen Access for Golden Visa Holders
A residence permit from a Schengen country may support short-term travel across the Schengen Area, subject to current rules. It does not usually give the holder the unrestricted right to live, work, or establish residence in every EU country.
Families planning education, relocation, business expansion, or future citizenship should assess residence rights separately from short-term travel access.
Tax Residence and Golden Visa Status
Immigration residence and tax residence are different. A residence permit does not automatically make someone tax resident, and it does not automatically create tax advantages.
Tax residence usually depends on domestic law, days spent in the country, center of life, family location, business activity, and treaty analysis. Investors should coordinate immigration planning with specialist tax advice before relocating or restructuring assets.
2026 Golden Visa Country Comparison
| Country | Program | Minimum Investment | Main Route | Permit Duration | Family Inclusion | Path to Citizenship | Best Suited For | Main Caution |
|---|---|---|---|---|---|---|---|---|
| Greece | Golden Visa / Article 20B investor residence | From 250,000 EUR for selected routes, with higher thresholds in some cases | Real estate and qualifying investor residence routes | 5 years, renewable while conditions are maintained | Yes, subject to rules | Possible only through separate naturalization rules | Property-focused EU residence | Thresholds and property eligibility vary |
| Portugal | ARI / Portugal Golden Visa | From 250,000 EUR | Culture, funds, research, company investment, or job creation | Renewable residence permit | Yes, through family reunification | Possible through separate nationality law | Low-stay EU residence planning | Real estate is no longer eligible |
| Hungary | Guest Investor Program | 250,000 EUR | Real estate fund investment or 1,000,000 EUR donation | Up to 10 years, renewable once | Yes, through family residence rules | General naturalization law applies | Long permit validity | Investment proof and holding rules are strict |
| Malta | Malta Permanent Residence Programme | Multi-component route; no single minimum investment figure | Property plus contribution, administrative fee, and donation obligations | Permanent residence framework, subject to ongoing compliance | Broad dependent planning possible | MPRP does not grant citizenship; any citizenship route is separate | Families seeking permanent residence | Total cost is higher than headline property exposure |
| Italy | Investor Visa for Italy | 250,000 EUR | Innovative start-up, company, government bonds, or philanthropy | 2-year investor visa and permit, renewable for three years | Family reunification may be available | Long-term residence and citizenship are separate | Non-property EU investors | It is an investor visa, not a classic Golden Visa |
| Cyprus | Immigration Permit for Investors | 300,000 EUR | Property, company share capital, or investment fund units | Residence right of unlimited validity; card replacement required every 10 years | Yes, subject to dependent rules | Separate naturalization rules apply | Permanent residence through investment | Ongoing monitoring and investment maintenance apply |
| UAE | Golden Residency | 2,000,000 AED for selected investor categories | Public investment, real estate, entrepreneurship, or talent categories | 5-10 years | Yes, subject to category rules | No direct citizenship route through Golden Residency | UAE residence and regional business planning | No Schengen residence rights |
The minimum investment is not the total cost. Investors should also account for government fees, due diligence costs, professional fees, taxes, translations, dependent charges, renewal costs, and investment maintenance obligations.
Greece Golden Visa for Property-Focused EU Residence
Greece remains one of the most recognized European Golden Visa countries because it offers a property-linked route to residence in an EU and Schengen country. It is especially relevant for investors who want real estate exposure and optional European residence for their family.
The Greek Golden Visa is best suited to investors who want a tangible property-backed route, provided the property qualifies under the current rules.
Greece Golden Visa Investment Routes and Property Rules
The Greece Golden Visa now uses location and property-specific thresholds. Standard real estate routes generally require 800,000 EUR in high-demand areas, including Attica, Thessaloniki, Mykonos, Santorini and larger Greek islands, or 400,000 EUR in other eligible areas.
A lower 250,000 EUR threshold may apply to specific routes, such as eligible property conversions or restoration projects, but these require careful legal and technical checks.
Investors should also confirm whether the property must be acquired as a single asset, whether minimum size rules apply, and whether use restrictions affect short-term rentals or future renewal.
Before committing capital, investors should verify the exact threshold, location category, property type, permitted use and renewal conditions for the specific asset.
