Which Countries Offer Residency or Citizenship through Real Estate Investment

In 2025, gaining residency or citizenship through real estate is still possible — but the options are now limited.  What was once a straightforward path in countries like Portugal and Spain is now being phased out or restructured. As governments rethink how property investment impacts local housing markets, the number of programs offering residency purely through real estate has started to shrink.

That said, several countries continue to offer strong property-linked routes — some with region-specific pricing, others requiring investment in government-approved sectors such as tourism or hospitality. Many also offer built-in flexibility, making now a prime moment for investors to act while these options remain available

EU Golden Visa Through Real Estate Investment

Greece Golden Visa – Real Estate from €250,000 (Still Available in Select Zones)

Greece remains one of the few European countries where a property investment can still qualify for residency from as low as €250,000 — depending on the type and location. Recent changes have introduced tiered pricing across different regions:

• €800,000 Zones: Includes Athens (Attica), Thessaloniki, and popular islands such as Santorini, Mykonos, Crete, Rhodes, and Corfu.
• €400,000 Zones: Applies to properties outside the top-tier regions, across much of mainland Greece.
• €250,000 Special Category: Still available for select projects, such as commercial-to-residential conversions and restoration of listed buildings — but availability is extremely limited.

The Greek Golden Visa offers:

• Residency from €250,000: One of the lowest investment thresholds in Europe, still available in select regions and qualifying projects.
• Permanent Residency: PR status is granted on approval– renewable every 5 years.
• No Minimum Stay Requirement: Maintain your residency without the need to live in Greece.
• Visa-Free Travel: Enjoy travel access throughout the Schengen Zone (26 European countries).
• Family Included: Spouse, children under 21, and dependent parents of both spouses are eligible.

Malta Permanent Residency Program with a Property Component

Malta’s Golden Visa, officially known as the Malta Permanent Residency Programme (MPRP),  is a well-established, government-backed route to residency by investment in the European Union. The programme requires a combination of property investment, a government contribution, and a donation to a Maltese NGO.

The Malta Golden Visa real estate requirements include either:

• Leasing a qualifying property from €14,000 per annum for five years, or
• Purchasing a property with a minimum value of €375,000.

These form part of the overall eligibility criteria for the Malta residency by investment program, offering investors a pathway to long-term EU residency without the need to relocate. Investors need to also budget for the additional government contributions and fees which were updated in 2025.

The Malta Golden Visa Key benefits include:

• Permanent Residency for Life: Granted with a one-time application and renewable every 5 years, with no physical stay required.
• Multi-Generational: Include up to four generations — spouse, children, parents, and grandparents.
• Schengen Access: Visa-free travel across 26 European countries within the Schengen Zone.
• Path to Citizenship: Possible to apply after 10 years of residency, under Malta’s Naturalisation laws,  subject to meeting requirements.
• Cost-Effective Option: One of Europe’s most affordable residency programs, especially via the property rental route.

In addition to residency, Malta also offers a Citizenship by Investment program. This requires either:

• Leasing a property with a minimum annual rent of €16,000, or
• Purchasing a property valued at €700,000 or more.

Additional government contributions and due diligence fees also apply under the Malta citizenship by investment route, which provides a pathway to EU citizenship following a period of residence and compliance with all legal requirements.

Caribbean – Citizenship by Real Estate Investment

In the Caribbean, real estate remains a popular route to citizenship rather than just residency. While due diligence has tightened and prices have risen in recent years, these programs offer fast-track passports through approved property investments – often in luxury resorts or branded developments.

While the real estate route is typically more expensive than the government donation option, it comes with greater benefits, including the ability to resell the asset after a holding period and potential rental income or personal use. Below is a summary of which Caribbean countries are offering citizenship

Grenada Citizenship by Real Estate Investment

• Investment Requirement: Minimum of $270,000 in government-approved real estate projects.
• Passport Access: Visa-free travel to over 153 countries, including the UK, EU Schengen states, China, and Russia.
• Speed: Citizenship typically granted within 6-12 months.
• Family: Includes spouse, dependent children, and parents.
• Discover Grenada’s Investment Options

Antigua & Barbuda Citizenship by Real Estate Investment

• Investment Requirement: Minimum of $300,000 in government-approved real estate.
• Passport Access: Visa-free access to over 160 countries, including the UK, Schengen Area, and Canada.
• Speed: Processing time of approximately 6-12 months.
• Family: Includes spouse, dependent children, parents, and grandparents.​
• Discover Antigua’s Investment Options

Dominica Citizenship by Real Estate Investment

• Investment Requirement: Minimum of $200,000 in government-approved real estate.
• Passport Access: Visa-free access to over 152 countries, including the EU Schengen Area.
• Speed: Citizenship typically granted within 6-12 months.
• Family: Includes spouse, dependent children, and parents.​
• Discover Dominica’s Investment Options

St. Kitts & Nevis Citizenship by Real Estate Investment

• Investment Requirement: Minimum of $325,000 in government-approved real estate.
• Passport Access: Visa-free travel to over 165 countries, including the UK and Schengen Area.
• Speed: Citizenship typically granted within 6-12 months.
• Family: Includes spouse, dependent children, and parents

La Vida offer a selection of government approved real estate projects which qualify for all the above CBI programs. Many of which are backed by five-star hotel brands and offer strong rental returns and an element of personal usage p.a.

Golden Visas via Real Estate: Still Viable, But the Window Is Narrowing

Governments are increasingly tightening the rules around foreign property investment. Portugal has removed real estate from its Golden Visa program, Spain has closed its scheme entirely, and Greece has raised its investment thresholds. Other countries may soon follow.

For investors seeking the dual advantage of lifestyle real estate and a Plan B passport or residency, time is of the essence. The opportunity still exists — but it’s under growing pressure. Now is the time to act.

Let La Vida’s expert advisors help you navigate the various investment options available, and guide you seamlessly through the process.​