Which countries still offer golden visas in 2026?

Greece and the UAE are the most established active programs. Greece offers residence through real estate investment starting at €250,000 in select regions (€800,000 in Athens and major islands). The UAE offers 10-year golden visas for investors with AED 2,000,000+ in property or business capital.

How much does a golden visa cost?

Minimum investments range from €250,000 (Greece, select regions) to €500,000+ (UAE). In addition to the investment itself, expect government fees, legal costs, health insurance, and annual property taxes or fund management fees.

Can you get citizenship through a golden visa?

In Greece, golden visa holders can apply for citizenship after 7 years of continuous residence. The UAE does not offer a standard path to citizenship for golden visa holders, though the visa itself is renewable indefinitely.

Did Portugal cancel its golden visa?

Portugal removed the real estate investment route in October 2023. However, investments of €500,000+ in qualifying funds, scientific research, or cultural projects still qualify. The golden visa through real estate is no longer available.

What is the cheapest golden visa in Europe?

Greece offers the lowest entry point at €250,000 for real estate in certain regions (heritage restoration or outside major metro areas). Properties in Athens, Thessaloniki, Mykonos, and Santorini require a minimum of €800,000.

Do you need to live in the country to keep a golden visa?

Most golden visa programs have minimal physical presence requirements. Greece has no minimum stay requirement to maintain the visa. The UAE requires visiting at least once every six months. This makes golden visas popular with investors who want flexibility.

Golden Visa Programs in 2026

Residence-by-investment programs let you live in another country by making a qualifying investment. The landscape has shifted significantly. Here is what is still available.

Last updated March 2026

Active Golden Visa Programs Compared

These programs grant residence permits in exchange for investment. Sort by any column to compare. Minimum thresholds shown below may vary by location and investment type.

Country	Program	Min. Investment ↑	Duration	Path to PR	Processing
United Arab Emirates	Golden Visa - Specialized Talents	€150K	10 years	Yes	~4 weeks
Greece	Golden Visa	€400K	5 years	Yes	~8 weeks
United Arab Emirates	Golden Visa - Investors	€500K	10 years	Yes	~4 weeks

What Is a Golden Visa?

A golden visa is a residence permit granted in exchange for a significant financial investment in the host country. The investment usually takes the form of real estate purchases, government bonds, business capital, or donations to national funds. In return, the investor and their family receive the right to live, work, and travel in that country. Some programs eventually lead to permanent residency or citizenship.

Programs That Have Been Discontinued

Spain abolished its golden visa program in January 2025 (Organic Law 1/2025). Portugal removed the real estate investment route in October 2023 through the Mais Habitacao law, though fund-based investments of €500,000+ remain eligible. These changes reflect a broader European trend of tightening residence-by-investment programs over concerns about housing affordability and security.

How to Choose a Golden Visa Program

The right program depends on your investment budget, whether you want a path to permanent residency or citizenship, processing time, and where you actually want to live. Greece offers the lowest entry point in Europe at €250,000 in select regions, while the UAE provides a longer 10-year visa with no income tax. Consider the total cost of ownership, including taxes, maintenance, and renewal fees, not just the minimum investment.