Top 10 Golden Visas in Europe for Investors in 2026

Brief summary

If you are short on time, here is a summary of what is happening with European golden visas in 2026.

• Spain has closed. As of April 3, 2025, new applications for golden visas for real estate purchases from €500,000 are no longer accepted. Reason - rising housing prices. Alternative for remote workers - digital nomad visa.
• Portugal removed real estate. Since October 2023, it is no longer possible to purchase an apartment under a golden visa. Access only through investment funds from €500,000. And from May 2026, the path to a passport has been extended from 5 to 10 years.
• Greece became more expensive. The threshold is now €800,000 in Athens, Thessaloniki, and popular islands, and €400,000 in other regions. The old €250,000 remains only for rare properties under renovation.
• Hungary returned. Since July 2024, the Guest Investor Program has been operating from €250,000 invested in an approved real estate fund. Residence permit immediately for 10 years.
• Ireland and United Kingdom are closed since 2023 and 2022 respectively, no replacements available.

Main conclusion: cheap and fast golden visas in the EU are almost gone, and the remaining ones have become more stable - under pressure from Brussels, they are unlikely to be abruptly cancelled. We made a detailed comparison of three key programs in a separate article: Hungary, Greece or Portugal.

How we compiled the ranking

There are many golden visas, but there is no universal champion - it all depends on your goals. Therefore, we do not award one first place, but rank programs based on a combination of factors important for a private investor in 2026.

• Entry threshold - the minimum amount that actually needs to be invested or contributed.
• Money preservation - whether the investment (fund, deposit) is returned or is a non-refundable payment.
• Speed - how long it takes from application to receiving the residence permit card.
• Requirement to live in the country - are there minimum days of presence required for renewal.
• Prospect of permanent residence and passport - in how many years the path to EU citizenship opens.
• Program stability - risk of closure or sharp increase in threshold.

Important note: we do not mix essentially different products. Residence permits for investments (Greece, Hungary, Italy, Latvia) and immediate unlimited permanent residence (Malta, Cyprus) are legally different statuses, and comparing them directly by one figure is incorrect. Therefore, in the table we separately mark the type of status and separately - money refundability. A non-refundable contribution of €60,000 and a refundable fund share of the same amount are not at all the same thing, although at first glance the figures are comparable.

Another principle - we count not the advertised threshold, but the full cost of maintaining the status for the first five years: entry plus fees, lawyers, purchase taxes, renewals and charges for each family member. This is the logic behind the separate section on hidden costs below. All figures in the article are current as of mid-2026; programs and thresholds change frequently, so before applying, specific amounts should be double-checked with a consultant. We do this for free at first consultation.

Summary table: top 10 European golden visas 2026

Below are all residence permit and permanent residence programs in the EU for investments operating in 2026 at a glance. Amounts are minimum, excluding taxes, fees and charges per family.

Next, we analyze each program in detail: essence, threshold, pros, cons, and who it suits.

Country rating: breakdown of each program

Next, we analyze each of the ten programs in detail: essence, exact threshold, processing time, residence requirements, tax perspective, path to permanent residence and passport, as well as pros, cons, and profile of who the visa truly suits.

1. Greece - best balance of price and quality. Despite the price increase, Greece remains the most sought-after EU golden visa, and this is understandable: you buy a real asset by the sea and receive status for the whole family without an obligation to relocate. The essence of the program is purchasing property, which grants a residence permit for 5 years with infinite renewal as long as you own the property. The threshold depends on the district: 800,000 euros in Athens, Thessaloniki, Mykonos, Santorini and other major popular islands; 400,000 euros in other regions of the country; and only from 250,000 euros for properties under renovation or conversion from commercial to residential real estate, minimum 120 sq. m, with no short-term rental rights. Processing takes approximately 2-4 months; there is no requirement to live in the country at all - it is sufficient to purchase the property and renew the card. Tax perspective: when purchasing second-hand property, transfer tax is 3.09%; for new construction, 24% VAT is possible, plus annual ENFIA property tax. Path to passport: 7 years of actual residence, not just ownership, and with passing the Greek language exam. Pros: Money invested in a liquid asset, zero presence requirement, entire family immediately, status renews indefinitely. Cons: Threshold in the capital and at resorts has increased more than threefold, short-term rental of eligible properties is prohibited, path to citizenship is lengthy and requires actual residence in the country. Who it suits: Those who want an asset by the Mediterranean and visa-free Schengen access without relocating. Details in the Greece golden visa review.

