Top 3 Countries To Invest in the Real Estate Market and Gain Citizenship
In recent years, real estate investment migration has become a practical route for globally mobile individuals, high-net-worth individuals, and their families seeking residency or a second citizenship. By investing in property, as an investor, you can secure long-term residence rights, lifestyle benefits, and in some cases, a pathway to citizenship in your host country. However, real estate investment programs from different countries largely vary. Some countries offer citizenship by investment in real estate, while others provide residency first, with the possibility of citizenship after several years. Before investing in a country's real estate investment program, it is essential to understand the process involved and whether it offers a pathway to citizenship. You may need help from professional immigration specialists with obtaining Spain Golden visa if you intend to explore the country’s investment program. This article explains citizenship through real estate investment, including the best countries that offer this option, as well as other relevant details.
What Is Citizenship by Real Estate Investment?
Citizenship by real estate investment refers to programs where purchasing property directly qualifies an investor for citizenship. This often occurs after meeting specific requirements, such as holding the investment for a set period. Some citizenship-by-investment programs offered by certain countries come with various benefits, including visa-free travel, tax advantages, and a second passport in exchange for a substantial investment.
As of early 2026, no European Union country offers direct citizenship solely through property investment. However, investment programs in Europe usually provide a residence permit, often referred to as a Golden Visa. This visa leads to citizenship through the naturalization process after several years of residency and fulfillment of additional requirements.
Difference Between Citizenship and Residency by Real Estate Investment
Citizenship by investment grants you full rights, a passport, and permanent status (such as work, voting rights, and extensive travel). Citizenship by investment also enables access to social benefits, including healthcare, education, security, business investment advantages, and family reunification.
In contrast, residency by investment permits you to live, work, and use a country's services. However, it is often accompanied by limited rights (no voting rights), temporary permits (which are renewable), and reduced travel freedom. Additionally, residency by investment usually serves as a pathway to eventual naturalization. Most European countries offer residency through property investment, accompanied by a long-term path to citizenship.
European Countries Offering Citizenship by Property Investment
While direct property-based citizenship programs are not obtainable in 2026, many European countries offer residency (Golden Visa) through real estate investment. The European countries providing the Golden Visa route include:
Spain
Spain stood out as one of the most attractive European countries offering the Golden Visa. This was before the Spanish government ended new applications for real estate-linked Golden Visas on April 3, 2025, making it less accessible now.
The Spanish government stopped granting residency for passive property investments to curb rising housing costs and speculative investment in real estate, making homes more accessible for Spanish citizens. However, those who have already received a Spain Golden Visa can maintain and renew their permits under the old rules, as long as they continue to support their investment.
Although direct property investment has been stopped in Spain, investors can still apply for a Golden Visa in Spain through other means. This includes investing €2 million in public debt. Or €1 million in Spanish companies, investment funds, government bonds, or through business/entrepreneurial projects.
Spain Golden Visa
While the Spain Golden visa was valid, it was a residence-by-investment program designed for non-EU citizens. Its primary appeal relied on its direct link between a real estate purchase and the right to live, work, and study in Spain. The program also allowed applicants to access the Schengen Area visa-free. The minimum investment threshold was €500,000 in property, free of any mortgages or liens.
The Spain Golden Visa offered a route to Spanish citizenship after a period of up to 10 years. Unlike many residency programs, the initial Spain Golden visa renewal does not require applicants to live in Spain full-time. This made it ideal for global citizens who wish to maintain their current lifestyle while securing a European base.
Portugal
Portugal is a renowned European country offering a Golden Visa. The Portugal Golden Visa, also known as the Portugal Investment Visa, has significantly transformed, removing direct real estate purchases but offering residency through investments in:
Venture capital or investment funds with at least €500,000.
Arts with at least €250,000.
Research with at least €500,000.
Low-density area projects with a minimum of €400,000.
The Portugal Golden Visa has remained attractive due to its fund investment options. Property-focused investors can view the current program as an alternative route to citizenship, rather than the abolished real estate investment citizenship program. The Portugal Golden Visa is straightforward, offering a clear timeline to residency and citizenship.
After 5 years of maintaining your investment and residency permit, you can become eligible to apply for Portuguese citizenship. You are only required to be physically present in Portugal for 7 days per year during your qualifying residency period. However, you must also meet other requirements, such as having a basic language proficiency at an A2 level and meeting connection requirements. Portugal offers one of the shortest paths to an EU passport among similar Golden Visa programs.
Greece
Greece is another European country offering the Golden Visa. This program grants you a 5-year renewable residence permit for property investment and not direct citizenship by investment. In specific cases, you may have to invest up to €250,000 in a property to secure the Golden Visa. Your investment would only provide you with residency in Greece and not direct citizenship.
After legally residing in Greece for up to 7 years and meeting integration requirements, such as language proficiency and having a clean criminal record, you can then apply for citizenship through naturalization. Like other European countries’ Golden Visas, the Greece Golden Visa allows you to travel through the Schengen Area visa-free with your family members.
Conclusion
In recent years, the European Union has encouraged member states to phase out the Golden Passport schemes (citizenship by investment). As such, many European countries have adjusted their immigration rules to curb net migration and ensure that their immigration programs align with the needs of their citizens. This is why countries like Spain and Portugal have removed direct property-based citizenship and offer residency by investment, which provides a legal pathway to citizenship through naturalization after a specified period. You may need to consult with an immigration lawyer to guide you in securing a Golden Visa from a European country of your choice. An immigration lawyer can help you choose an EU country's Golden Visa program that best suits your budget and long-term plans abroad.
