Which countries give permanent residency by buying property? This is a common question for investors, global citizens, and families seeking to expand their horizons through real estate investment. Several nations worldwide offer attractive residency-by-investment programs, directly linking property acquisition to a pathway for permanent residency.

These programs provide a unique opportunity to secure the right to live, work, and often study in a new country in exchange for a qualifying real estate purchase. This guide will explore the key destinations where your investment in a new home can lead to the security and benefits of permanent resident status.

Here are notable examples:

• Spain: Purchasing property worth at least EUR 500,000 grants permanent residency, free movement in the Schengen zone, no requirement to live in Spain to maintain residency, and eligibility for citizenship after 10 years of uninterrupted living.
• Portugal: Known for its popular real estate investment program leading to residency, though citizenship requires at least 5 years of residence.
• Greece: Offers residency through property investment with a minimum amount that varies by location (generally starting around EUR 250,000 to EUR 800,000 in high-demand areas). Citizenship is possible after several years of residence.
• Bulgaria: Real estate investment of about EUR 300,000 grants temporary residency, with permanent residency after 5 years and citizenship eligibility after 6 years.
• Andorra: Purchasing real estate worth EUR 400,000 provides long-term residence, with permanent residency after 10 years and citizenship after 20 years.
• Fiji: Property investment of USD 125,000 through business enterprise grants a 7-year investor permit (permanent residence), with citizenship after 5 years.
• Mauritius: USD 500,000 investment in real estate or related activity grants 10-year permanent residence, with possible citizenship after 2 years.

These countries offer property-investment programs that grant long-term or permanent residency, often leading to citizenship after several years. Requirements like minimum investment amounts, living obligations, and processing times vary by country.

What are the minimum investment amounts for residency by real estate in different countries

Here are the minimum real estate investment amounts required for residency by investment in various countries in 2025:

United Arab Emirates (UAE): AED 2,000,000 (approximately USD 545,000) in property for the investor residency visa.

Cyprus: Minimum €300,000 investment in real estate, shares, or funds, with an annual income requirement apart from the investment.

Malta: Minimum property investment of €300,000 in the south or €350,000 in other regions, with ownership required for at least five years.

Costa Rica: Minimum investment threshold varies but typically around USD 200,000 for investor residency through property.

Georgia: Specific thresholds depend on the program, commonly real estate investments starting at around USD 100,000.

These minimum amounts reflect the required thresholds for obtaining residency permits through property investments in 2025. Other countries may have different or additional requirements alongside property minimums

Are there residency by investment programs that don’t require buying property

Yes, there are several residency by investment programs that do not require buying property. Instead, these programs allow investors to obtain residency by making other types of financial investments, such as:

Business investments: For example, the United States EB-5 program requires an investment of at least USD 800,000–1.05 million into a new commercial enterprise that creates or preserves 10 full-time jobs, without the need to purchase property.

Government bonds or funds: Some countries allow investments in government bonds or designated investment funds instead of real estate to qualify for residency.

Startup or innovative business investment: Canada’s Startup Visa program grants residency to entrepreneurs with innovative business ideas backed by a designated organization, without real estate purchase requirements.

Capital investment in companies: Mexico offers residency by investment with a minimum capital investment of $100,000 in a privately owned Mexican company or listed firms, distinct from real estate investment.

These alternatives enable investors to obtain residency through entrepreneurship, economic contribution, or public financial instruments rather than solely through property purchases. Many countries offer a variety of investment routes to suit different investor profiles and preferences.

Which countries have recently changed or eliminated their property investment residency or golden visa programs

Several countries have recently changed or eliminated their property investment residency or golden visa programs in 2025:

Portugal: Eliminated the real estate investment option for Golden Visa applications starting October 2023. Investors must now invest in regulated funds (€500,000 minimum), cultural or heritage donations (€250,000), or job-creating business ventures instead. This change was driven by domestic housing concerns and EU pressure.

Hungary: Abolished the direct real estate purchase option as a route to residency on January 15, 2025. The new program favors investments in real estate funds and non-refundable donations to higher education institutions.