Greece Golden Visa Renewal and Investment Maintenance
Renewal depends on maintaining the qualifying investment and meeting the applicable procedural requirements. Where the route is property-based, investors should retain evidence that the qualifying property remains owned, leased, or otherwise held under the required structure.
Investors should also budget for legal fees, notary fees, taxes, translation, due diligence, insurance, and maintenance costs. The purchase price is only one part of the total commitment.
Best For Greece Golden Visa Applicants
Greece suits investors who want an EU residence route linked to qualifying real estate. It works best when the investor is comfortable holding the asset and can verify eligibility before committing capital.
Portugal Golden Visa for Low-Stay EU Residence Planning
Portugal remains one of Europe’s leading Golden Visa options, although its structure has changed significantly. The Portugal Golden Visa, formally the Autorização de Residência para Investimento (ARI), is still available through approved non-property routes such as investment funds, cultural support, research, company investment and job creation. Real estate investment no longer qualifies.
Portugal ARI Investment Routes Excluding Real Estate
Portugal’s Autorização de Residência para Investimento (ARI) remains active, but the eligible investments have shifted away from property. Current routes include 500,000 EUR into qualifying investment funds, 500,000 EUR for scientific research, 250,000 EUR for cultural or artistic production, company investment with job creation, or the creation of at least 10 jobs.
Real estate purchases and real estate-linked capital transfers no longer qualify. Investors considering Portugal should therefore assess the ARI as a non-property residency-by-investment route, with a focus on fund eligibility, job creation requirements, cultural approval, investment holding periods and long-term residence planning.
Portugal Golden Visa Stay Requirement and Long-Term Planning
Portugal remains attractive to internationally mobile investors because of its low physical presence model. The ARI framework has historically required a limited number of days in Portugal during the residence period, making it useful for investors who do not plan immediate relocation.
Low stay helps preserve optionality, but it does not remove the need for long-term planning. A future citizenship application remains separate and may require Portuguese-language knowledge and other statutory conditions.
Best for Portugal Golden Visa Applicants
Portugal suits investors who want low-stay EU residence planning without buying property. It is strongest for applicants comfortable with fund, cultural, research, company, or job creation routes.
Hungary Golden Visa for Long Permit Validity
Hungary has become one of the most important 2026 comparison routes because its Guest Investor Program offers long permit validity and clear statutory investment options.
The Hungary Golden Visa is relevant for investors seeking residence in an EU country without direct ownership of residential property.
Hungary Guest Investor Program Investment Routes
Hungary’s Guest Investor Program includes a 250,000 EUR real estate fund investment route and a 1,000,000 EUR donation route to a qualifying higher education institution.
The fund route is not the same as buying residential property directly. It is an investment into a qualifying real estate fund, subject to fund rules and statutory conditions.
Hungary Golden Visa Permit Length and Family Residence
The guest investor residence permit may be valid for up to 10 years and may be extended once for the same purpose. Family residence may also be available, subject to the relevant rules.
Hungary is especially relevant for investors seeking long residence permit validity and lower day-to-day residence obligations.
Best for Hungary Golden Visa Applicants
Hungary suits investors seeking long permit validity and an investment route that does not require direct property ownership. It is strongest for applicants who want an EU residence option with a defined investment framework and family residence planning potential.
Malta Permanent Residence Programme for Family Residence Planning
Malta’s MPRP is not a simple Golden Visa. It is a permanent residence program built around a combination of property, fees, contribution, and donation requirements.
The Malta Permanent Residence Programme is especially relevant for families seeking a more durable residence structure.
Malta Permanent Residence Programme Cost Structure
The Malta Permanent Residence Programme (MPRP) combines property, government contribution, administration, donation and financial asset requirements. Applicants must either buy a qualifying property from 375,000 EUR or rent a qualifying property from 14,000 EUR per year.
The current core costs include a 60,000 EUR non-refundable administration fee for the main applicant, paid as 15,000 EUR on submission and 45,000 EUR after approval in principle. A 37,000 EUR government contribution is also required, whether the applicant buys or rents, along with a 2,000 EUR donation to an approved Maltese NGO. Certain adult dependents may trigger an additional 7,500 EUR administration fee per dependent.
