Top Golden Visa Programs in 2026

There is no single Golden Visa that suits every investor, as the best choice depends on priorities such as investment structure, processing time, and long-term goals. For instance, Greece is often seen as one of the most balanced options, offering EU residency through real estate investment with no stay requirement. Cyprus and Malta provide stable long-term residence, while Turkey offers a more affordable entry point with a faster path to citizenship.

With multiple established programs available, comparing their conditions is essential to identify the right fit. Below, we examine the most reliable Golden Visa options in detail, outlining their investment requirements, timelines, and key advantages.

Key Takeaways

• Greece offers EU residency through real estate from €250,000, with no stay requirement and 5-year renewable permits.
• Malta grants permanent residency with a combination of property (purchase from €474,000 or rent from €169,000), including fixed government contributions.
• Cyprus provides lifetime permanent residency from €300,000, with a requirement to visit once every two years.
• Italy requires higher commitments, starting from €500,000 in companies up to €2,000,000 in government bonds.
• Hungary offers one of the lowest EU entry points via investment funds from €250,000 or €1,000,000 university contributions.
• Turkey provides residency through real estate from $200,000, with citizenship available after 5 years or immediately from $400,000.
• The UAE offers 2- or 10-year residency from ~€200,000–€540,000 in property, with processing in as little as 2 weeks.
• The U.S. EB-5 requires $800,000 investment and creation of 10 jobs, leading to a Green Card with longer timelines.

What is a Golden Visa?

A Golden Visa is an official residence permit granted to foreign investors who make qualifying financial contributions to a country’s economy. Depending on the program, this contribution may take the form of real estate purchases, investment fund participation, business creation, government bonds, or non-refundable donations.

In return, investors obtain the legal right to live in the country, access healthcare and education, conduct business, and often enjoy visa-free travel within associated regions such as the Schengen Area. Family members can typically be included within the same application.

While each jurisdiction defines its own requirements such as minimum investment thresholds, due-diligence requirements, residency obligations, and documentation standards, the core principle remains consistent: Golden Visas provide a fast, predictable pathway to residency in exchange for meaningful economic investment.

For many investors, these programs offer one of the most efficient routes to European or international residency, without the prolonged bureaucratic procedures associated with traditional immigration pathways.

Best Golden Visa Programs

Golden Visa programs differ by country in terms of entry thresholds, processing times, and residency rights. In some cases, applicants receive temporary residence; in others, they obtain permanent residence or a defined path to citizenship.

Among the most in-demand options, Greece, Malta, Cyprus, Italy, and Hungary stand out for their stable legal frameworks, access to the Schengen Area, and strong investment environments. At the same time, Turkey, the UAE, and the United States offer alternative models with different structures and residency conditions.

Greece

Greece’s residence permit program through investment has operated since 2013 and has become one of the most stable and in-demand EU options. Investors gain the right to reside in Greece, travel freely within the Schengen zone, access high-quality European healthcare, and own property in one of the most desirable Mediterranean locations. The program offers the lowest real estate entry threshold in the EU, even after the 2024 updates, while the Greek property market continues to grow steadily with 4-6% average annual rental yields.

There is no physical residence requirement: the investor only needs to visit Greece once for biometrics. All other steps can be completed remotely.

Participation Options

1. Real Estate Purchase

 From September 1, 2024, new entry thresholds apply:

• €800,000: Athens, Attica, Thessaloniki, Mykonos, Crete, Santorini, and other major islands;
• €400,000: all other regions of Greece.

The property must be a single unit of at least 120 m².

However, the state has preserved a €250,000 minimum investment option in two cases:

• The property is converted from commercial to residential, or
• The property has historical/cultural and requires restoration

In these cases, the property can be any size and in any region.

Reconstructed property refers to buildings acquired and fully renovated by the developer to meet modern safety and energy-efficiency requirements. The result is a ready-to-occupy residence comparable to new construction.

Other Investment Options

• Investment fund shares: From €350,000.
• Greek government bonds with a maturity of at least 3 years: From €500,000.
• Shares, corporate bonds, or Greek government bonds traded on Greek markets: From €800,000.
• 10-year lease agreement or timeshare: From €400,000 or €800,000, depending on region.

