Golden visas in 2026: which countries still offer residence by investment
Portugal, Greece, Cyprus, Malta and the UAE still offer residence by investment in 2026. Spain closed its investor route on 3 April 2025; the UK closed Tier 1 (Investor) on 17 February 2022.
By Flight Risk Capital. Last updated: .
Which residence by investment programmes are open?
A golden visa is a common name for residence permission linked to qualifying investment. The table covers selected European programmes and the UAE. Each has eligibility checks beyond its headline amount.
Official sources checked 25 October 2026. Amounts are route thresholds, not a complete moving budget. The permission column describes immigration status, not tax residence.
| Country | Status | Minimum investment or property requirement | What it gives |
|---|---|---|---|
| Portugal | Open; property route ended 7 October 2023 | €250,000 arts support; €200,000 for qualifying low-density activity. Funds: €500,000. | Temporary residence and work rights |
| Greece | Open | €800,000 or €400,000 ordinary property; €250,000 qualifying conversions or listed restoration | Renewable five-year residence |
| Cyprus | Open | €300,000 qualifying investment; VAT extra for a first-sale home; income test also applies | Permanent immigration permission, with conditions |
| Malta | Open: MPRP | Buy at €375,000 or rent at €14,000 a year; €99,000 core fees, contribution and donation also apply | Permanent residence |
| UAE, including Dubai | Open | AED 2 million property or capital; qualifying company-tax alternative; other categories have separate tests | Long-term residence; ICP lists ten years |
| Spain | Closed to new applications: 3 April 2025 | No new investor route | Existing holders keep issued permission; renewals remain possible |
| United Kingdom | Closed to new applications: 17 February 2022 | No new Tier 1 (Investor) route | No new residence under this route |
Official sources by country
Portugal: AIMA; Law 56/2023
Greece: Greek Ministry of Finance; 2025 briefing
Cyprus: Cyprus Migration Department
Malta: Residency Malta Agency
UAE, including Dubai: ICP
Spain: BOE; Spanish Government
United Kingdom: Home Office
Which golden visa routes remain in Europe?
Portugal, Greece, Cyprus and Malta remain open within this comparison. There is no single EU investment visa: the permission comes from the country running the programme.
Malta’s residence programme is separate from investor citizenship. The European Commission’s report of 8 July 2025 records the court ruling against Malta’s investor citizenship scheme on 29 April 2025. That ruling does not describe the MPRP as a passport programme.
What changed in Portugal?
Portugal ended new property and general capital-transfer applications on 7 October 2023. Qualifying funds, research, arts support and job creation remain. Read the Portugal investment routes and minimums for the conditions behind each amount.
How much property investment does Greece require?
The ordinary minimum is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. It is €400,000 elsewhere. The ordinary property route requires one property of at least 120 square metres.
The €250,000 minimum applies to qualifying changes to residential use or listed buildings for restoration. A conversion must finish before application; listed restoration must finish before renewal. The Greek Ministry of Finance announcement and its September 2025 briefing set out these rules. The Greece guide covers the wider move.
What else do Cyprus and Malta require?
Cyprus adds a secure annual income test of €50,000 for the main applicant, with additions for family members. Its permit generally does not allow employment, except as a director of the company used for the investment. Read the Cyprus residence and tax guide.
Malta’s €99,000 core amount combines the €60,000 administration fee, €37,000 contribution and €2,000 donation. Property must be held or rented for five years, with a residential property maintained afterwards. There are further card and adult dependant fees.
Malta also requires assets of €500,000 including €150,000 in financial assets, or €650,000 including €75,000 in financial assets. These are asset tests, not extra sums automatically paid to the government. See Residency Malta’s requirements and the Malta guide.
Does the UAE still offer a golden visa?
Yes. ICP lists public investment and property categories at AED 2 million, alongside routes for entrepreneurs and eligible talent. Its guide, updated 10 September 2026, lists ten-year terms.
The u.ae page, updated 24 March 2026, still lists five years for property investors and entrepreneurs. The Dubai requirements guide explains this difference and the categories. The permit issued by the immigration authority determines the actual term.
When did Spain close its golden visa?
Spain closed all new investor residence routes on 3 April 2025 under Organic Law 1/2025. Existing permits and applications filed before that date have transitional protection. Read Spain’s closure and existing-holder rules or the Spain country guide.
Is there still a UK golden visa?
No new Tier 1 (Investor) application is possible. The Home Office closed the route to all nationalities on 17 February 2022. “UK golden visa” is a common search label for that former route.
For eligible existing holders, GOV.UK’s current Investor visa guidance still lists settlement and family applications. Those provisions do not reopen the route.
Does an investment residence permit change tax residence?
Residence by investment does not by itself change where someone pays tax. Check the statutory residence test and the country guides for separate tax residence rules (HMRC, checked 25 October 2026).
The moving abroad checklist brings the immigration and UK departure steps together.
What else do readers ask?
Which countries in this comparison still offer a golden visa?
Portugal, Greece, Cyprus, Malta and the UAE have open routes, subject to their qualifying investment and other conditions.
Can I still apply for a Spain golden visa?
No. New investor residence applications closed on 3 April 2025. Earlier applications and existing permits have transitional protection.
Is €250,000 enough for the Greek property route?
Only for qualifying conversions to residential use or listed buildings for restoration. Ordinary property thresholds are €400,000 or €800,000 depending on location.
Does a golden visa give an EU passport?
Residence permission and citizenship are separate. Malta’s MPRP grants permanent residence; the 2025 court ruling concerned its investor citizenship scheme.
Does a golden visa end UK tax residence?
No. Holding a foreign residence permit does not by itself change the result of the UK statutory residence test.
Sources
- AIMA: Residence permit for investment activity, article 90-A, checked .
- Diário da República: Law 56/2023, articles 42 to 44 and 55, .
- Greek Ministry of National Economy and Finance: Golden Visa changes: thresholds, conversions and listed buildings, .
- Greek Ministry of National Economy and Finance: Tax reform briefing: property investment rules from September 2024, .
- Cyprus Migration Department: Immigration Permits for Investors, May 2023 criteria, .
- Residency Malta Agency: Malta Permanent Residence Programme requirements, checked .
- European Commission: 2025 Rule of Law Report: Malta, investor citizenship judgment, .
- UAE Federal Authority for Identity, Citizenship, Customs and Port Security (ICP): Golden Residency Guide, .
- UAE Government portal (u.ae): Golden visa: categories and requirements, .
- BOE: Organic Law 1/2025, final provision 21, .
- Spanish Government: Investor residence visas end on 3 April, .
- Home Office: Tier 1 Investor visa route closes, .
- GOV.UK: Investor visa (Tier 1): existing holders, checked .
- HMRC: Tax on foreign income: UK residence and tax, checked .