Countries Granting Residency for Buying Property (2026)

Residency by property purchase is a permit that lets a foreigner live in a country after buying a home above a set value. As of 2026 the main countries still offering it are Greece, the United Arab Emirates (Dubai), Türkiye, the Republic of Cyprus, Malta, Georgia and Montenegro. Spain, Portugal and, since September 2026, Latvia have closed the route. In the UK and the US, owning a home gives no right of residence on its own.

The figures below reflect the rules published by each country's official migration and land authorities as of 25 September 2026. These programmes change often. Always confirm current law with a qualified adviser before applying.

2026 Comparison Table

Greece: Europe's Best-Known Golden Visa

Buying property in Greece gives a 5-year, renewable residence permit with no minimum-stay requirement. Since 2024 the minimum depends on location: €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and €400,000 elsewhere. The €250,000 threshold now applies only to commercial-to-residential conversions and listed historic buildings.

The investment must be a single property of at least 120 m². Long-term letting is allowed, but short-term (Airbnb-style) letting is banned, with fines and permit revocation for breaches. The "buy for €250k, get residency" line still repeated online is no longer the general rule.

United Arab Emirates (Dubai): The 10-Year Golden Visa

According to the Dubai Land Department (DLD), owners of one or more properties with a purchase value of AED 2 million or more can apply for a 10-year, renewable residence permit. Mortgaged property qualifies with a bank no-objection letter. Spouse, children and parents can be sponsored, and the visa is not lost through long stays abroad.

For smaller budgets there is a 2-year investor visa. Since May 2026 sole owners qualify regardless of property value. Co-owners need a share of at least AED 400,000, and the property must be completed. We cover the application steps in our Dubai Golden Visa guide.

Türkiye: Residence Through a Title Deed, and Citizenship

Foreign homeowners in Türkiye can obtain a short-term residence permit, issued for up to 2 years at a time and renewable. In practice, since October 2023 the property must be worth at least $200,000 in every province. It must be registered as a dwelling and actually used as the applicant's home. Commercial units and shared (fractional) title deeds are usually rejected.

Some neighbourhoods were closed to new residence registrations in 2022 because of high foreign-resident density. Check the current list with the Presidency of Migration Management before applying. For citizenship, the property must be worth at least $400,000 and carry a 3-year no-sale annotation on the title deed. Empty land has not qualified since December 2023.

Cyprus and Malta: Permanent Residence from Day One

In the Republic of Cyprus, a first-hand new-build home worth at least €300,000 + VAT gives permanent residence. The applicant needs a secured annual income from abroad of at least €50,000. This rises by €15,000 for a spouse and €10,000 per child. Visiting at least once every two years keeps the permit valid.

Malta's MPRP accepts a €375,000 purchase or €14,000 a year in rent, held for at least 5 years. On top of that come a €60,000 administration fee, a €37,000 government contribution and a €2,000 donation. The applicant must also show assets of at least €500,000. As in Cyprus the result is permanent residence, with no minimum stay.

Georgia and Montenegro: Lower Budgets, Shorter Permits

In Georgia, non-agricultural property with an independent valuation above $150,000 gives a 1-year, renewable permit. The threshold rose from $100,000 on 1 March 2026. Properties registered earlier keep the old rule.

In Montenegro, since 17 January 2026 the home must have a tax value of at least €150,000. The value in the transfer-tax decision counts, not the sale price. The permit lasts 1 year, does not allow work, and the home is expected to be actually used. Montenegro's citizenship-by-investment programme ended in late 2022.

Countries That Closed the Route: Spain, Portugal, Latvia

• Spain: the golden visa for €500,000 property purchases was abolished on 3 April 2025. Applications filed before that date are protected.
• Portugal: the Mais Habitação law of October 2023 removed property and real-estate funds from the Golden Visa. The programme continues through non-property routes.
• Latvia: the new Immigration Law in force from 15 September 2026 no longer grants residence to property buyers. Existing permits remain valid.

Hungary does not accept direct home purchases either. Its guest investor programme requires at least €250,000 in a registered real-estate fund.

Where Buying a Home Gives No Residency: the UK and the US

In the UK, buying property does not by itself give a visa or right of residence. The Tier 1 Investor visa closed in February 2022. Today the investment-based route is the Innovator Founder visa, which requires running an active business.

The US is the same. Buying a home for personal use gives no visa. EB-5 requires $800,000 (in a targeted area) or $1,050,000 and 10 jobs. Passive rental property does not qualify for the E-2 visa either. See our article on residency and citizenship by buying a home in the US for details.

Which Country Suits Whom?

• For free movement in Europe: Greece, Cyprus and Malta. All make travel in the Schengen area easier, though Cyprus is not yet a Schengen member.
• For long, tax-efficient residence: Dubai. It offers a 10-year visa, no income tax on rent and no minimum stay.
• For a lower starting budget: Georgia and Montenegro, though their permits last one year and must be renewed annually.
• For a permanent right: Cyprus and Malta give permanent residence from the start. In Türkiye, a $400,000 home leads to citizenship.

When buying for residency, weigh two things together: whether the property legally qualifies, and whether it makes sense as an investment. Accepting an overpriced home just to clear a threshold comes back as a loss when you sell. You can browse Golden Visa-eligible homes among our Dubai listings.