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Golden Visas in 2026

Portugal closed its real estate golden visa in 2023. Spain killed its program entirely in 2025. Greece tripled its minimum in Athens to EUR 800,000. The property-to-residency path in Europe has narrowed sharply.

Spain

Spain's golden visa is gone. Organic Law 1/2025, published in the Official State Gazette (BOE) on January 3, 2025, eliminated investor visas effective April 3, 2025. The stated reason was housing affordability, particularly in Madrid and Barcelona, where foreign investment was contributing to price pressure.

If you applied before April 3, your visa remains valid for its issued duration and can be renewed. If you didn't, this route is closed. Spain still has the non-lucrative visa and entrepreneur visa, but neither offers the same straightforward property-to-residency path.

Portugal

Portugal's golden visa still exists, but the real estate route does not. The Mais Habitação law (October 2023) removed property purchases and capital transfers as qualifying investments. Before that change, roughly 75% of applicants used real estate.

Remaining qualifying investments:

  • €500,000 in qualifying investment funds (now the most popular route)
  • €500,000 in scientific research
  • €250,000 in cultural or artistic projects
  • €500,000 in company incorporation or expansion, with job creation
  • Creation of 10 jobs

Despite the restrictions, 2024 saw a record 4,987 golden visas granted, a 72% increase year-over-year. The fund route has absorbed most of the demand.

Portugal's Parliament also approved extending the general residency requirement for citizenship from 5 years to 10 (7 for EU and CPLP nationals). That changes the math on golden visa as a citizenship pathway.

Greece

Greece still has a real estate golden visa, but the minimums went up sharply in September 2024. The Ministry of Migration and Asylum now enforces a tiered system:

  • €800,000 in high-demand areas: Attica (Athens), Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents
  • €400,000 everywhere else
  • €250,000 for heritage building restoration or commercial-to-residential conversions

The old €250,000 flat rate that made Greece one of Europe's cheapest golden visas is effectively gone for standard purchases. At €800,000 in Athens, it's now in the same bracket as most Western European programs were before they shut down.

UAE

The UAE's golden visa is one of the most straightforward investor residence programs still running.

  • Real estate: AED 2 million (~€500,000) for a 10-year visa. Properties purchased with loans from approved UAE banks can qualify.
  • Business investment: AED 2 million deposit in an accredited fund, or a commercial/industrial license with AED 2 million capital, plus at least AED 250,000 in annual tax payments.
  • Entrepreneurs: AED 500,000 (~€125,000) for a project approved by a UAE business incubator. Must demonstrate innovation.

The UAE golden visa is 5 or 10 years depending on category, renewable, and doesn't require a sponsor. No income tax, which changes the total cost calculation compared to European programs.