Best Residency by Investment Programs with EU Access

In 2026, Greece, Portugal, Malta, Italy, and Hungary remain the leading residency by investment programs offering access to the Schengen Area, but they differ significantly in investment structure, timelines, and eligibility conditions. Greece remains one of the most accessible options through real estate investment from €250,000, Portugal focuses primarily on investment funds, Malta offers permanent residency with extensive family inclusion, Italy provides flexible investment routes beyond real estate, while Hungary stands out with a 10-year residency permit. Choosing the right program depends on factors such as investment budget, processing speed, family composition, and tax planning goals. Below, we break down the key features, investment requirements, and advantages of the main European residency by investment programs in 2026.

European Residency for Schengen Access: Overview

• Residency by investment programs provide access to 29 Schengen countries. All programs allow visa-free travel and stays in other Schengen countries for up to 90 days within any 180-day period.
• Processing times start from as little as 3 months. The fastest programs are currently available in Greece and Italy, while Portugal typically involves a longer process.
• Physical residence requirements are minimal or completely absent. Most programs do not require investors to live permanently in the country to maintain their status.
• All programs allow family members to be included without additional investment requirements. Typically, applications can include spouses, children, and in some countries, parents and other relatives.
• The type of investment depends on the country. Greece focuses on real estate, Portugal on investment funds, Italy offers a range of investment instruments, Hungary focuses on funds, while Malta uses a combined investment model.

European Residency-by-Investment Programs for Free Access to the Schengen Area

Greece Residency by Investment

Investment Options

The main and most popular option under the Greek residency program remains investment in real estate:

• €400,000 — purchase of a single property with a minimum area of 120 sq. m in most regions of the country.
• €800,000 — property located in Athens, Thessaloniki, and islands with a population exceeding 3,100 residents.
• €250,000 — this threshold applies to properties changing their use classification, for example from commercial to residential. It also applies to historical buildings subject to restoration.

Properties converted from commercial to residential use are typically modern residential complexes created within former office buildings or hotels following complete reconstruction. All renovation work is handled by the developer, including modernization of the building, use of modern materials and technologies, and creation of energy-efficient residential spaces. As a result, investors receive fully finished apartments in modern complexes comparable to new developments in terms of comfort and quality.

Such properties may be of any size and located in any region of Greece. In practice, most qualifying properties are situated in Athens and the Attica region. This allows investors to enter the program at the minimum threshold while purchasing property in one of the country’s most in-demand locations.

Alternative investment options are also available, including long-term leases of tourist accommodation for at least 10 years, bank deposits, investments in Greek companies or closed-end funds, government bonds, and mutual funds.

Program Advantages

• Residency permit issued for 5 years with renewal possible as long as the investment is maintained.
• No requirement to permanently reside in Greece to maintain residency status.
• Visa-free travel across the Schengen Area.
• Opportunity to generate income from long-term property rentals.
• Access to Greece’s healthcare and education systems on the same basis as EU residents.
• Access to the favorable Non-Dom tax regime with fixed taxation on worldwide income.

Processing Timeline

• Processing usually takes approximately 4–6 months.
• The residency permit is issued immediately for 5 years and can be renewed indefinitely provided the investment is retained.
• Permanent residency may be obtained after 5 years, while citizenship is possible after 7 years of residence in the country, subject to language and integration requirements.

Family Inclusion Options

Family members receive Greek residency under the same conditions as the main applicant without requiring additional investments:

• Spouse
• Children up to 21 years old
• Parents of both the investor and spouse.

Portugal Residency by Investment

Investment Options

• The primary option is investment of at least €500,000 into Portuguese investment or venture capital funds.
• At least 60% of the fund’s capital must be invested in Portuguese companies.
• Investments must generally be maintained for at least 6 years to preserve residency status.
• Alternative options include non-refundable contributions starting from €250,000 into cultural or scientific projects, as well as business investments that create jobs in Portugal.

Program Advantages

• Visa-free travel throughout the Schengen Area.
• The right to live, study, and conduct business in an EU country.
• Access to European banking and financial systems.
• Opportunity to study at European educational institutions.
• Pathway to Portuguese citizenship after approximately 7–10 years.
• No requirement for permanent physical residence to maintain status.

Processing Timeline

• Processing typically takes from 18 months, including document submission and biometrics.
• Initial residency permit is issued for 2 years with renewal options available.
• Citizenship applications may be submitted after 7–10 years, subject to residency requirements and maintenance of investments.