2. Portugal - for those targeting an EU passport and not wanting to deal with real estate. This is a program for the patient: real estate was removed from it as of October 2023, and entry is now only financial - investment from 500,000 euros in a qualified investment fund (venture or private equity), registered with CMVM regulator and unrelated to real estate. A minimum of 60% of fund capital must work in Portuguese companies. Money remains your asset and can generate income, and residence requirement is symbolic, approximately 7 days per year. Processing timelines are now extended - from 1.5 to 3 years due to immigration service workload. Major change: as of May 2026, the timeline before applying for citizenship increased from 5 to 10 years, and a passport will require A2 language level and clean residence history. Tax perspective: the former NHR preferential regime is closed for new applicants, a narrow regime remains for certain professions only. Pros: Capital is returnable and working, barely need to live in the country, clear path to EU passport. Cons: Timeline to passport doubled, lengthy application processing, high threshold and fund return risks. Who it suits: Investors with a multi-year horizon, ready to keep money in the fund for the sake of an EU passport for themselves and children. In detail in the guide to Portugal golden visa.

3. Hungary - the cheapest and fastest entry in 2026. The Guest Investor Program was relaunched in July 2024 and quickly became a hit among those needing long and stable status without major expenses. The essence is investment from 250,000 euros in a fund approved by the Hungarian National Bank (minimum 40% of fund assets work in Hungarian housing), or a non-refundable donation of 1 million euros directly. Residence permit is issued immediately for 10 years with the right to extend for another 10 - this is the longest primary status in the selection. Processing is fast, within several weeks after biometric submission, no requirement to permanently live in the country. Money in the fund is returnable - fund shares can be sold minimum after 5 years. Tax perspective: Hungary is known for one of the lowest corporate tax rates in the EU (9%) and a flat personal income tax rate of 15%, making the country an attractive tax base. Pros: Low threshold, very fast processing, record-long status, money return after 5 years, convenient tax environment. Cons: Program is new, little track record, path to citizenship is not fast and lacks transparency, selection of approved funds is currently limited. Who it suits: Those who want to settle in Schengen cheaply and for a long time and do not plan to relocate right now. Analysis in the article on Hungary golden visa.

4. Italy - flexible investor visa for business. Italy's Investor Visa is built on a menu principle: choose 250,000 euros in an Italian innovative startup, 500,000 euros in an existing company, 1 million euros in a public interest project, or 2 million euros in government bonds. Residence permit is issued for 2 years with immediate renewal for 3 years. Key strength is speed: the nulla osta certificate application is reviewed in approximately 30 days, the overall cycle takes 3-6 months, and money is contributed only after approval, not before. Permanent residence in Italy is not required to maintain status, but 10 years of actual residence is needed for a passport. Tax perspective: for wealthy relocating individuals, there is a fixed foreign income tax regime (annual lump-sum payment for all foreign income), which is often the main relocation motivation. Pros: Low startup threshold under the startup option, fast review, money works in the economy, attractive tax regime for large capitals. Cons: Investment must be genuinely held for the entire period, path to citizenship is 10 years, some options require business activity. Who it suits: Entrepreneurs and investors who want to do business in Italy or make it their tax base.

