Permanent residence through real estate purchase: current conditions in 2026

As for 2026, obtaining permanent residence specifically through investment in real estate in EU countries has become much more limited. Many countries, including Portugal and Spain, have abandoned this option. However, some jurisdictions still allow permanent residence to be obtained through the purchase of real estate, and here are the current options.

Permanent residence in the EU through real estate.

Malta is the only country in the EU with permanent residence directly through real estate

Malta Permanent Residence Programme (MPRP) — one of the few remaining programs where the purchase of real estate gives immediate permanent residence rather than a temporary residence permit.

What you need to invest:

  • Minimum investment amount — from €250,000 in a number of regions (for example, Peloponnese, Crete), and from €500,000 to €800,000 in popular areas (Athens, Thessaloniki, Santorini, etc.);
  • Both residential and commercial real estate may be purchased;
  • Renting out real estate is permitted;
  • The period for obtaining a residence permit is 4–6 months;
  • It is not necessary to reside in Greece to maintain status;
  • Application for permanent residence and citizenship is possible after 7 years, subject to actual residence and integration (including a language and culture exam).

Additionally: the program covers spouses, children under 24, as well as the parents of the investor and spouse.

Overview of permanent residence programs for real estate.

Where it is already impossible to obtain permanent residence through real estate

  • Portugal — from 2023, real estate has been excluded from the list of eligible investments;
  • Spain — completely closed the Golden Visa in April 2025;
  • Cyprus — only provides a regular residence permit through the purchase of real estate, not permanent residence, and permanent residence is only possible after 5 years of physical residence;
  • Germany, France, Italy, Austria, the Netherlands, etc. — do not issue permanent residence for real estate in principle.

So, in 2026, Greece and Malta retain the most realistic opportunities for obtaining a residence permit or permanent residence through the purchase of real estate. Portugal has excluded this option but offers other forms of investment residency.

If you are looking for flexible conditions and a minimum entry threshold, consider Greece. If you prefer permanent residence status from day one and do not plan to stay in the country often, Malta will be one of the best solutions. And for those who want to keep the prospect of naturalization through funds, Portugal is a good choice.