European citizenship by investment
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European residency by investment programs—often called “golden visas”—allow you and your family to legally live, work, and travel in Europe through qualifying investments. As of 2026, the EU still does not offer direct citizenship by investment, but several countries provide residency programs that can lead to long-term residence and eventual citizenship.
We explain how Golden Visa programs work, their main requirements, and how they compare, so you can find the best route for your goals. Whether you are looking for the lowest investment threshold, the fastest processing time, or the simplest path to permanent residency, you will find clear, practical information to guide your decision.
Strategic Insights
Core advantages of holding an EU residence permit in 2026.
Residence by investment: the European golden visa
For most investors, the primary pathway is residence by investment (RBI). Golden visa programs grant the right to reside, and often eventually naturalize, in a European country through qualifying investment. Over time, residency can lead to permanent residence and then citizenship, subject to integration and physical presence requirements.
Portugal Golden Visa
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The 2026 Status: Real estate investment is no longer eligible. The primary path is now Investment Funds (Venture Capital).
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Threshold: €500,000 minimum investment in eligible non-real estate funds.
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Stay Requirement: Only 7 days per year.
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Citizenship Path: Eligible to apply for citizenship after 5 years of legal residency, provided you pass a basic (A2) Portuguese language test.
Greece Golden Visa
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Investment Tiers: Following the 2024–2025 reforms, the minimum for real estate in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini) is €800,000.
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Alternative Areas: In other regions, the threshold remains €400,000.
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Conversion Projects: A special €250,000 tier exists for investors converting commercial properties into residential units.
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Key Benefit: No physical stay required to maintain residency status.
Malta Permanent Residency Program
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Residency (MPRP): Permanent residency via a combination of a government contribution (€68,000 – €98,000) and property purchase or rent.
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Citizenship (MEIN): The “Exceptional Services” route. Requires a direct contribution of €600,000 (after 36 months of residency) or €750,000 (after 12 months), plus property and philanthropic requirements.
Hungary Guest Investor Program
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Status: Currently the newest and most flexible program in Central Europe.
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Investment Paths:
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€250,000 in Real Estate Investment Fund units.
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€500,000 direct residential real estate purchase.
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€1,000,000 donation to public interest trusts (higher education).
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Validity: Grants a 10-year residence permit for the whole family.
Important Notice: Spain & Italy
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Spain: Following the official announcement in late 2024, the Spanish Golden Visa via real estate has been discontinued to prioritize local housing. Alternative investment routes (business/bonds) remain strictly scrutinized in 2026.
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Italy: The “Investor Visa for Italy” (Dolce Visa) remains open with a €250,000 minimum in innovative startups or €500,000 in Italian limited companies.
The 2026 Application Roadmap
Beyond Investment: How to Obtain an EU Passport
A summary of legal pathways to European nationality.
| Route | Brief Description | Typical Timeframe | Example Countries |
|---|---|---|---|
| Naturalization | Citizenship by long-term legal residence and integration. | 5–10 years | France, Germany, Portugal, Italy |
| Ancestry / Descent | Having a parent or grandparent born in an EU state. | 1–2 years | Italy, Spain, Ireland, Poland |
| Marriage | Citizenship via marriage to a citizen after a period of residence. | 1–3 years | Spain (1 yr), Portugal (3 yrs) |
| Golden Visa Path | Obtaining residency by investment, then naturalizing. | 5–10+ years | Portugal, Greece, Hungary |
| Exceptional Services | Direct citizenship for significant economic/cultural contribution. | 12–36 months | Malta (strict vetting), Austria |
Frequently Asked Questions
Still have questions?
Is it still possible to "buy" a European passport directly in 2026?
No. Following the landmark 2025 ruling by the Court of Justice of the European Union (CJEU), direct “Citizenship by Investment” programs (like Malta’s former scheme) have been effectively banned. Citizenship can now only be obtained through a “genuine link” to the country—typically via several years of legal residency (naturalization), ancestry, or marriage.
What is the difference between a Golden Visa and European Citizenship?
A Golden Visa is a residency-by-investment program that grants you a residence permit (RP). It allows you to live in the host country and travel within the Schengen Area. Citizenship is the final step, granting you an EU passport, the right to vote, and the ability to live and work in any of the 27 EU member states.
Can I still invest in real estate to get a Golden Visa in Portugal?
No. As of late 2023/2024, Portugal has officially removed real estate and capital transfers from its Golden Visa program. In 2026, the primary route is through Investment Funds (Venture Capital) with a minimum of €500,000. This remains popular because it still offers a path to citizenship in just 5 years with a minimal stay requirement (7 days/year).
I heard the Greece Golden Visa became more expensive. What are the 2026 prices?
Greece now operates a tiered system:
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€800,000: For properties in prime “hotspots” like Athens, Thessaloniki, Mykonos, and Santorini.
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€400,000: For properties in all other areas of Greece.
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€250,000: Only for specialized projects, such as converting commercial buildings into residential units or restoring heritage properties.
Does the Spanish Golden Visa still exist in 2026?
No. The Spanish government officially terminated the real estate-based Golden Visa program in early 2025 to address local housing shortages. Investors previously interested in Spain are now redirected to the Digital Nomad Visa or Entrepreneur Visa, which have stricter requirements for active business participation.
Which country offers the fastest path to EU citizenship via investment?
Portugal remains the fastest “indirect” route. You can apply for citizenship after 5 years of residency. While Malta offers a path in 12 or 36 months via its “Exceptional Services” route (MEIN), it is highly selective, expensive (€600k–€750k donation), and requires a very high level of due diligence.
Can I include my adult children and parents in my application?
Yes, in most cases. Programs in Greece, Portugal, and Hungary generally allow you to include:
- Your spouse or legal partner.
- Children under 18.
- Adult children (usually up to 26) if they are unmarried, full-time students, and financially dependent.
- Dependent parents (often over 65).
Is there a language requirement for these programs?
To get the initial residency permit, there is usually no language requirement. However, if you decide to apply for citizenship at the end of the term, most countries (including Portugal, Greece, and Italy) will require you to pass a basic language proficiency test (typically level A2 or B1).
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