5. Malta (MPRP) - ready permanent residence for the whole family. Important to understand immediately: this is not a golden visa, but a Permanent Residence Programme (Malta Permanent Residence Programme), and a significant portion of costs are non-refundable. The package is: administrative fee 60,000 euros (or 50,000 when purchasing property), government contribution, housing rental from 14,000 euros per year or property purchase from 375,000 euros, charitable donation 2,000 euros, plus proof of assets from 500,000 euros. In return - immediate indefinite permanent residence for the whole family, including parents and sometimes grandparents, without residence requirement. Processing takes 4-6 months. Malta citizenship is a separate matter: the former investment scheme is liquidated, and the passport is now issued only by special merit, without a fixed price tag. Pros: Instant and indefinite permanent residence status for three generations of family, English-speaking environment, Schengen. Cons: Most money is non-refundable contributions and donations, no direct path from MPRP to passport. Who it suits: Large families for whom stable lifelong permanent residence status matters, rather than return on investment.

6. Cyprus - fast indefinite permanent residence. The Cyprus permanent residence program grants immediate indefinite status, not temporary residence permit. The essence is an investment from 300,000 euros (plus VAT) in new real estate, shares in local investment funds, or shares in Cypriot companies; additionally, confirmed annual income from abroad of 50,000 euros per family head plus supplements for dependents is required. Only primary property from a developer qualifies for permanent residence. The expedited path takes only 2-6 months. To maintain status, it is sufficient to visit the island once every two years. Tax perspective: Cyprus is one of the mildest EU jurisdictions, with non-dom status you can go many years without paying tax on dividends and interest, corporate tax rate is 12.5%. Pros: Very fast accelerated pathway, immediate permanent residency status, English-speaking environment, favorable taxes. Cons: Cyprus is not yet in Schengen (though moving toward accession), only new construction qualifies for permanent residency, stable foreign income required. Best for: Those who want a base on the island, fast permanent residency without relocation, and a comfortable tax environment. Details in the article on Cyprus permanent residency through investment.

Latvia—the cheapest legal entry into the EU. If your budget is limited but you have a real operating business, Latvia offers the formally lowest threshold. The essence: 50,000 euros into a Latvian company's capital, which pays 40,000 euros in taxes annually, plus a one-time state fee of 10,000 euros; alternatively, a subordinated deposit of 280,000 euros in a Latvian bank for 5 years. Residence permits issued for 5 years (in practice with annual confirmation). Processing is fast, within several weeks. The business option requires real, not formal, activity with turnover and taxes—otherwise status won't be renewed. Path to citizenship: 10 years of residence plus Latvian language exam. Tax angle: standard corporate tax rate applies only upon profit distribution, which is convenient for growing businesses. Pros: Minimum threshold for business option, Schengen, easy entry, close to the rest of Europe. Cons: Business must genuinely operate and pay taxes, status is temporary and requires renewals, citizenship is far off. Best for: Entrepreneurs with modest budgets and an operating or new real business in Latvia.

Greece through funds—the same country without real estate hassles. This is the financial track of Greece's golden visa for those who don't want to buy and maintain an apartment. Thresholds are higher than regional real estate: 350,000 euros in Greek investment fund shares, 500,000 euros in fixed-term bank deposits, government bonds or stocks, or 800,000 euros in securities portfolio on a regulated market. Status is the same—residence permit for 5 years with renewal and no residency requirement, path to citizenship—7 years. Capital remains liquid and requires no rental, repair, or property tax management. Pros: No need to own and maintain physical property, funds remain liquid assets, same reliable Greek program. Cons: Threshold significantly higher than regional real estate, instrument returns not guaranteed. Best for: Those who want Greek residence permit but prefer financial instruments over square meters. Conditions overlap with the main review of Greece's golden visa.

Italy through capital and bonds—options for major investors. The upper tiers of Italian investor visa, without startup participation. Options: 500,000 euros into capital of an operating Italian company or 2 million euros in government bonds. Status and conditions are the same as the basic Italian visa: residence permit for 2 years renewable for 3, fast review in 3-6 months, funds deposited after approval, path to citizenship—10 years of residence. The government bonds option appeals to those seeking a maximally conservative and predictable instrument, despite the high threshold. Pros: Clear and reliable instruments, same fast process, access to Italian tax regime for wealthy individuals. Cons: High entry threshold, low returns on government bonds, investment must be held for entire period. Best for: Major investors for whom instrument reliability and Italian tax base matter more than minimum entry cost.

