Residence permit for investment in 2026: Greece, Portugal or UAE - what to choose

Briefly: the essence of choice

If you remove the marketing and leave the facts, the three programs solve three different problems. Greece - this is the cheapest entry into Europe through real estate: you buy an apartment or house, receive a residence permit for the whole family and the right to freely travel within Schengen, but are not required to live in Greece. Portugal from 2023, it removed real estate from the program and left investment funds from 500,000 euros - but this is still one of the few routes in the EU that actually leads to a passport, albeit after ten years. UAE stand apart: this is not a European story, but a ten-year residence visa and zero income tax, ideal for entrepreneurs and those who want to change tax jurisdictions.

A rough rule: you need cheaper Schengen - see Greece; I need a European passport in the future - Portugal; we need zero taxes and an Asian-Middle Eastern hub - the UAE. Next we will look at the details, because most errors are hidden in the nuances. If you would like to immediately discuss your situation with an expert, write to us via contact form.

Large comparison table 2026

The main parameters of the three programs for mid-2026. The figures are given without accompanying state duties, taxes on the purchase of real estate and legal expenses - they are calculated separately for each case.

Greece: cheap entry to Schengen through real estate

The Greek Golden Visa will undergo the most significant reform in its history in 2026. Previously, the threshold was uniform - 250,000 euros throughout the country. There is now a three-tier system. In premium areas - Attica (Athens), Thessaloniki, Mykonos, Santorini and large islands - the minimum is 800,000 euros, and the object must be at least 120 sq. m. In other, less populated regions, the threshold is 400,000 euros with the same area. The previous 250,000 euros were retained only for specific projects: the conversion of a commercial property into a residential one, the restoration of architectural monuments and certain approved investments.

The key advantage of Greece is that there is no requirement to live in the country. You can hold a residence permit for all five years without spending a single day in Greece, and calmly renew it while you own the property. The visa applies to the spouse, children and - which is rare - the parents of both spouses. For those who want to make the real move, there are tax incentives: pensioners pay just 7% on foreign income, while wealthy investors can opt for the lump sum regime - a fixed €100,000 per year regardless of the size of their global income.

Pros:

• Lowest entry into Schengen using the 250,000 / 400,000 euro option
• Real asset - real estate that can be rented out
• No requirement to reside in the country
• Parents of both spouses included
• Attractive tax regimes for retirees and HNWIs

Cons:

• In Athens and the popular islands the threshold has risen to 800,000 euros
• Option of 250,000 euros is available only for narrow types of projects
• Path to citizenship - 7 years with Greek language exam
• Capital frozen in an illiquid asset

Suitable for: for those who want a European residence permit and access to Schengen with a minimum budget, are ready to invest in real estate in the region (and not in the center of Athens) and do not necessarily plan to move. Details - in our analysis Greece golden visa.

Portugal: the road to an EU passport, but a long one

Portugal has historically been a favorite among investors, and in 2026 it remains the only one of the three programs that leads to full EU citizenship. But conditions changed twice. First, in October 2023, real estate was completely removed from the program - now only an investment fund operates. Minimum entry - 500,000 euros into a government-regulated fund that is required to invest at least 60% of its capital within Portugal. There is also a cheaper option - 200,000 euros in the form of a cultural or artistic donation, but this is non-refundable money and not an investment.

The second change is the 2026 Citizenship Law Reform. The period before applying for a passport has been increased from five to ten years for citizens of countries outside the EU and the Community of Portuguese-speaking States (CPLP). At the same time, permanent residence is still available after five years, and the requirement for physical presence remains one of the most lenient in Europe - about seven days in the first year and 14 days for each subsequent two years. To obtain citizenship, you need to pass the language at level A2 and confirm basic knowledge about the country.

Pros:

• The real path to EU citizenship and passport
• Minimum presence requirement - you can live anywhere
• Investment in a fund is more liquid than real estate and does not require management
• Permanent residence after 5 years

Cons:

• Citizenship now only after 10 years (for non-EU/CPLP citizens)
• Real estate is no longer an option
• Funds carry investment risk - returns are not guaranteed
• Need a Portuguese language exam

Suitable for: for those who play for the long term and want a European passport, are ready to keep capital in the fund for ten years and are not afraid of the language exam. More details in the material about Portugal golden visa.

