Which popular destinations reportedly add limits or extra checks for Russian or Belarusian citizens or funds, what we could and could not verify, and how to check before you pay.
Rules for Russian and Belarusian citizens differ from country to country, and they have changed several times since 2022. This article lists what we found for popular destinations, separates what we could confirm from what is only reported, and gives dates where we have them. Treat it as a starting point for questions to a local lawyer, not as a statement of the law today. We deliberately do not claim a rule where we could not find a reliable source.
Three kinds of limits
Restrictions on this audience come in three layers, and they should not be mixed up.
- Rules on the purchase itself. A ban or permit tied to citizenship. These are rare for apartments; we did not find a general ban on Russian or Belarusian citizens buying a flat in any country below.
- Residence and golden-visa programmes. This is where most restrictions sit, because programmes are political and change fast. See golden visas in 2026: what changed.
- Banks and payments. The most common practical obstacle. Banks apply enhanced checks, and some decline customers or transfers altogether. See bank checks for Russian citizens living in the EU.
On sanctions: Council Regulation 833/2014 and 269/2014 apply in every EU country. As we read the Commission's published FAQ, they do not prohibit buying EU real estate unless the buyer is a listed person (or acts for one). Current texts are on EUR-Lex; names can be checked on the EU sanctions map.
Destinations, one by one
Cyprus. Reported: Russians were the largest group of foreign residential buyers in 2025 (about 51 percent, Cyprus Mail, July 2026), and banks apply enhanced checks, with completions taking, by that report, three to six months. The permanent-residence route through a new-build purchase of at least EUR 300,000 plus VAT has been described as open to non-EU buyers, but conditions are reviewed often, and plans to tighten the rules were reported in 2026. Check the current rules with a Cypriot lawyer; see Cyprus golden visa.
Greece. Reported since spring 2022 by industry sources: applications, issuance and renewal of golden-visa permits for nationals of Russia and Belarus were suspended "until further notice", with family members holding other documents treated differently. We could not confirm the current 2026 status on a Greek ministry page, so ask a Greek lawyer. Purchasing a property itself is a separate matter from the visa; see Greece golden visa.
Bulgaria. Buildings and apartments can be bought by foreigners; land cannot be owned personally by non-EU citizens, and buyers use a Bulgarian company for it, according to the sources we read (one aggregator, not re-verified on an official page). That is a rule for all non-EU citizens, not for Russians specifically. Residence-by-investment: see Bulgaria golden visa.
Montenegro. Russians are reported as the largest foreign buyers. A local real-estate blog (July 2026) said a visa regime for Russia, Belarus and Turkey might start on 1 October 2026 as part of EU accession alignment, but described it as proposed and not final; we could not confirm it from an official source. Check the current entry and residence rules on the Montenegrin ministry site and with a lawyer; see Montenegro golden visa.
Georgia, Turkey, the UAE and Thailand. We did not find a nationality-specific ban on Russian or Belarusian citizens buying property in these four countries during our research. That is "we did not find one", not a guarantee that none exists, and rules about foreigners generally (military zones, quotas, minimum investment for residence) apply. Banks in these countries and the banks you use to pay may apply their own checks. See Georgia: residence permit through property, Turkey golden visa and Dubai golden visa.
Entry bans, visas and listed persons
Entry rules for Russian and Belarusian citizens change with political decisions, including EU decisions on visas. A person on an EU sanctions list faces an asset freeze and a travel ban, and it is unlawful to make funds available to them. If you own a company or share an account with someone who might be listed, tell your lawyer early.
How to check before you pay
- Ask a local lawyer in writing: "Can a citizen of [country] buy this property, open an account, and receive a residence permit, as of today?"
- Check the bank first, not last. A deal that the bank will not process is not a deal.
- Look at official sources: the ministry of interior or migration, the land registry and the central bank of the destination.
- Do not rely on forum posts or agent promises. See pre-purchase checklist.
- Never use a nominee or third-party owner to get around a limit; see nominee ownership risks.
FAQ
Can a Russian citizen who lives in the EU buy in Cyprus or Greece? Generally the sale itself is open, but banks and residence programmes may apply extra rules. Check the current status.
Does a second citizenship change things? It can change which programmes are open and how a bank treats you, but it also draws questions about why and when it was obtained. Be open about all citizenships you hold.
Are the restrictions the same in all EU countries? No. EU sanctions are common, but golden-visa suspensions, bank policies and entry rules are national or bank-specific.
Where do I find the current rules? Official sites of the destination state, EUR-Lex for EU measures, and a local lawyer.
Will this article be updated? We update articles when we confirm changes, but rules can move faster than articles. Always check the date of a source.
How we help
We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers who can confirm the current rules for your passport and residence. We do not promise visas, approvals or bank acceptance. This text is informational and is not legal, tax or investment advice; verify current rules. Start with the guide for Russian-speaking EU residents.