Spain—golden visa no longer exists, only digital nomad visa remains. This is the final position: Spain's classic investment visa for real estate from 500,000 euros no longer exists—new applications not accepted from April 3, 2025, reason given was rising housing prices. You can still buy real estate, but it now confers no status. The real alternative for remote specialists is the digital nomad visa (DNV): confirmed income from approximately 2,850 euros monthly from foreign clients required, status issued for 1-3 years renewable up to 5 years. Tax angle: under special regime (so-called Beckham Law) income taxed at preferential rate of 24% for several years. Path to citizenship formally—10 years of residence (shorter for citizens of some countries, but not relevant to CIS investors). Pros: Legal pathway to Spain and Schengen for those with remote income, preferential tax rate. Cons: This is not an investment program—status cannot be purchased with investment, regular employment or freelance income required. Best for: Remote workers and freelancers with confirmed income, not classic investors.

Hidden costs: what golden visa really costs

The main mistake when choosing a golden visa—comparing countries by advertised entry threshold. Real cost is almost always higher, and the difference is not cosmetic. Beyond minimum investment, you pay for processing, taxes on the transaction itself, lawyers, and per family member. From our experience, the total sum ends up 15-25% higher than the stated minimum, and for some programs even more. Let's break down what makes up this premium.

Real estate purchase taxes. Where status comes with property, transaction tax is the largest hidden item. In Greece, buying secondhand is 3.09% of value, and for new construction VAT up to 24% may apply. On Cyprus, only primary real estate qualifies for permanent residency, and VAT is added to price (preferential rate 5% for primary residence within area norm, otherwise 19%). In Malta, property purchase includes stamp duty around 5%. This money is not returned upon sale.

State duties and card fees. Application submission, biometric residence card issuance, renewals—all separate payments in each country, charged per applicant. Malta adds large non-refundable administrative and state contributions, which form the backbone of program cost.

Family member fees. Most programs allow inclusion of spouse and children without increasing main investment, but not free: each dependent has own fee, and in Malta—additional state contribution for parents and older generation. A family of four almost always costs noticeably more than the single-applicant threshold.

Due diligence checks. For residence programs—primarily Malta and Cyprus—the state conducts paid and thorough verification of fund origin and reputation. This is a separate fee and simultaneously a reason for possible rejection, so capital sources must be prepared in advance.

Lawyers, translations, and support. Notarial certifications, sworn translations, apostilles, local lawyer services, and agency support typically add several more percentage points on top. Saving here is risky: an error in source of funds documents easily costs a refusal.

To make it clearer, here is an approximate picture of additional expenses beyond the threshold for key programs (mid-2026 estimates; exact amounts depend on the property, family composition, and bank):

Bottom line: when comparing programs, add at least 15-25% on top of the advertised threshold, and for Malta separately calculate the share of non-returnable contributions. It is the full cost of ownership of status over the first five years, not the attractive headline figure, that shows which visa is actually more profitable for you. We break down this budget for each country in advance during a free consultation so you do not face surprises after submission. free consultationto avoid surprises after submission.

How to choose a golden visa for your needs

Instead of chasing an abstract first place, answer four questions - and the choice will narrow itself.