UAE: ten years of residence and zero tax

The UAE Golden Visa is a completely different philosophy. This is not Schengen or a passport, but a tax haven and a stable base at the junction of Asia, Europe and Africa. For real estate investors, the threshold is ownership of one or more properties worth at least 2,000,000 dirhams (approximately $545,000). The visa is issued immediately on 10 years and is extended subject to the same conditions. Since February 2026, the rules have been relaxed: the entire amount is no longer required to be paid in cash - the full value of the property is taken into account as assessed by the Dubai Land Department (DLD), even if the property is under mortgage or under construction (subject to a certificate from the bank).

Main magnet - zero income tax for personal income. This is not a benefit of the golden visa as such, but a general feature of residency in the UAE, but it is for this reason that many entrepreneurs and investors choose the Emirates. The family policy is also generous: the spouse receives a visa for the same 10 years, regardless of profession, sons are sponsored until they are 25, and unmarried daughters are sponsored without an age limit. The only real requirement for presence is to visit the country at least once every six months so that the visa is not cancelled.

Pros:

• 0% income tax on personal income
• Immediate visa for 10 years
• Generous family sponsorship
• Strategic location and developed business environment
• Flexible rules for mortgage and real estate under construction

Cons:

• No access to Schengen and EU
• Citizenship is almost unattainable
• This is residency, not a path to a passport.
• High cost of living in Dubai

Suitable for: entrepreneurs, freelancers with high income, crypto investors and everyone for whom tax optimization and a business hub are a priority, rather than a European passport. Analysis - in the article about UAE golden visa.

What to choose if...

Dry numbers do not answer the main question - what should you choose? Let's break it down into scenarios.

• ...need cheap entry to Schengen. Greece, option 250,000 or 400,000 euros. You get a European residence permit, real estate as an asset and freedom of movement within the EU without moving.
• ...need a European passport in the future. Portugal. This is the only one of the three that actually leads to EU citizenship, albeit in ten years. Get ready to learn the language and keep capital in the fund.
• ...you want to reduce taxes to zero. UAE. Zero income tax and a ten-year visa are something that neither Greece nor Portugal can provide.
• ...planning to actually live in Europe. Greece (with a 7% regime for pensioners) or Portugal. The UAE is an option for those who feel comfortable in Dubai or Abu Dhabi.
• ...maximum liquidity of capital is important. A Portuguese fund is easier to sell than a Greek apartment, but it carries investment risk. Real estate in Greece and the UAE is more reliable, but less liquid.
• ...want to include older parents. Greece wins: the application includes the parents of both spouses.

There is no universal answer - the right choice depends on your purpose (Schengen, passport or taxes), budget and willingness to move. That is why we always start with an analysis of a specific situation, and not with selling a program.

Risks and pitfalls

Investment residency is not a one-click purchase, and each program has its pitfalls. Greece: real estate prices in popular areas are overheated, and the option of 250,000 euros is available only for narrow types of projects that must be carefully checked for legality. Real estate purchase tax (3.09%) and legal expenses add a significant amount to the budget.

Portugal: The main risk is the fund itself. Returns are not guaranteed, and a poor choice of fund could mean losing some of your capital with money locked up for years. Plus a ten-year horizon before citizenship - the law has already changed, and there is no guarantee that it will not change again.

UAE: The Dubai property market is cyclical and has experienced significant downturns. Zero tax applies to personal income, but from 2023 the UAE has introduced a 9% corporate tax on company profits above a certain threshold - this is important for entrepreneurs. And remember: a golden visa does not give citizenship, it is always residency.

General principle: consider the full cost of ownership with taxes and fees, check each property and fund through an independent lawyer and do not rely only on the minimum threshold from advertising. We have been working in the market since 2004 and help to avoid these very mistakes - write to usto discuss your case.

Result: sober conclusion

Three programs - three tools for three tasks. Greece - the most affordable ticket to Schengen through real estate, with pleasant tax regimes and without the obligation to move; but in Athens and the islands the threshold rose to 800,000 euros. Portugal - a disciplined route to an EU passport through an investment fund, requiring patience (ten years) and language, but with minimal presence. UAE - a tax haven with a ten-year visa and zero income tax, ideal for business, but without European prospects.

There is no objectively best program - there is one that matches your goal. Decide what is more important to you: Schengen, passport or taxes, and the choice will narrow down to one or two options. And then work begins with the details: zones, funds, tax residency, family composition. This is where we connect. Leave a request via contact form - we’ll analyze your situation and select a program that really solves your problem, and doesn’t just look nice in advertising.