Residency-by-investment programs remain one of the most practical ways for non-EU nationals to gain access to Europe, secure a second residency, and benefit from visa-free travel across the Schengen Area. In 2026, Greece, Portugal, Malta, Italy, and Hungary continue to lead the market, each offering different investment structures, processing timelines, and long-term advantages.
Some programs focus on real estate, others prioritize investment funds or business contributions, while certain countries stand out for faster processing or broader family inclusion. Choosing the right residency option depends on factors such as investment budget, tax planning goals, desired flexibility, and future citizenship plans.
Why European Residency by Investment Remains Popular
European residency programs offer far more than visa-free travel. Investors gain access to stable legal systems, European banking infrastructure, high-quality healthcare and education, and the ability to establish a long-term presence in the EU.
One of the biggest advantages is Schengen access. Residency permit holders can travel freely within 29 Schengen countries for up to 90 days within any 180-day period without applying for additional visas.
Another major benefit is flexibility. Most residency by investment programs do not require permanent relocation, allowing investors to maintain their existing lifestyle while securing a European residency permit for themselves and their families.
Processing times also remain competitive. In some countries, approvals can be obtained in as little as three to six months, while long-term residency or citizenship pathways are available for investors who later decide to relocate permanently.
Greece: One of Europe’s Most Accessible Options
Greece remains among the most attractive residency by investment destinations thanks to its real estate-focused model, relatively low entry threshold, and strong property market.
The standard investment threshold for the Golden visa Greece starts from €400,000 in most regions of the country and €800,000 in premium locations such as Athens, Thessaloniki, Mykonos, Santorini, and other high-demand islands.
However, Greece continues to preserve one of Europe’s lowest entry points through specific redevelopment projects. Investors can still qualify from €250,000 by purchasing properties converted from commercial to residential use or historic buildings undergoing restoration.
These projects are especially common in Athens and the Attica region, where developers transform former offices and hotels into modern energy-efficient residential complexes. Investors benefit from lower entry costs while acquiring property in one of Greece’s strongest rental markets.
The Greek residence permit is issued for five years with unlimited renewals provided the investment is maintained. There is no requirement to permanently reside in Greece, and family members — including parents of both spouses — can be included in the application.
Combined with strong tourism demand, rental income opportunities, and Greece’s favorable Non-Dom tax regime, the program continues to attract investors seeking both lifestyle and financial benefits.
Portugal: Fund Investments and Long-Term Stability
Portugal’s Golden Visa has undergone significant changes in recent years. Residential real estate no longer qualifies under the program, shifting the focus toward investment funds, venture capital structures, and business projects.
The main route now requires an investment from €500,000 into Portuguese investment or venture capital funds, with most programs requiring long-term holding periods.
Although processing times are generally longer than in Greece or Italy, Portugal remains popular due to its reputation for stability, strong international mobility, and a relatively clear pathway toward citizenship.
One of the key advantages of the Portuguese program is its minimal physical residence requirement. Investors typically need to spend only a limited number of days in the country each year while maintaining residency status.
Portugal is also highly attractive for families, allowing financially dependent adult children and parents to be included without additional investment requirements.
Malta: Permanent Residency and Extensive Family Inclusion
Malta offers one of Europe’s most flexible permanent residency programs. Unlike many other residency routes, Malta grants permanent residency status from the start rather than temporary residence permits requiring multiple renewals.
The program uses a combined investment structure that includes property acquisition or rental, a government contribution, and a charitable donation. Entry costs start from approximately €169,000 under the rental option, while property purchase routes require higher overall investment levels from €474,000.
One of Malta’s strongest advantages is its extensive family inclusion policy. Applications can cover spouses, dependent children, parents, and even grandparents in certain cases.
The country also remains attractive from a tax perspective, as Malta generally taxes locally sourced income while offering favorable treatment for foreign income not remitted into the country.
For investors prioritising long-term residency security, broad family eligibility, and minimal residence obligations, Malta remains one of the strongest options in Europe.
Italy: Flexible Investment Routes Beyond Real Estate
Italy’s Investor Visa program stands out for its flexibility. Unlike Greece, the program is not tied to real estate investment and instead focuses on financial contributions to the Italian economy.
Investment options include:
- €250,000 into innovative startups
- €500,000 into Italian companies
- €2 million into government bonds
- €1 million philanthropic donations to projects of public interest
Processing times are among the fastest in Europe, often starting from approximately three months after document submission.
Italy appeals particularly to entrepreneurs and high-net-worth individuals seeking access to one of Europe’s largest economies without being tied to property ownership. The program also offers flexibility regarding physical residence requirements and permits family inclusion.
However, the path to citizenship is longer than in many competing jurisdictions, typically requiring around 10 years of residence.
Hungary: Long-Term Residency with a 10-Year Permit
Hungary re-entered the residency-by-investment market with a program centered around approved real estate funds and educational donations.
The most popular route requires an investment from €250,000 into regulator-approved real estate funds. Investors receive a residence permit valid for 10 years — one of the longest initial permit durations available in Europe.
Hungary also stands out for its attractive tax system, including a 9% corporate tax rate and 15% personal income tax.
Like most competing programs, Hungary imposes no mandatory permanent residence requirement. Processing is relatively fast, generally taking around four months.
For investors seeking long-term residency stability with minimal renewal procedures, Hungary has quickly become one of the most competitive options in Europe.
Which Program Is Right for You?
Each European residency by investment program serves a different investor profile.
Greece remains ideal for buyers interested in real estate, rental income, and lower investment thresholds. Portugal appeals to investors prioritising long-term EU integration and fund-based investments. Malta offers permanent residency and extensive family inclusion, while Italy provides flexibility for entrepreneurs and business-focused investors. Hungary stands out for its long-term residency validity and competitive tax environment.
Ultimately, the right choice depends on personal priorities — whether focused on investment returns, lifestyle, family relocation, tax planning, or future citizenship opportunities.
As European residency programs continue evolving in 2026, investors increasingly benefit from a wider range of options tailored to different financial and personal goals.