• What matters most to you - an EU passport or just a base in Europe? If citizenship is the goal, look at Greece (7 years) and Cyprus (around 7 years of residence), not Portugal, where the timeline has grown to 10 years. If you do not need a passport and the status itself is important, Hungary and Greece work without mandatory residence.
• Are you willing to live in the country? Greece, Hungary, and Cyprus require almost no physical presence. However, the path to citizenship everywhere requires actual residence - investment gives you status, but you will still have to spend years in the country.
• Do you want your money back? Then choose funds (Portugal, Hungary, Greece), deposits (Latvia), or real estate (Greece, Cyprus) - these are assets. Malta and any donations are non-returnable expenses.
• What is your budget? Up to €100,000 - only Latvia's business option is realistic. Up to €300,000 - Hungary, Italy (startup), Cyprus. Higher - the entire rest of the range.

It is useful to separately distinguish two common goals that get confused. If you want tax optimization, focus not so much on the visa threshold, but on the regime: Hungary with a flat 15% income tax and 9% corporate tax, Cyprus with non-dom status, and Italy with a fixed tax on foreign income solve this better than the visa itself. If the goal is a passport for children, the timeline and stability of naturalization matter more, and here Portugal after extending to 10 years is no longer as obvious as Greece or Cyprus.

And finally: do not choose a country based on one lowest figure. Latvia at €50,000 looks tempting, but requires a real business with taxes, and Malta at a seemingly moderate entry hides large non-returnable contributions. Compare programs by full cost and by what you get in return - temporary residence or immediate permanent residence.

In practice, for most private investors in 2026, the choice comes down to three programs: Greece (asset plus fast track to passport), Portugal (fund plus EU passport in perspective), and Hungary (cheap, fast, long-term). We compared them point by point in a separate review: Hungary, Greece or Portugal - what to choose.

Risks and pitfalls of 2026

Golden visas are a living and politically sensitive market. Before investing money, keep several things in mind.

• Programs close and become more expensive. In two years, Spain, Ireland, and the United Kingdom closed, and Greece and Portugal tightened significantly. If a program suits you today - delaying is risky: tomorrow the threshold may rise or real estate may be removed, as already happened in Portugal.
• Investment does not equal citizenship. This is a common misconception. A golden visa grants residence rights, while an EU passport comes only after many years of actual living in the country, language proficiency, and integration. Hungary and Malta have completely separated investment and citizenship into different pathways.
• Money return is not guaranteed. Funds and real estate can both appreciate and depreciate in value, and fund shares may be illiquid until the end of the term. Deposits earn modest interest rates. Calculate not only the entry threshold but also actual returns, management fees, and exit liquidity.
• Hidden expenses. Beyond the threshold come state fees, legal services, purchase taxes, and fees for each family member—the final amount often exceeds the stated minimum by 15-25%. We provided a detailed breakdown in the hidden expenses section above.
• Source of funds under scrutiny. All serious programs require bank and government verification of capital origin. Undocumented funds are a frequent reason for rejection, so source documentation should be gathered in advance, not at the last moment.
• EU pressure. Brussels is putting pressure on investment schemes, and the EU Court already forced Malta to discontinue direct citizenship sales. The paradox is that this makes remaining residence permit programs more predictable: they have already undergone reforms, and abrupt cancellations are unlikely.

The conclusion is simple: choose a program based on your specific goals, not an attractive figure in advertising; calculate total costs and verify current conditions right before submission—this market changes faster than online articles get updated.

Summary: which golden visa is best in 2026

There is no single winner—only the best visa for your needs. In short:

• You want assets and Schengen without relocating - Greece (from €400,000) or Cyprus.
• You are targeting an EU passport and dislike real estate - Portugal through a fund, with a 10-year horizon.
• You need affordability, speed, and long-term security - Hungary from €250,000.
• Limited budget and genuine business operations - Latvia from €50,000.
• Large family needing ready-made permanent residence - Malta (MPRP).
• You are a remote worker, not an investor - Spain's digital nomad visa.

The market in 2026 became more expensive and stricter, but also more stable: remaining programs have already undergone reforms. The key is not to make the wrong country choice and not to overpay on hidden expenses. We help select a program matching your goals, budget, and timeline, and manage your application from initial contact through residence permit issuance. Schedule a free consultation via the form on our website —we will review your situation and suggest the optimal option.