Applicants must also show either 500,000 EUR in assets, including at least 150,000 EUR in financial assets, or 650,000 EUR in assets, including at least 75,000 EUR in financial assets. Professional fees, health insurance, translation, certification and other third-party costs should be budgeted separately.
Malta Permanent Residence for Dependents and Family Members
The Malta Permanent Residence Programme can include a spouse or recognized partner, minor children, certain unmarried adult children under 29, and adult children with a recognized disability where program conditions are met.
Dependent parents and grandparents of the main applicant or spouse may also qualify if they can prove principal dependency. Malta is strongest where permanent residence and wider family inclusion matter more than the lowest entry threshold.
Best for Malta Permanent Residence Applicants
Malta suits families seeking permanent residence rather than a short-term residence permit. It is less suitable for investors who want the lowest possible entry cost or a direct citizenship route.
Long-term residents may be able to explore separate citizenship options in the future, but citizenship depends on meeting Malta’s legal requirements and is not granted through MPRP approval alone.
Italy Investor Visa for Non-Property Investors
Italy offers a capital-based residence route through the Investor Visa for Italy, with options linked to start-ups, Italian companies, government bonds and philanthropy. Unlike classic property-led Golden Visas, the Italian route is designed for investors who want an EU residence option without purchasing real estate.
Italy Investor Visa Investment Options
Italy offers four main investment options:
- 250,000 EUR in an innovative start-up
- 500,000 EUR in an Italian limited company
- 1,000,000 EUR in a philanthropic initiative
- 2,000,000 EUR in Italian government bonds
This makes Italy attractive for investors who want an EU route without buying property.
Italy Investor Visa Process and Renewal
The Italian process begins with an online application for investor approval. After approval, the applicant applies for the investor visa through the relevant Italian diplomatic or consular authority.
After arriving in Italy, the investor must complete the residence permit stage and make the qualifying investment within the required timeframe. Renewal depends on maintaining the investment.
Best for Italy Investor Visa Applicants
Italy suits investors seeking a non-property route into an EU country with strong business, cultural, and lifestyle appeal. Applicants should analyze residence, tax exposure, long-term residence, and citizenship separately from the visa itself.
Cyprus Golden Visa for Permanent Residence Through Investment
Cyprus offers a defined investor immigration permit for applicants seeking residence through property, company share capital or qualifying investment fund units.
Cyprus Investment Categories for Residence
Cyprus requires at least 300,000 EUR in one of several categories. These may include new residential property, other qualifying real estate, share capital in a Cyprus company, or approved collective investment units.
Applicants must also show secured annual income, with additional amounts required for a spouse and dependent children.
Cyprus Dependents and Ongoing Residence Requirements
Cyprus can cover spouses and dependent children, subject to the program’s family eligibility rules. Some financially dependent adult children may require separate assessment.
The route carries ongoing compliance obligations. Investors should maintain the qualifying investment, keep documentation current, and understand the conditions that could affect renewal or permit validity.
Best for Cyprus Golden Visa Applicants
Cyprus suits investors seeking residence through a clearly defined investment permit. It requires careful management because income, investment maintenance, health insurance, and family documentation all matter.
Spain Golden Visa Status in 2026
Spain was previously one of Europe’s best-known Golden Visa countries, largely because of its 500,000 EUR property route. That position has changed.
Spain should not be treated as a core active Golden Visa option for new applicants in 2026. Investors interested in Spain should review alternative residence routes or obtain advice if they already hold residence rights or submitted an application before the relevant transition period.
For new Golden Visa planning, Spain should now be treated as a closed or restricted comparison point, not a live core option.
Golden Visa Cost, Stay, and Family Comparison
A meaningful Golden Visa comparison looks beyond the minimum investment and considers how each program supports residence, family inclusion, renewal and long-term planning.
Cheapest Golden Visa Countries by Entry Point
Several Golden Visa and residence-by-investment routes begin at accessible investment levels. Portugal, Hungary, and Italy each offer routes from 250,000 EUR, while Cyprus starts from 300,000 EUR and the UAE has a 2,000,000 AED real estate investor category.
Greece also includes selected lower-threshold routes, alongside higher real estate thresholds in prime locations. This gives investors a broad range of options, from non-property investment routes in Portugal and Italy to real estate-linked residence planning in Greece, Cyprus, Malta, and the UAE.