Family Inclusion Options

Portugal’s Golden Visa is considered one of the most family-friendly residency programs and does not require additional investment for relatives:

• Spouse
• Children under 18
• Financially dependent children up to 26 years old enrolled in education
• Parents financially dependent on the main applicant

Malta Permanent Residency

Investment Options

• The program uses a combined investment structure involving a government contribution, donation, and real estate component.
• From €169,000 — rental option with a lease agreement for at least 5 years. Additional fees include: €60,000 administrative fee, €37,000 government contribution for the main applicant and €7,500 for each dependent, plus a €2,000 donation to a registered NGO.
• From €474,000 — property purchase option with minimum real estate value starting from €375,000. Additional costs remain the same: €60,000 administrative fee, €37,000 government contribution (+ €7,500 per dependent), and €2,000 charitable donation.
• Applicants must demonstrate capital assets of at least €500,000, of which a minimum of €150,000 must be held in financial assets, or capital assets of at least €650,000, of which a minimum of €75,000 must be held in financial assets.
• After 5 years, residents may purchase or rent property at lower values than the program’s original thresholds.

Program Advantages

• Permanent Malta residency status without the requirement to live in the country.
• The right to live, work, study, and conduct business in the country.
• Visa-free travel throughout the Schengen Area for up to 90 days within any 180-day period.

Processing Timeline

• Application review generally takes about 4 months.
• Permanent residency status is indefinite, while residency cards must be renewed every 5 years.

Family Inclusion Options

The Maltese program is considered one of the most flexible in Europe and allows residency for multiple generations:

• Spouse
• Children under 18
• Adult children who are financially dependent and unmarried
• Parents, grandparents, provided financial dependency is demonstrated

Italy Residency by Investment

Investment Options

• From €500,000 — investment into shares of Italian companies (from €250,000 for innovative startups).
• €1,000,000 — non-refundable donation to projects of public interest such as culture, education, or science.
• From €2,000,000 — investment into Italian government bonds.
• Investments must be completed within 3 months of entering Italy on a category D visa.
• Residency status remains valid provided the investment is maintained.

Program Advantages

• European residency with the right to live, work, study, and conduct business in Italy.
• Access to Italian and EU banking services.
• No permanent residence requirement.
• Visa-free travel throughout the Schengen Area for personal and business purposes.
• Potential pathway to citizenship after 10 years subject to naturalisation requirements.

Processing Timeline

• Application review generally takes from 3 months after document submission.
• Initial residency permit is issued for 2 years and may be renewed for an additional 3 years if investments are maintained.

Family Inclusion Options

• Spouse
• Children under 18
• Parents over 65 years old of the investor or spouse

Hungary Residency by Investment

Investment Options

• From €250,000 — investment into regulator-approved real estate funds with a minimum holding period of 5 years.
• From €1,000,000 — non-refundable donation to educational or scientific institutions.
• Investments are transferred through a bank account and personal presence in Hungary is generally required.
• Investments must be completed after obtaining the investor visa and maintained for residency renewal.

Program Advantages

• Residency rights to live, work, and study in Hungary.
• Access to Hungary’s banking system and wider European financial infrastructure.
• No obligation to permanently reside in the country.
• Visa-free travel throughout the Schengen Area.
• Attractive tax environment with 9% corporate tax and 15% personal income tax.

Processing Timeline

• Processing of the Hungarian Golden visa generally takes from 4 months.
• Residency permit is issued immediately for 10 years with renewal possible upon maintaining investments.
• Citizenship applications may be submitted after 8 years subject to naturalization requirements.

Family Inclusion Options

• Spouse
• Children under 18 included automatically
• Children over 18 provided they are financially dependent and unmarried

Key Features of European Residency by Investment Programs in 2026

• Greece increased minimum investment thresholds in high-demand regions and introduced additional requirements for qualifying properties. However, entry from €250,000 remains available through renovated properties and heritage buildings, preserving more affordable investment opportunities.
• Portugal introduced some of the most significant changes: residential real estate investment was completely removed from the program. The focus is now primarily on funds and business investments while maintaining minimal stay requirements.
• Malta strengthened due diligence and source-of-funds verification procedures in line with EU regulatory standards.
• Italy’s investor visa has become fully separated from real estate investment: property purchases no longer qualify applicants for the program. The path to citizenship also remains relatively long at around 10 years.
• Cyprus also offers a permanent residency-by-investment program, though residency status does not currently provide visa-free access to the Schengen Area. The country is actively pursuing Schengen membership.

How to Choose the Right Residency by Investment Program?

If Speed Is the Priority

Greece is typically the best option. Processing usually takes around 4–6 months, and the procedure is highly streamlined thanks to the straightforward real estate investment structure.

If You Want the Longest Initial Residency Validity

Hungary stands out by issuing residency permits immediately for 10 years, significantly reducing administrative burden and renewal frequency.

If Flexibility of Investment Is Important

Italy offers a broad selection of investment routes including startups, company shares, government bonds, and charitable donations, allowing investors to tailor the program to different financial strategies.

If Family Inclusion Is the Main Priority

Malta is one of the strongest options. The program grants permanent residency immediately and allows a broad range of relatives to be included in the application.

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