Residence through property: which countries still offer it

Searches for a golden visa mix routes that are open, routes that are closed and marketing that is simply wrong. This article compares the countries where a property purchase gives or supports a residence permit, the ones that closed, and the ones where a purchase gives nothing. Thresholds are as reported in our own guides and in press and adviser sources in October 2026. They change often, so confirm them on the day you apply. A purchase never guarantees a permit: the authorities decide.

Who this actually concerns

If you hold an EU passport, you already have the right to live in any EU country under free-movement rules, and a property-based permit adds little there. The question matters most for non-EU citizens, including people from Russian-speaking countries who live in the EU on a national permit, and for destinations outside the EU. A permit from one country does not let you live in another. See residency vs citizenship by investment and golden visas 2026: what changed.

EU routes that remain: Greece, Cyprus, Bulgaria

Greece: the threshold depends on the address. Reported figures are EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands above 3,100 inhabitants, EUR 400,000 elsewhere, and EUR 250,000 only for converting a non-residential building or restoring a listed one. It must be a single property of at least 120 m2, short-term letting is not allowed, and the permit lasts five years and is renewable while you keep the investment (Greece golden visa). Cyprus: permanent residence under Regulation 6(2) needs a new property of at least EUR 300,000 plus VAT bought from a developer, annual income from abroad of at least EUR 50,000 and a EUR 30,000 pledged deposit; since 2023 the authorities monitor annually. It is residence, not citizenship, which closed in 2020, and further tightening has been discussed, so check before you commit (Cyprus golden visa). Bulgaria: citizenship by investment was abolished in 2022. Advisers describe a residence route for real estate of about BGN 600,000 (around EUR 306,775), which we could not confirm on an official page; confirm the euro figure with the Migration Directorate (Bulgaria golden visa).

Closed or changed: Latvia, Spain, Portugal

Latvia: under the new Immigration Law in force from 15 September 2026, buying property no longer gives a basis for a new residence application, and the earlier EUR 250,000 route is closed to new applicants (reported by several adviser and news sources; we did not open the statute). Spain: the investor golden visa closed in 2025. Portugal: residential property has not qualified since 2023. If an agent still sells you any of these routes as open, treat it as a red flag.

Non-EU countries near Europe: Turkey, Montenegro, Georgia, Armenia

Turkey has two separate routes. A residence permit is reported from a title-deed price of USD 200,000, and citizenship from USD 400,000 with a three-year no-sale annotation. Neighbourhoods where foreigners are already about 20% of residents can be closed to new registrations, so check the address (Turkey golden visa). Montenegro: since the amendments of 17 January 2026, a temporary one-year permit based on property needs a tax-assessed value of at least EUR 150,000 for third-country nationals and at least 50% ownership; EU citizens are outside this test, and the citizenship programme closed in 2022 (Montenegro residence through property). Georgia: our guide reports a one-year renewable permit from USD 150,000 of appraised value and a five-year permit from USD 300,000, with the independent appraisal, not the contract price, deciding (Georgia residence permit). Armenia: buying does not by itself give a permit; sources describe a registered business as the usual route (Armenia guide).

The Gulf: UAE and Oman

UAE: the Dubai Land Department service page describes a Golden Visa Investor permit for property with a purchase value of AED 2 million or more, with mortgaged property allowed against a bank letter. It states 10 years, while the federal portal summary lists 5 years for real estate, and we could not reconcile the two, so ask for the validity in writing (Dubai golden visa; official service page at dubailand.gov.ae). Oman has three mechanisms: owner residence in an approved tourism complex, a sponsor-free visa and residency for owners under ROP Decision 87/2026, and the Golden Visa through Invest Oman, reported at OMR 250,000 for five years and OMR 500,000 for ten (Oman thresholds; investoman.om). We could not confirm from an official page whether off-plan or mortgaged units count.

Asia: Thailand and the Maldives

In Thailand a purchase gives no residence or visa. The one property route is the Long-Term Resident visa, where, per a Board of Investment announcement of February 2025 as reported, property of USD 500,000 (global citizen) or USD 250,000 (pensioner) can count towards the investment, alongside income or asset tests (Thailand visa options). For the Maldives we did not verify any residence route based on property, so we make no claim.

Who should choose which

• If you are an EU citizen and want to live in the EU, do not pay a premium for a permit you do not need; choose by lifestyle and yield.
• If you are a non-EU citizen who wants an EU permit and a Mediterranean life, Greece fits at EUR 400,000 or more, accepting no short-term letting; Cyprus fits if you can buy new from a developer and document the income.
• If you want the lowest threshold and accept a non-EU country, Montenegro (EUR 150,000 assessed) or Georgia (USD 150,000 appraised) fit, with the valuation margin in mind.
• If you want a Gulf base and a longer permit, compare the UAE and Oman, and ask for the permit term and what happens if you sell.
• If you want seasonal stays only, a permit may be unnecessary; check visa-free periods first.

FAQ

Does buying property give me a residence permit? Almost never automatically: it gives grounds to apply. Do I become a tax resident? No; tax residence depends on days spent and ties, see tax residency and the 183-day rule. Can the rules change after I buy? Yes, and Latvia is the recent example, although existing holders are often treated differently. Can I get a passport? Only Turkey is reported to offer citizenship for property, at a higher threshold.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and immigration advisers. We test a property against the current threshold with a margin before you commit. This text is informational and is not legal, tax or immigration advice; verify current rules before you buy.