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Banking And Finance
CIO Bulletin,
16 June, 2026
Author:
Guest
European residency by investment programs continue to attract investors seeking visa-free access to the Schengen Area without the need to relocate permanently. Here is an overview of the programs that remain relevant in 2026 and the key conditions worth considering before choosing a destination.
Residency by investment programs currently available in Europe provide access to Schengen countries.
Processing Times. The fastest options are Greece and Italy, where residency can be obtained in as little as 3–4 months. Portugal remains one of the slowest jurisdictions in terms of processing.
Residence Requirements. None of the major programs require investors to live permanently in the country to maintain their status.
Family Inclusion. Spouses, children, and in some jurisdictions parents can be included in the application without additional investment requirements.
Investment Types. Greece offers several routes, although real estate remains the most popular option. Portugal and Hungary focus primarily on investment funds, Italy offers multiple options excluding real estate, while Malta operates under a combined investment model.
The most popular route to obtaining a Golden visa Greece is through real estate investment. Three investment thresholds currently apply:
€400,000 — One property of at least 120 m² in most regions of Greece
€800,000 — Real estate in Athens, Thessaloniki, and major islands with populations above 3,100 residents
€250,000 — Special category for renovated properties converted from commercial to residential use, as well as heritage buildings undergoing restoration
With renovated real estate projects, the developer handles all construction work, including utilities, insulation, and interior finishing. Investors receive completed apartments in modern residential complexes comparable to new developments. These properties may vary in size and location, although most are concentrated in Athens and Attica, allowing investors to enter the program at the minimum threshold in one of Greece’s most in-demand markets.
Alternative options include long-term leases of tourism properties, bank deposits, investments in Greek companies or closed-end funds, government bonds, and investment funds.
Residence permit valid for 5 years with unlimited renewals provided the investment is maintained
No permanent residence requirement
Visa-free access to the Schengen Area
Real estate can be rented out on a long-term basis
Access to local healthcare and education
Non-Dom tax regime with fixed taxation on global income
The process typically takes 4–6 months. Permanent residency may become available after 5 years, while citizenship can be obtained after 7 years subject to language and integration requirements.
The following relatives can be included without additional investment:
Spouse
Children under 21 years old
Parents of the investor
Parents of the spouse
The primary route involves investing at least €500,000 into Portuguese investment or venture capital funds. At least 60% of the fund’s capital must be allocated to Portuguese companies, and the investment must generally be held for at least 6 years.
Alternative routes include a non-refundable contribution from €250,000 to cultural or scientific projects, as well as business investments that create jobs.
Visa-free Schengen access
Right to live, study, and conduct business within the EU
Access to European banking services
Pathway to citizenship after 7–10 years
No permanent residence requirement
Processing generally takes from 18 months, including application submission and biometrics. The initial residence permit is valid for 2 years with renewal rights. Citizenship may be available after 7–10 years subject to residence and investment requirements.
Eligible dependents include:
Spouse
Children under 18 years old
Financially dependent children up to 26 years old enrolled in education
Financially dependent parents of the main applicant
Malta operates under a combined investment model involving government contributions, donations, and property commitments.
Rental option for at least 5 years — From €169,000
OR
Property purchase option — From €474,000
Applicants must also demonstrate assets of at least €500,000.
Permanent EU residency status without mandatory residence in Malta
Right to live, work, study, and conduct business in Malta
Visa-free access to Schengen countries
Taxation applies only to Malta-sourced income
Applications are typically processed within 9 months or more. Permanent residency status is indefinite, while residence cards are renewed every 5 years.
One of the most flexible family inclusion policies in Europe allows:
Spouse
Children under 18 years old
Adult financially dependent unmarried children
Parents and grandparents subject to financial dependency
From €500,000 — Investment into shares of Italian companies
From €250,000 — Investment into innovative startups
€1,000,000 — Non-refundable contribution to cultural, educational, or scientific initiatives
From €2,000,000 — Investment in Italian government bonds
The investment must be completed within 3 months after entering Italy with a Category D visa. Residency status remains valid as long as the investment is maintained.
Residency with the right to live, work, study, and conduct business in Italy
Access to Italian and EU banking systems
No permanent residence requirement
Visa-free access to the Schengen Area
Citizenship available after 10 years subject to naturalization requirements
Applications are reviewed from approximately 3 months after submission. The initial permit is issued for 2 years and can be renewed for an additional 3 years provided the investment remains active.
Eligible family members include:
Spouse
Children under 18 years old
Parents over 65 years old of either spouse
From €250,000 — Investment into regulator-approved real estate funds held for at least 5 years
From €1,000,000 — Non-refundable donation to educational or scientific institutions
Funds are transferred through a bank, and personal presence in Hungary is typically required. The investment must be completed after obtaining the investor visa. Investments must be maintained for permit renewal.
Right to live, work, and study in Hungary
Access to Hungarian and EU banking systems
No permanent residence requirement
Visa-free access to the Schengen Area
Competitive taxation with 9% corporate tax and 15% personal income tax
The process generally takes from 4 months. Residence permits are issued for 10 years with renewal rights. Citizenship may become available after 8 years subject to naturalization requirements.
Eligible dependents include:
Spouse
Children under 18 years old
Financially dependent unmarried adult children
Greece. Investment thresholds increased for prime regions, although the €250,000 option remains available through renovated properties and heritage restoration projects.
Portugal. Residential real estate has been fully removed from the program. The focus has shifted toward funds and business investments. Naturalisation timelines for citizenship have increased to 7–10 years.
Malta. Due diligence and source-of-funds checks have become stricter under EU pressure.
Italy. Real estate investments no longer qualify for the investor visa. Citizenship remains available after 10 years.
Cyprus. The permanent residency program remains active, although Cypriot residency does not currently provide visa-free Schengen access. The country continues negotiations regarding Schengen accession.
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