Europe offers several residency-by-investment programs (often called "Golden Visas") that grant residency or citizenship in exchange for real estate investment. These real estate investment residency programs have become a gateway to both mobility and long-term settlement within the European Union for high-net-worth individuals, retirees, digital nomads, and families seeking education and stability. They vary widely in terms of cost, duration, and requirements, but many include property investment as a core path to residency.
Overview of Golden Visa Europe Programs
Golden Visa programs offer non-EU nationals a legal way to obtain EU residency rights by investing in real estate. These programs differ from traditional immigration routes by offering fast-track residency by real estate with minimal stay requirements. They are especially appealing for investors looking for travel flexibility, tax efficiency, or future citizenship pathways.
For example, Top Countries in Europe to Get Residency by Buying Property in 2025: Golden Visas, Low Investment Options, and No Red Tape
Europe offers several residency-by-investment programs (often called "Golden Visas") that grant residency or citizenship in exchange for real estate investment. These real estate investment residency programs have become a gateway to both mobility and long-term settlement within the European Union for high-net-worth individuals, retirees, digital nomads, and families seeking education and stability. They vary widely in terms of cost, duration, and requirements, but many include property investment as a core path to residency.
Overview of Golden Visa Europe Programs
Golden Visa programs offer non-EU nationals a legal way to obtain EU residency rights by investing in real estate. These programs differ from traditional immigration routes by offering fast-track residency by real estate with minimal stay requirements. They are especially appealing for investors looking for travel flexibility, tax efficiency, or future citizenship pathways.
Greece: Updated Golden Visa Thresholds and Regional Options
The Greek Golden Visa program was one of the most affordable in Europe at €250,000 (this lower threshold remains only for properties designated as needing renovation), but the government recently increased the minimum investment for residency Europe to €400,000, or €800,000 in premium zones like Athens and Mykonos. The program still boasts no minimum stay requirement, making it attractive for passive investors looking to buy property for EU residency. Spain, once popular for its €500,000 threshold, officially suspended its Golden Visa program in 2025, signalling a shift in policy toward affordability for local residents.
Hungary: New Real Estate Fund and Direct Property Options
Hungary relaunched its Hungary golden visa program in 2024, offering either a €250,000 real estate fund investment or a €500,000 direct property purchase option. It grants a renewable 10-year residency permit without mandatory relocation, appealing to those exploring residency through property purchase Europe with long-term flexibility.
Malta: Permanent Residency through Property with Tax Benefits
Malta’s Permanent Residence Program (MPRP) remains one of the most comprehensive. In exchange for purchasing property valued at €350,000 or paying €12,000 annually in rent, plus a government contribution and due diligence fees, investors gain EU residency through property investment for themselves and their families. Malta also provides access to high-quality healthcare, English-speaking schools, and visa-free travel across the Schengen Area, making it one of the best countries for property-based residency.
Cyprus: Straightforward Residency Route via New Property
Cyprus also operates a residency by property investment scheme, which grants permanent residence to non-EU nationals who invest at least €300,000 (excluding VAT) in new residential property purchased directly from a developer. The applicant must also demonstrate a stable annual income from abroad - €50,000 for the primary applicant, plus €15,000 for a spouse and €10,000 per dependent child - as part of the Cyprus residency by property investment requirements. The Cypriot property investment visa does not currently grant Schengen access, but it allows for indefinite residence, attractive tax treatment, and a path to citizenship after seven years of legal stay. It is one of the most straightforward real estate investment residency programs in Europe, especially for those seeking long-term family relocation in a stable Mediterranean environment.
Residency by Property Investment in Non-EU Countries
Several non-EU countries in Europe offer real estate pathways to residency with fewer restrictions and lower costs than their EU counterparts. These are increasingly attractive to those interested in residency by investment countries offering property rights without red tape.
Serbia: No-Minimum Property Residency Program
Serbia is a prime example of property investment immigration Europe, with no minimum investment requirement. Foreigners can buy property in their own name and apply for a residence permit with relative ease under the Serbia residence permit by real estate pathway. Processing times are short, and the entire application process is known for being investor-friendly. This option suits budget-conscious investors or those exploring entry into the European market through alternative routes.
Albania: Easy Residency via Small Property Investment
Albania provides a similarly open market. Since 2022, anyone who owns a property over 20 m² may apply for residency under the Albania residency by buying property program. Foreigners are allowed to purchase residential real estate freely (agricultural land is restricted), and the process is simple and inexpensive. Its Mediterranean climate, low cost of living, and fast-growing tourism sector make it a strong candidate for retirees, digital nomads, and second-home buyers buying property for residency in Europe.
