Residency
Golden-Visa-Ziele 2026
Immobiliengebundene Aufenthaltsprogramme 2026 — was noch offen ist.
2023–2025 reshaped the European Golden Visa landscape. Portugal closed the direct real-estate route in October 2023; Spain ended its Golden Visa in April 2025; Ireland and the UK have wound down their investor visas. Outside the EU and in select EU jurisdictions, property-linked residency remains very much alive — here is what works in 2026.
UAE Golden Visa — the easiest in 2026
Threshold: AED 2,000,000 (~€500,000) property purchase, free or mortgaged. Visa duration: 10 years, renewable. Family inclusion: spouse + children + parents (unlimited age for parents). Physical-presence requirement: minimum 1 day per 6 months. Processing: 2–4 weeks after property handover. No income tax, no inheritance tax, no annual property tax. The most-used 2026 route for international families.
Greece Golden Visa — still open with new thresholds
From August 2024: €800k threshold in Athens, Mykonos, Santorini, Paros and Thessaloniki municipalities; €400k elsewhere. Minimum property size 120 m². Visa 5 years renewable. Family inclusion: spouse + dependent children + dependent parents. No minimum-stay requirement. Path to permanent residency after 7 years.
Cyprus Permanent Residency — €300k route
Threshold: €300,000 + VAT property purchase (new-build only). Provides permanent residency (not citizenship) for the buyer and immediate family. Minimum stay: one visit per 2 years. Annual income proof: €50,000 for the buyer + €15,000 spouse + €10,000 per child. Processing: ~4–6 months.
Mauritius PDS/IRS — residency by lifestyle investment
Threshold: USD 375,000 (~€340,000) purchase within an approved PDS/IRS/RES scheme. Grants residency for the owner, spouse and children for as long as the property is owned. Income tax 15% flat, no inheritance tax, no capital gains. Direct flights to Europe via Air Mauritius/Emirates.
Italy — Investor Visa with Real-Estate Adjacent
Italy's investor visa is technically not real-estate-based but property holding companies and Italian-government bond purchases are common adjuncts. €500k investment in an innovative startup, €1M in an Italian limited company, €2M in government bonds, or €1M philanthropic donation. 2-year visa, renewable.
What's Closed (don't waste time)
Portugal: direct real-estate route closed Oct 2023 (fund routes remain). Spain: entire Golden Visa programme ended April 2025. Ireland Investor Programme: closed 2024. UK Investor Visa: closed 2022. EU has signalled intent to phase out remaining direct real-estate routes by 2027 — book early if Greece or Cyprus is your target.
| Country | Property threshold | Visa duration | Min stay | Family |
|---|---|---|---|---|
| UAE | AED 2M (~€500k) | 10 yrs renewable | 1 day / 6 months | Spouse + children + parents |
| Greece | €400k–€800k | 5 yrs renewable | None | Spouse + children + parents |
| Cyprus | €300k + VAT | Permanent | 1 visit / 2 yrs | Spouse + children |
| Mauritius | USD 375k | While owned | None | Spouse + children |
| Italy | €500k–€2M (not RE) | 2 yrs renewable | None | Spouse + children |