Residence by investment has changed considerably in a few years. Several European programmes that once relied on property have closed, while the rules in the Gulf have been adjusted. This overview reflects the position as of 10 November 2026. Rules change often and this article is not legal or immigration advice: always confirm the current conditions with the official authority and an independent adviser before committing to a purchase.
Dubai and the UAE: the main property route
A property purchased for at least AED 2 million, wholly owned in the applicant’s name, can open access to a renewable Golden Visa through the Dubai Land Department. The amount can be reached with one or several properties. Mortgaged properties are accepted with a no-objection letter from the bank, and off-plan units bought from approved developers can qualify. The Land Department describes the service on its official page.
Official descriptions differ on some points, including how much of the price must already be paid for a mortgaged property and the length of the permit for real estate investors. The Land Department refers to a 10-year permit, while the federal government portal lists five years for property investors. These details should be confirmed before purchase.
Greece: still open, with higher thresholds
Greece continues to grant a renewable five-year residence permit for property. The threshold is €800,000 for a single property of at least 120 square metres in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 inhabitants, and €400,000 elsewhere. A €250,000 entry point remains only for the conversion of commercial buildings to residential use and for the restoration of listed buildings.
Portugal and Spain: closed to property
In Portugal, buying property no longer leads to a Golden Visa. The remaining routes require investments in funds, cultural heritage, research or business activity, and these cannot be directed, directly or indirectly, to real estate.
Spain ended its investor visa on 3 April 2025. Buying property in Spain, including the former €500,000 route, no longer grants a right of residence. Permits granted before that date remain valid and can be renewed.
Italy: an investor visa, but not through property
Italy offers a two-year investor visa to non-EU nationals, with the following options: €250,000 in an innovative start-up, €500,000 in an Italian company, €1 million as a donation to a project of public interest, or €2 million in government bonds. Real estate is not among the qualifying investments. The Italian consular authorities publish the conditions.
Luxembourg: residence for investors, without property
Luxembourg has an investor residence permit, but it excludes any direct or indirect investment in buying or renting real estate. The routes are €500,000 in a Luxembourg company, €3 million in an investment and management structure, or a €20 million deposit held for five years in a Luxembourg financial institution. The Ministry of Finance publishes the conditions. A bill to repeal the scheme has also been reported as pending. A non-EU national can buy property in Luxembourg, but the purchase does not give a right of residence.
In practice
- Decide on the property first and treat residence as a secondary benefit, since rules can change after purchase
- Residence rights and tax residency are two distinct questions, and the second depends on your country of origin
- Check the conditions for family members, renewal and minimum stay
- Obtain advice from an immigration lawyer and a tax adviser before signing
I help clients identify residences that fit their personal and family objectives, in coordination with their advisers. Enquiries are handled privately. Contact Vincent.