Real estate remains the most popular option because it combines EU residency, asset ownership, and 4-6% annual long-term rental income.

Tax Benefits

Investors may apply for Greece’s Non-Dom tax regime, replacing progressive taxation with a fixed €100,000 annual tax on global income.

Processing, Family Inclusion & Citizenship

• Processing time: 4+ months
• Residence permit: 5 years, renewable
• Family members included: spouse, children under 21, both parents
• Citizenship: possible after 7 years of legal residence, subject to a Greek language and cultural exam.

Cyprus

Cyprus offers a straightforward and reliable path to permanent residence (PR) through investment. The program is known for its efficiency, transparent rules, and long-term security. Investors obtain lifetime PR status, enjoy a safe and stable Mediterranean environment, and can include their entire family in the application.

Investment Options

Permanent residence can be obtained through one of the following routes:

• Purchase of real estate (residential or commercial, one or several properties): €300,000.
• Purchase of shares in Cypriot companies : From €300,000.
• Purchase of securities: From €300,000.

The investment must be made in developers or companies legally registered and operating in Cyprus.

Family Inclusion

The program allows PR for:

• Spouse
• Children under 18
• Children up to 25 if students and financially dependent
• Parents of the main applicant may also be included under additional conditions.

Residency Requirements & Processing

Cyprus PR has minimal residency requirements:

You must visit once every two years to maintain the status.

• Processing time: approximately 8 months
• Status: Permanent residence, issued for life
• Living in Cyprus: not required

Applicants are required to show a minimum income of:

• €50,000 for the main applicant
• + €15,000 for a spouse
• + €10,000 for each dependent children

Path to Citizenship

Cyprus offers a path to citizenship after:

• 8 years of legal permanent residence
• Passing a language exam

Portugal

Portugal’s Golden Visa program, launched in 2012, remains one of Europe’s most reputable residency by investment routes. However, the framework has changed significantly: since October 2023, real estate is no longer eligible. The program now focuses on investment funds, research, and business activities that stimulate the Portuguese economy.

Despite these changes, Portugal continues to attract investors thanks to its stable legal system, high quality of life, and clear path to long-term residency and citizenship.

Participation Options

Eligible investments include:

• Non-refundable contribution to cultural heritage preservation: From €250,000.
• Investment in scientific research projects: From €250,000.
• Purchase of shares in approved investment funds: From €500,000.
• Investment in local companies creating at least 5 jobs: From €500,000.

Among these, investment funds remain the most popular option due to regulated structures, professional management, and attractive yields (typically 5-7% annually), with a required 6-year holding period.

Family Inclusion

Applications may include:

• Spouse
• Children under 26 (if financially dependent)
• Parents of either spouse

Residency Requirements & Processing

Portugal offers one of the most flexible physical presence rules in the EU.

• Minimum stay: approximately 1 week per year (averaged)
• Processing time: 18+ months
• Residence permit validity: 1 year initially, followed by renewable 2-year periods
• Travel rights: visa-free Schengen mobility

The Golden Visa does not require permanent relocation. Investors may live, conduct business, or simply hold the status as mobility and security asset.

Path to Citizenship

Portugal offers one of Europe’s clearest routes to citizenship:

• Eligible after 5 years, depending on legal residence time
• Must pass a basic language exam (A2 level)

Portugal has proposed changes to extend the timeframe required for citizenship. These changes have not yet been finalised and remain subject to approval.

Italy

Italy’s Golden Visa program is designed for high-value investors seeking secure residency, business access, and a prestigious European lifestyle. Processing is fast, family inclusion is generous, and the investment routes are clearly defined and protected by Italian law.

Italy grants residency for investors and their families, enabling them to live, work, study, and travel visa-free within the Schengen Area.

Participation Options

• Purchase of shares in Italian companies: From €500,000;
• Non-refundable contribution to public projects: From €1,000,000;
• Purchase of Italian government bonds : From €2,000,000.

