With international mobility becoming a key asset for investors, residency by real estate investment remains one of the most attractive options for those looking to gain a second home, tax benefits, or a potential path to citizenship.
However, with Spain officially ending its Golden Visa program and Greece increasing its investment threshold from today (February 28, 2025), some of the traditional pathways have changed. This article provides the most up-to-dateoptions for investors looking to obtain residency through property investment in 2025.
What Is Residency by Investment?
Residency by investment allows individuals to obtain a legal residence permit by purchasing real estate. These programs vary by country but often come with minimal stay requirements and renewable permits, which can later lead to permanent residency or citizenship.
Benefits of Real Estate Investment Residency:
✔ No need to live in the country full-time (in most cases)
✔ Potential for property appreciation and rental income
✔ Access to healthcare, education, and social benefits
✔ Visa-free travel within the Schengen Zone (for EU programs)
1. Greece 🇬🇷 – Increased Investment Thresholds in 2025
✔ Minimum Investment: €500,000 (previously €250,000)
✔ Processing Time: 3–6 months
✔ Residency Renewal: Every 5 years
✔ Physical Stay Requirement: None
✔ Path to Citizenship: 7 years of residence
As of February 28, 2025, the Greek government has officially raised the minimum investment requirement for its Golden Visa program. Investors must now spend at least €500,000 on real estate in Athens, Thessaloniki, Mykonos, and Santorini. Other regions still have a €250,000 threshold.
Why Choose Greece?
🏡 Access to high-value real estate markets in Athens and the islands
🌍 Visa-free travel across the Schengen Zone
💰 Strong short-term rental demand in tourist hotspots
🔗 Who is this for? Investors looking for a European residency permit with no minimum stay requirement.
2. Turkey 🇹🇷 – Direct Citizenship Through Real Estate
✔ Minimum Investment: $400,000 in real estate
✔ Processing Time: 3–6 months
✔ Residency Renewal: Not required—investors receive direct citizenship
✔ Physical Stay Requirement: None
✔ Path to Citizenship: Immediate
Turkey remains one of the fastest routes to citizenship through real estate investment. Investors who buy property worth at least $400,000 can obtain full Turkish citizenship in less than six months, making it an attractive option for those looking for dual citizenship.
Why Choose Turkey?
🏙 Affordable property options in Istanbul and coastal cities
🌍 Strong international mobility with a Turkish passport
💰 No renewal requirements—citizenship is permanent
🔗 Who is this for? Investors seeking full citizenship through real estate investment.
3. United Arab Emirates 🇦🇪 – 10-Year Residency for Property Investors
✔ Minimum Investment: 2 million AED (~$545,000)
✔ Processing Time: 2–3 months
✔ Residency Renewal: 10 years
✔ Physical Stay Requirement: None
✔ Path to Citizenship: No direct route, but long-term residence is available
✔Only fully paid property (no mortgage)
The UAE offers a long-term 10-year residency visa to property investors who purchase real estate worth at least 2 million AED in Dubai, Abu Dhabi, and other Emirates.
Why Choose the UAE?
🏡 Tax-free income & business-friendly regulations
💳 No personal income tax
📈 Luxury real estate market with strong rental yields
🔗 Who is this for? High-net-worth individuals seeking a tax-free residency option in a luxury environment.
4. Malta 🇲🇹 – Permanent Residency Through Investment
✔ Minimum Investment: €375,000 (real estate) + government contribution
✔ Processing Time: 4–6 months
✔ Residency Renewal: Permanent
✔ Physical Stay Requirement: None
✔ Path to Citizenship: Separate application after 5+ years
Malta’s Permanent Residence Program (MPRP) requires both a real estate investment and a non-refundable government contribution. This allows investors to secure EU residency without having to live in Malta.
Why Choose Malta?
📍 English-speaking country with a strong financial sector
🏡 Mediterranean lifestyle with luxury real estate options
🌍 Schengen Zone access for residents
🔗 Who is this for? Investors looking for a permanent EU residency option with tax advantages.
5. Cyprus 🇨🇾 – Simple Permanent Residency Route
✔ Minimum Investment: €300,000
✔ Processing Time: 2–3 months
✔ Residency Renewal: Permanent
✔ Physical Stay Requirement: None
✔ Path to Citizenship: No direct route, but eligible after 7 years
✔ You must have financial connections with Cyprus: an account in a Cypriot bank or a registered business.
Cyprus offers one of the easiest paths to permanent residency in Europe. By purchasing property worth at least €300,000, investors and their families can obtain lifetime residency within two months.
Why Choose Cyprus?
🏝 Mediterranean lifestyle with a high quality of life
💰 No inheritance tax and favorable business environment
📈 Growing real estate market, especially for holiday rentals
🔗 Who is this for? Investors looking for a fast-track EU residency permit with no renewal requirements.
Conclusion: Where Should You Invest in 2025?
With Spain officially ending its Golden Visa and Greece increasing its minimum investment threshold, investors looking for a European residency permit should consider Cyprus, Malta, or Greece (for higher-budget investors).
For those seeking full citizenship through real estate, Turkey remains the fastest route, while the UAE offers long-term tax-free residency for high-net-worth individuals.
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