Montenegro: Property-Based Temporary Residence in a Growing Market
Montenegro also allows foreign investment in real estate, although land purchases may require company registration. Montenegro, in particular, previously ran a well-known citizenship-by-investment program that concluded in 2022. However, it still offers a real estate pathway to temporary residency. Foreign nationals can obtain a renewable residence permit by purchasing real estate in the country. While there is no fixed legal minimum, in practice, investments of €100,000 or more are common under the Montenegro real estate residency program. The process is relatively smooth and Montenegro stands out for its scenic Adriatic coastline, euro-based economy, and long-term goal of EU accession. These factors make it a strategic location for buyers seeking lifestyle benefits along with a foothold in the European property market. These countries present attractive opportunities due to their affordability and emerging property markets, and they may serve as stepping stones for investors eyeing eventual EU expansion and real estate citizenship programs in Europe.
How to Compare Residency Programs by Real Estate Investment
Choosing the right property investment visa in Europe requires evaluating several key factors:
Minimum Investment Thresholds: These range from no minimum (Serbia, Albania) to €500,000+ (Greece), depending on the country’s requirements.
Residency Benefits: Some countries offer residency through real estate investment that includes family, healthcare, and education. Fast-track options may lead to citizenship after 5–10 years.
Tax Implications: Investors should review local real estate taxes, annual levies, and income tax on rental yields.
Required Presence: Greece, Hungary, and Serbia require no or minimal physical presence, while others (like Malta) may ask for demonstrated ties.
Ease of Process: Countries like Serbia and Albania are among the best European countries for property investors due to fast processing and straightforward applications.
Knowing how to get residency by buying property in different European countries helps investors make informed decisions that align with their lifestyle and financial goals. The most suitable options vary depending on whether the investor values mobility, taxation, long-term ROI, or potential citizenship.
Program Comparison Table
<table> <tbody> <tr class="blue-row" > <td><strong>Country</strong></td> <td><strong>Program</strong></td> <td><strong>Minimum Investment</strong></td> <td><strong>Outcome</strong></td> </tr> <tr> <td>Greece</td> <td>Golden Visa</td> <td>€400,000 (standard), €800,000 (prime areas)</td> <td>EU residency; eventual citizenship; Schengen access</td> </tr> <tr> <td>Hungary</td> <td>Golden Visa</td> <td>€500,000</td> <td>10-year renewable residency; simplified requirements</td> </tr> <tr> <td>Malta</td> <td>Permanent Residency</td> <td>€350,000 (or €12,000/year rent) + fees</td> <td>EU residence; includes family; access to schooling & services</td> </tr> <tr> <td>Cyprus</td> <td>Permanent Residency</td> <td>€300,000 (new residential property)</td> <td>Permanent residency; includes family; citizenship after 7 years</td> </tr> <tr> <td>Serbia</td> <td>Real Estate Path</td> <td>No minimum</td> <td>Residence permit; fast approval; no investor restrictions</td> </tr> <tr> <td>Albania</td> <td>Market Purchase</td> <td>From 20 m² property</td> <td>Residence permit eligibility; simple property acquisition</td> </tr> <tr> <td>Montenegro</td> <td>Temporary Residence</td> <td>No legal minimum (practical ~€100,000+)</td> <td>Renewable permit via property; growing market with EU prospects</td> </tr> </tbody> </table>Final Thoughts: Best Countries for Property-Based Residency in 2025
If easy entry, low costs, and minimal bureaucracy are your priorities, the Balkans - especially Serbia, Montenegro and Albania - offer some of the most accessible real estate residency options in Europe. These countries do not impose minimum investment for residency Europe and are ideal for those pursuing fast-track residency by real estate.
Among EU countries, Greece, Hungary, and Malta remain top countries for Golden Visa 2025 programs. Greece’s updated thresholds still make it one of the best countries for property-based residency, Hungary’s unique fund-based route attracts flexible investors, and Malta’s program combines lifestyle quality with competitive tax conditions and a streamlined application process.
The best European countries for property investors in 2025 will vary depending on your personal objectives - whether you're prioritizing mobility, pursuing citizenship, or seeking an upgraded lifestyle through EU residency by property investment. European countries with Golden Visa programs continue to adapt, so staying informed on real estate residency options in Europe is key.
Visit our Countries section to explore average purchase prices, rental rates, ROI data, legal nuances, taxes, other expenses, and much more across various cities and countries in Europe.