These investments must be maintained for the duration required to keep residency valid.

Family Inclusion

Membership can include:

• Spouse
• Children under 18
• Financially dependent parents over 65
• All receive residency under the main application.

Residency Rules & Processing

Italy offers one of the quickest residency by investment processes in Europe:

• Processing time: typically 3+ months
• Residence permit validity: 2 years, renewable
• Permanent residence: eligible after 5 years
• Physical presence requirements: no permanent residency required to maintain status
• Schengen Travel: fully granted

Investors enjoy legal employment rights and can conduct business in Italy without restrictions.

Path to Citizenship

Italy offers a transparent citizenship pathway:

• Citizenship possible after 10 years of legal residence
• Requires passing a language and civic knowledge exam

This long but stable path attracts investors who value status, cultural depth, and long-term European settlement.

Malta

Malta’s Golden Visa program offers permanent residency in a stable EU jurisdiction with excellent healthcare, strong education, and unrestricted access to the Schengen Area. The residency status is long-term and is particularly attractive to families because it allows broad family inclusion and does not require the investors to live on the island.

Malta combines a secure legal environment with straightforward investment requirements and predictable processing times.

Participation Options

Applicants may obtain residency through property participation:

• Purchase: From €474,000, or
• Rental: From €169,000

The minimum investment thresholds in both cases already includes obligatory fees and a donation:

• Non-refundable administrative fee: €60,000
• Government contribution (main applicant): €37,000
• Government contribution (per dependent): €7,500
• Donation to a non-profit organisation: €2,000

Astons handles Malta Golden visa applications by partnering with the local licensed agent (License No. RES-IMMV).

Family Inclusion

Malta is generous in supporting extended families. Residency can be granted to:

• Spouse
• Children (under 28)
• Parents
• Grandparents

This makes Malta one of the most flexible programs for multi-generation settlement.

Residency Rules & Processing

• Processing time: from 9 months
• Residence status: permanent (resident card renewed every 5 years)
• Physical presence: living on the island is not required
• Employment: employment rights are separate from residency and must be requested independently.

Malta’s combination of permanent residency, easy family inclusion, and EU mobility makes it attractive for investors who want long-term stability without the obligation to relocate immediately.

Hungary

Hungary’s Golden Visa relaunched its program in 2024 and quickly became one of the most efficient routes to long-term residency in the European Union. The program is designed to attract investment into education and the financial sector while keeping processing times short and residency conditions flexible.

Hungary’s residency option appeals especially to investors who value speed, simplicity, and the ability to include immediate family without additional investment.

Participation Options

Investors can choose between two primary investment routes:

• Non-refundable contribution to Hungarian universities: From €1,000,000;
• Investment fund shares: From €250,000.

These routes allow investors to support key national sectors while obtaining a stable legal status within the EU.

Family Inclusion

The residency may cover:

• Spouse
• Children

Hungary’s family rules are straightforward and require no additional investment for dependents.

Residency Rules & Processing

• Processing time: 4+ months
• Residency term: 10 years, renewable
• Physical presence: no residency requirement; a single visit is sufficient to maintain status
• Employment & business: investors may legally work and operate businesses
• Citizenship: possible after 10 years, subject to the standard language and legal requirements

Hungary is particularly well suited to investors who want:

• A fast path to EU residency
• Minimal ongoing obligations
• Freedom to work or run a business
• Predictable long-term planning

Turkey: Residence Permit

Turkey’s residency offers one of the most accessible and efficient residency permit programs in the world. The program is popular with investors and families due to its simplicity, fast processing times, and generous residency rules.

Turkey’s residence permit (“ikamet”) is granted in exchange for a real estate purchase and allows foreigners to legally live, work, and conduct business in the country.

Participation Requirements

• Real estate purchase: From $200,000

Investors can either use the property personally or generate rental income, which typically averages 4-6% per year.

Family Inclusion

The residency permit can include:

• Spouse
• Children under 18

No additional investments or fees are required for dependents.

