Golden Visa programs remain one of the main ways non-EU investors can obtain long-term residence in Europe without relying on employment or family sponsorship.
The available options, however, have become much more differentiated. Some countries focus on property, others on funds or business investment, while residence requirements and routes to citizenship vary significantly. Greece, Portugal, Hungary, Cyprus, Malta and Italy all remain relevant in 2026, but they solve different problems.
Among them, Greece stands out for combining relatively low entry thresholds, property ownership, family inclusion and no minimum stay requirement. Other programs may be more suitable for investors prioritising permanent residence, fund investment or a future citizenship route.
Greece: The Most Flexible Property-Based Option
Greece remains one of the most accessible Golden Visa markets in the EU.
Its principal advantage is the real-estate route. Qualifying investment starts from €250,000 for specific property categories, including commercial properties converted into residential use and listed buildings requiring restoration. Standard real estate is subject to higher thresholds of €400,000 or €800,000 depending on the location.
The €400,000 and €800,000 routes generally apply to a single property of at least 120 m². The higher threshold covers areas including Attica, Thessaloniki, Mykonos, Santorini and Crete, while the lower tier applies in many other parts of the country.
For investors who want an actual asset rather than a fund subscription or government contribution, this gives Greece a clear advantage over several competing European programs.
The residence permit is issued for five years and can be renewed as long as the qualifying investment is maintained. There is no minimum stay requirement, meaning investors can retain their primary home and business elsewhere.
Family inclusion is also broad. A spouse, children under 21 and the parents of both spouses can obtain residence alongside the main applicant.
Another practical benefit is Schengen access. Holders can travel throughout the Schengen Area for short stays under the applicable rules, while retaining their residence rights in Greece.
For investors who later decide to settle permanently, citizenship may become possible after seven years of qualifying residence, subject to physical-presence, language and integration requirements. Merely holding a Golden Visa without actually living in Greece does not by itself lead to naturalisation.
Portugal: Better for Investors Who Prefer Funds
Portugal remains a strong alternative, but its program has shifted away from property.
Residential real estate no longer qualifies for the Golden Visa. Current routes include investment funds from €500,000, cultural contributions from €250,000 and certain business-related investments.
That makes Portugal particularly relevant to investors who do not want to own and manage property.
The stay requirement is relatively limited, averaging around seven days per year, but it still makes Portugal less hands-off than Greece, where no minimum physical presence is required to maintain the Golden Visa.
Portugal can nevertheless be attractive for those whose long-term objective includes citizenship. The naturalisation route is one of the reasons the program continues to draw interest, although citizenship requirements and the treatment of residence periods should always be assessed under the rules in force at the time of application.
Hungary: Long Residence With No Property Purchase
Hungary’s Guest Investor Program offers a different structure again.
The principal route starts from €250,000 through qualifying investment fund units. Instead of receiving a five-year permit, as in Greece, successful applicants can obtain residence valid for ten years, with the possibility of extension for another ten.
There is no general minimum stay requirement.
This can make Hungary attractive to investors seeking a long-duration permit without purchasing real estate. The trade-off is that the qualifying investment is financial rather than property-based, which may not appeal to someone who wants a home or rental asset in Europe.
Hungary also allows residence holders to engage in certain business or employment activity, making it relevant to applicants who expect to be more economically active in the country.
Cyprus: Permanent Residence Rather Than a Golden Visa Cycle
Cyprus differs from Greece, Portugal and Hungary because its main investment route provides permanent residence rather than a renewable temporary permit.
The qualifying real-estate route starts from €300,000 plus VAT and focuses on new residential property purchased directly from a developer. Applicants must also meet income and other program requirements.
Residence is permanent, but maintaining the status requires a visit to Cyprus at least once every two years.
This creates a different trade-off. Greece requires no minimum stay but renews the permit every five years, while Cyprus provides permanent status from the outset with a limited visit requirement.
There is also an important mobility distinction: Cyprus is not currently part of the Schengen Area. A Cypriot residence permit therefore does not provide the same short-stay Schengen travel benefit as Greek residence.
For investors prioritising permanent status and a Mediterranean base, Cyprus may still be appealing, particularly if Schengen access is not the main objective.
Malta: Permanent Residence With a Higher Overall Cost
Malta also offers permanent residence, but the financial structure is more complex.
Under the Malta Permanent Residence Program, applicants combine government fees and contributions with either qualifying property rental or purchase. The rental route has a lower initial capital requirement, while property purchase requires a substantially larger commitment.
Family inclusion is one of Malta’s strengths, with qualifying spouses, children, parents and grandparents potentially included under the program rules.
There is no general requirement to live permanently in Malta.
Compared with Greece, however, the program is considerably more expensive and does not offer the same straightforward property-only entry route. It may therefore make more sense for applicants who specifically value permanent residence and broader family inclusion rather than the lowest possible investment threshold.
Italy: A Different Type of Investor Residence
Italy’s Investor Visa is less focused on property and more on productive investment.
Qualifying routes include €250,000 in an innovative startup, €500,000 in an Italian company, €1 million in a philanthropic initiative or €2 million in government bonds.
The residence permit is initially issued for two years and can later be renewed if the qualifying investment is maintained.
Italy can appeal to entrepreneurs and high-net-worth individuals who want exposure to Italian businesses rather than real estate. It also provides Schengen mobility and a potential route to citizenship after a longer period of actual residence.
For a buyer mainly interested in property and flexible residence, Greece is usually the more direct comparison. Italy becomes more relevant where the investment itself is intended to support a business or broader economic strategy.
Which Program Works Best for Which Investor?
The answer depends mainly on what the investor wants the residence permit to do.
For property ownership and the lowest entry threshold, Greece is difficult to overlook. It combines qualifying real estate from €250,000 with a five-year renewable permit, no minimum stay and broad family inclusion.
Portugal is stronger for applicants who prefer funds and are willing to maintain a small physical presence. Hungary offers a long ten-year permit without requiring a property purchase.
Cyprus and Malta are more relevant for those who prioritise permanent residence from the outset, although each comes with different costs and travel implications. Italy is better suited to investors interested in business or financial assets rather than using real estate as the qualifying route.