Golden Visa Family Inclusion Rules
Family eligibility varies by program, but most Golden Visa routes allow the main applicant to include a spouse or recognized partner and minor children. The main differences usually appear with adult children, parents and grandparents.
Malta offers one of the broader family structures, with potential inclusion for a spouse or recognized partner, minor children, certain unmarried adult children under 29, adult children with a recognized disability, and dependent parents or grandparents. Greece may also be useful for multi-generational planning, as family eligibility can extend beyond a spouse and minor children where the program conditions are met.
Portugal and Hungary usually work through family reunification rules, so applicants should check how dependency, age and documentation are assessed for each family member. Cyprus can include spouses and dependent children, with additional rules for adult children in specific circumstances.
Investors comparing programs should review:
- Age limits for children
- Dependency evidence for adult children
- Student status requirements
- Parent and grandparent eligibility
- Additional government fees for dependents
- Residence card validity and renewal rules for each family member
Golden Visa Countries With Citizenship Potential
A Golden Visa can support future citizenship planning only when the applicant builds the residence, language, integration and documentation profile required under the country’s nationality law.
Portugal is often the strongest citizenship-planning route because ARI residence may support a future naturalization application, subject to the required residence period and Portuguese-language rules. Greece, Hungary, Italy and Cyprus may also lead to citizenship through ordinary naturalization, but applicants usually need substantial residence, local ties and language or integration evidence.
Malta’s MPRP does not grant citizenship, although long-term residence in Malta may support a separate future application if the applicant meets Malta’s nationality rules. The UAE Golden Visa is not designed as a route to citizenship; Emirati citizenship is exceptional and not a standard residence-to-citizenship pathway.
No Golden Visa grants automatic citizenship. Investors who want residence-based planning with direct passport routes can review NGE’s Citizenship by Investment.
Golden Visa Due Diligence, Source of Funds, and Program Risk
Golden Visa approval depends on more than meeting the minimum investment amount. Applicants must show that they meet the program rules, that their documents are consistent, and that the funds used for investment come from a lawful and verifiable source.
Due Diligence Checks for Golden Visa Applications
Applicants should expect detailed checks on identity, criminal record, sanctions exposure, politically exposed person status, source of wealth, source of funds, and supporting documents.
A well-prepared application should clearly show:
- How the applicant built their wealth
- Where the investment funds are held
- How funds moved between accounts or jurisdictions
- Whether the investment route matches the applicant’s profile
- Whether all family members meet the relevant eligibility checks
Clear source-of-funds evidence is one of the most important parts of any residence-by-investment application.
Golden Visa Rule Changes and Policy Risk
Golden Visa programs are active legal frameworks, and rules can change in response to housing policy, immigration priorities, public scrutiny, and EU-level pressure.
Portugal removed real estate from its ARI route. Spain moved away from its investor residence route. Greece introduced more detailed property thresholds. Hungary relaunched under a new Guest Investor framework.
Investors should review the current rules before committing capital, especially where property contracts, fund subscriptions, donations, or business investments are involved.
Golden Visa Investment Maintenance and Exit Planning
Many programs require the qualifying investment to be maintained for renewal or continued residence rights. Selling a property, exiting a fund, changing the investment structure, or failing to meet ongoing reporting requirements may affect residence status.
A strong plan should consider both entry and exit from the beginning, including holding periods, renewal dates, liquidity, tax exposure, and the family’s long-term residence goals.
How to Choose the Best Golden Visa Country
Choosing the right Golden Visa country depends on what the residence permit needs to achieve. Investors should compare each route by investment type, family eligibility, physical presence, renewal rules, tax exposure and long-term residence or citizenship potential.
Best Golden Visa Countries for Real Estate Investment
Greece and Cyprus are the main European options for investors seeking residence through direct or property-linked investment. Greece is well suited to buyers focused on qualifying real estate in an EU and Schengen country, while Cyprus may appeal to applicants seeking permanent residence through property or other approved investment categories.
Malta also includes a property requirement, but it is better viewed as a permanent residence route for families rather than a simple property investment program.