Residency Rules & Processing

• Processing time: 2+ months
• Residency term: 2 years, renewable
• Physical presence: no residency requirement
• Citizenship: possible after 5 years of legal residence; immediate citizenship is available for purchases of $400,000
• Work & business: allowed without restrictions

Turkey appeals to investors seeking:

• Fast and simple procedures
• Affordable entry thresholds
• The ability to obtain citizenship quickly
• Flexibility and low bureaucracy

Its combination of speed, affordability, and clear rules makes it one of the most practical non-EU residency routes currently available.

UAE: Long-Term Residency

The UAE offers some of the world’s most attractive long-term residency options, popular among entrepreneurs, investors, and high-earning professionals seeking a tax-friendly jurisdiction with robust infrastructure.

Property-Based Residency Options: 

• 2-year residency visa: AED 750,000 (~€200,000) — applies to real estate in Dubai only
• 10-year residency visa: AED 2,000,000 (~€540,000) — applies to real estate all over the country

These visas are among the most straightforward for foreign property buyers. All investments must be fully paid and registered in the applicant’s name.

Family Inclusion

The UAE allows broad family coverage:

• Spouse
• Parents
• Unmarried sons under 25
• Unmarried daughters of any age
• Children may study, work, or intern under the family sponsorship structure.

Processing & Residency Rules

• Processing time: as little as 2 weeks
• Residency requirement: none
• Employment & business: allowed
• Renewal: dependent on maintaining eligibility
• Citizenship: not available through investment or long-term residency

The UAE is especially appealing for individuals who value:

• 0% personal income tax
• Modern infrastructure and international connectivity
• Fast processing and minimal bureaucracy
• Strong business ecosystem and global mobility

For many investors, the UAE serves as a strategic primary or secondary residence, offering lifestyle comfort, financial efficiency, and long-term stability without requiring physical presence.

USA: EB-5 Program for Investors Planning Relocation

The U.S. EB-5 Immigrant Investor Program was created in 1990 to attract foreign capital and stimulate job growth. It remains one of the most reliable routes for obtaining a U.S. Green Card through investment, providing long-term residency for the investors and their immediate family.

Investment Requirements

To participate, the applicant must:

• Invest $800,000+ in a new or existing business
• The project must create at least 10 full-time U.S. jobs

Investments may be direct (your own business) or indirect via approved Regional Centers.

Family Members Included

The following family members are eligible under the same application:

• Spouse
• Children under 21

All family members receive the same residency rights.

Processing Times & Residency Rules

• Processing time: approximately 12+ months
• Initial status: 2-year conditional Green Card
• After job creation requirements are met, this converts to a 10-year Green Card

Residents may live, study, and work anywhere in the United States.

Citizenship Eligibility

Applicants can pursue U.S. citizenship:

• After 5 years of holding a Green Card
• Subject to standard requirements (residency, language, and civics exam)

Key Considerations

• EB-5 involves entrepreneurial and market risks: returns are not guaranteed
• No educational, experience, or language requirements
• Provides one of the strongest permanent residency pathways available globally

EB-5 remains a leading choice for investors planning full relocation to the United States, offering long-term security, education opportunities, and access to one of the world’s most developed economies.

Choosing the Best Golden Visa

Conclusion

Europe continues to offer some of the most attractive residency-by-investment programs in the world, each with its own mix of lifestyle benefits, investment requirements, and long-term opportunities. Whether your priority is visa-free travel within the Schengen Area, securing a second home base, accessing high-quality education and healthcare, or planning a future move for your family, the right Golden Visa can serve as a strategic foundation for your mobility goals.

By comparing investment thresholds, timelines and residency conditions you can identify the option that best aligns with your financial plans and personal objectives. Some countries favour straightforward real-estate routes, others focus on government contributions, and a few suit investors planning full relocation rather than simply securing flexible residency. As rules evolve, making a decision on up-to-date information is essential to ensure a smooth application and predictable outcome.

Astons’ experts know every operating residence and citizenship program by investment. In a free consultation we will review your situation and recommend the optimal solution tailored to your goals, budget and family needs. Book a confidential consultation to start planning your next move with confidence.