Spain: Formally terminated its Golden Visa program for property investors effective April 3, 2025. Spain ended the golden-visa by‐property route and now redirects wealthy immigrants toward entrepreneur or highly-qualified worker visas. No new property-based residency applications are accepted.

United Kingdom: The Tier 1 (Investor) Visa was abolished in February 2022, ending residency through capital investment including real estate-related investments. The UK focuses more on skilled and innovator visas now.

Ireland: The Immigrant Investor Program, which included real estate investments, was closed in February 2023 following EU pressure and anti-corruption concerns. Existing holders can continue their residency but no new applications are accepted.

Cyprus and Malta have raised financial thresholds and tightened compliance requirements in 2025 to align with EU standards.

Governments across Europe are tightening residency-by-investment schemes due to political, social, and regulatory pressures.

What kind of property qualifies — residential, commercial, new vs resale

The types of property that qualify for residency by investment programs vary by country but generally include:

Residential properties: Most countries accept residential real estate such as apartments, houses, villas, and condos. For example, Greece allows residential property purchases starting at €250,000, with higher minimums for new properties.

Commercial properties: Some programs accept commercial real estate including office buildings, retail spaces, or hotels. Greece permits commercial properties for tourism purposes with certain investment values. Cyprus allows both residential and commercial property investments from €300,000.

New vs. resale properties: Requirements may specify the property must be new or first-sale to promote new construction, as in Cyprus where the property must be purchased from a development company and be a first sale. Some countries allow resale properties but may have different thresholds or limits.

Other types: In some cases, renting or leasing hotel or tourist residences for a minimum term may qualify, as with Greece’s program permitting 10-year leases on eligible properties.

Eligibility often requires holding the investment for 3–7 years, maintaining ownership during residency, and meeting other program criteria. Countries set their own rules on property type, age, and usage; verify these details for each program.

Do I need to physically reside in the country (minimum days per year) after getting residency through property

After obtaining residency through property investment, the physical residence requirements vary significantly by country:

Some countries have minimal or no mandatory physical presence requirements. For example, Greece’s Golden Visa and Malta’s residency-by-investment programs allow investors to maintain residency without residing in the country.

Others, like the Portugal Golden Visa, require only a few days of stay per year — typically 7 days in the first year and 14 days in subsequent two-year periods.

Some programs require more substantial residency periods, especially if one wants to transition from residency to citizenship, which generally requires longer continuous residence.

Countries like the US EB-5 program require the investor to actively manage or be involved in the enterprise but have flexible actual physical presence requirements.

Many residency-by-investment programs through property let investors maintain residency with minimal or no mandatory stay, but require longer physical presence to become eligible for citizenship. It is important to check the specific country’s residency conditions as they vary widely.

Are there tax implications when you get residency by buying property in another country

Yes, there are important tax implications when obtaining residency through buying property in another country:

Income tax on rental income: If the property is rented out, rental income is generally subject to local income tax. Tax deductions for expenses like loan interest, maintenance, insurance, and depreciation may be possible while the property is an investment.

Capital Gains Tax (CGT): When selling the property, capital gains tax may apply on the profit. Some countries offer exemptions or partial exemptions if the property becomes your main residence or under specific holding periods. You can pro-rate CGT if you rented out the property for some years and used it as your primary residence for others.

Loss of deductions when living in the property: Converting an investment property to your principal place of residence typically means losing the ability to claim tax deductions related to investment properties like interest or depreciation.

Residency tax status: Becoming a resident may subject you to taxation on worldwide income in the country of residency, depending on local tax laws and treaties.

Reporting and compliance: You must comply with local tax reporting requirements, and changes in residency status can impact your tax obligations in both the country of origin and the new country.

Consult a tax advisor familiar with international and local regulations to understand the specific rules and tax consequences for each country.