Best Golden Visa Countries for Low Physical Presence
Portugal remains one of the leading low-stay European options through the ARI, especially for investors using fund, cultural, research or business routes. Hungary is also attractive for applicants seeking long permit validity through its Guest Investor Program.
Low physical presence can help investors preserve flexibility, although future citizenship planning may require stronger residence ties.
Best Golden Visa Countries for Families
Malta, Greece, Cyprus, Portugal and Hungary can all support family residence, but the best fit depends on the family structure. Malta is particularly relevant for wider dependent planning, while Greece and Cyprus may suit families seeking residence linked to real estate.
Families should compare adult child rules, parent and grandparent eligibility, dependent fees, renewal dates and whether each family member receives residence rights on the same basis.
Best Golden Visa Countries for Non-Property Investors
Portugal and Italy are the clearest European options for investors who prefer not to buy property. Portugal offers routes linked to funds, research, culture, company investment and job creation. Italy offers investment options through start-ups, Italian companies, government bonds and philanthropy.
These routes may appeal to investors who prefer capital-based or business-linked residence planning over real estate ownership.
Best Golden Visa Alternative for Gulf Residence
The UAE Golden Visa is the leading non-European comparison route for investors seeking long-term residence in the Gulf. It is most relevant for real estate investors, entrepreneurs, business owners and globally mobile families who want UAE residence, regional access and long-term stability outside the Schengen Area.
A Stronger Residence Strategy for 2026
A successful residence strategy starts with the investor’s objective: family security, Schengen access, future relocation, asset diversification or long-term citizenship planning.
Greece may suit property-focused investors. Portugal may suit low-stay EU planners. Hungary may suit applicants seeking long permit validity. Malta may suit families prioritizing permanent residence and wider dependent inclusion.
Next Generation Equity helps investors compare these routes through eligibility, source of funds, dependent rules, investment suitability, tax exposure and renewal conditions.
To compare the most suitable route for your circumstances, speak with our Residency by Investment advisory team.
FAQs About Golden Visa Countries
What Are Golden Visa Countries?
Golden Visa countries are jurisdictions that grant residence rights to qualifying foreign investors through approved investment routes. These routes may involve real estate, funds, company investment, donations, cultural support, or job creation.
Which Countries Offer Golden Visas in 2026?
The main European countries to compare in 2026 are Greece, Portugal, Hungary, Malta, Italy, and Cyprus. The UAE also offers an official Golden Residency route, but it is not an EU or Schengen residence program.
What Is the Cheapest Golden Visa Country in Europe?
Several European routes begin around 250,000 EUR, including selected Portugal, Hungary, and Italy options. Cyprus starts at 300,000 EUR. Greece may offer selected lower-threshold routes, but eligibility depends on property type and location.
Is Portugal Still a Golden Visa Country?
Yes. Portugal’s ARI, or Autorização de Residência para Investimento, remains active, but real estate investment no longer qualifies. Current routes include cultural support, research, qualifying funds, company investment, and job creation.
Is Spain Still a Golden Visa Country?
Spain should not be treated as a core active Golden Visa country for new applicants in 2026. Investors should review alternative Spanish residence options or seek advice if they already hold investor residence rights.
Which Golden Visa Countries Allow Family Members?
Most major programs allow family inclusion, but the rules differ. Spouses and minor children are usually easier to include. Adult children, parents, and grandparents may require proof of dependency, study, age limits, or additional investment.
Can a Golden Visa Lead to Citizenship?
A Golden Visa can sometimes support future citizenship eligibility, but it never grants automatic citizenship. Naturalization depends on separate law, residence history, language, integration, criminal record checks, and discretionary approval.
Does a Golden Visa Make You Tax Resident?
No. A Golden Visa does not automatically make the holder tax resident. Tax residence usually depends on days spent in the country, domestic tax law, center of life, family ties, and treaty analysis.
Do Golden Visa Holders Get Schengen Access?
A residence permit from a Schengen country may support short-term travel within the Schengen Area, subject to current rules. It does not normally give unrestricted rights to live or work across the whole EU.
What Is the Difference Between a Golden Visa and Citizenship by Investment?
A Golden Visa grants residence rights. Citizenship by investment, where legally available, grants citizenship through a separate legal route. A Golden Visa may support long-term residence planning, but it is not a passport program.