How long does the process take for getting residency via real estate investment

The processing time to get residency through real estate investment varies by country but generally falls within these ranges:

• Georgia: Responses come within about 1 month after submitting documents. After they approve your application, you must spend a few more weeks and make visits to finalize the residency card
• United Arab Emirates (UAE): The Golden Visa through real estate investment can process in a few weeks to a couple of months depending on application completeness and approval times.
• European countries: Programs like Cyprus, Greece, and others typically take 3 to 6 months for application approval and residency issuance, depending on thorough background checks and document processing.
• United States (EB-5): The process can take significantly longer, often 1 to 2 years or more, due to extensive background checks and the complexity of investment verification.

The process includes preparing documents, government processing, and final approval; you can often expedite it for a premium fee.

The processing time for obtaining residency via real estate investment varies by country but generally ranges from about 1 to 6 months. For example:

• In Georgia, the initial response typically comes within a month, with additional weeks needed for final issuance of residence cards.
• In the UAE, you can process residency by property investment within a few weeks to a couple of months, depending on your application.
• Many European countries such as Cyprus and Greece have processing times around 3 to 6 months depending on background checks and documentation.
• The US EB-5 program can take longer—often 1 to 2 years or more—due to complex investment and security verifications.

Timelines include document preparation, government processing, investment verification, and final residency issuance, with some programs offering expedited options for additional fees.

What are the risks and costs associated with buying property for residency purposes

Buying property for residency purposes involves several risks and costs that investors should carefully consider:

Risks

Market Volatility: Property values can fluctuate due to economic conditions, geopolitical events, or regulatory changes, potentially leading to losses in property value.

Economic Uncertainty: Changes in interest rates, inflation, or unemployment could affect rental demand and yields, impacting investment returns negatively.

Regulatory Changes: Sudden changes in government policies, tax laws, or immigration rules could affect residency eligibility or property investment profitability.

Liquidity Risk: Real estate is relatively illiquid; selling property quickly at a fair price during financial distress or market downturns can be challenging.

Tenant Risks: Rental property investments may face tenant-related risks such as arrears, property damage, or eviction challenges.

Maintenance and Repair Costs: Unexpected or high maintenance costs can reduce overall return on investment.

Interest Rate Risks: Rising interest rates can increase borrowing costs if the property is financed, lowering cash flow.

Environmental Risks: Risks like flooding, pollution, or climate change may affect property values and insurance costs.

Costs

Purchase-related fees: Including agent commissions, legal fees, taxes (stamp duty), and registration costs.

Ongoing costs: Property taxes, insurance, utilities, and regular maintenance.

Management fees: If using property managers, adding to operational expenses.

Hidden/Unexpected costs: Renovations, repairs, or compliance with new regulations can require additional spending.

Before investing, research market conditions, legal requirements, and financial obligations; consult professionals to manage risks and costs.

Related content: Which country gives you citizenship if you buy a house?

FAQ

Q: What are the travel benefit of buy property in other countries?

Ans: Buying property abroad can offer travel benefits like easier long-term stays, access to residency or visas in some countries, and a personal vacation home to avoid hotel costs.

Q. What kind of business I can do if I buy property in other countries?

Ans: If you buy property abroad, you can use it for rental income (short-term or long-term), open a guesthouse or hotel, run a café or shop, or use it as an office or workspace depending on local laws.

Q. What kind of benefit will my family have if I buy property in foreign countries?

Ans: Your family can enjoy vacation stays, potential residency or education opportunities, rental income, and a long-term asset for future security.

Q. Which countries allow disabled children to have residency by buying house?

Ans: Here are a few countries that allow disabled children (often adult children with permanent disabilities) to be included in residency or citizenship applications by investment (including property) programs:

• Turkey — Children over 18 with permanent disabilities can be dependents under Turkey’s investment residency / citizenship by investment options.
  
• Malta — In Malta’s residency by investment, children with disabilities can be included as dependents, even beyond usual age limits.
  
• St. Lucia — Their citizenship by investment program allows physically or mentally challenged children of any age (if dependent) to be included.

Q. What happens if I sell the property later — do I lose residency?

Ans: In many countries, if you sell the property that granted you residency, you may lose the residency status unless you reinvest or meet other program requirements.