Best Residency by Investment Programs with EU Access

17/07/2026

European residency by investment programs remain one of the most effective ways for international investors to gain access to the Schengen Area, diversify assets, and establish a long-term presence in Europe. In 2026, Greece, Portugal, Malta, Italy, and Hungary continue to rank among the leading options, although they differ significantly in investment structure, processing times, family eligibility, and long-term benefits.

Greece remains one of the few programs centered around real estate ownership, Portugal focuses primarily on investment funds, Malta offers permanent residency, Italy provides flexible investment routes, and Hungary stands out with a residence permit valid for 10 years from the outset.

Key Takeaways

Greece offers a real estate route from €250,000.
Portugal is now primarily fund-based, with investments from €500,000.
Malta grants permanent residency and allows inclusion of multiple generations.
Italy offers four investment routes, starting from €250,000.
Hungary issues a 10-year residence permit immediately.
All five programs provide Schengen access for up to 90 days in any 180-day period.

Greece: Real Estate Residency With No Minimum Stay

Greece remains one of the most popular residency-by-investment destinations in Europe, especially for investors seeking direct real estate ownership.

Applicants may qualify through several property routes: €800,000 in premium locations including Athens, Thessaloniki, Mykonos, Santorini, Crete, and certain larger islands; €400,000 in most other regions; or €250,000 for commercial-to-residential conversion projects and listed historic buildings undergoing restoration.

The €250,000 route has become especially attractive because qualifying properties can be located anywhere in Greece and often include centrally located assets in Athens and Attica.

The Greek Golden Visa grants a renewable five-year residence permit and requires no minimum physical presence to maintain residency. Processing starts from approximately four months.

Eligible family members include spouses, children under 21, and parents of both spouses.

Portugal: A Fund-Based Route to European Residency

Portugal remains one of Europe’s most recognised residency-by-investment programs, although its structure has changed significantly.

Residential real estate no longer qualifies. The main route now involves a €500,000 investment into approved Portuguese investment or venture capital funds. Alternative options include €250,000 contributions to cultural projects, €250,000 contributions to scientific research, and business investments that create employment.

Portugal’s key advantage is its low physical presence requirement: approximately 14 days every two years.

The program may also provide a future citizenship pathway, although proposed reforms could extend naturalisation timelines. Processing currently starts from approximately 18 months.

Eligible family members include spouses, children under 18, dependent children up to 26 enrolled in education, and dependent parents.

Malta: Permanent Residency for the Whole Family

Malta’s Permanent Residence Programme differs from traditional Golden Visa programs because it grants permanent residency rather than a temporary residence permit.

Applicants can choose between a rental route from approximately €169,000 and a property purchase route from approximately €474,000. These figures include the program’s principal government fees and contributions. Applicants must also demonstrate net assets of at least €500,000.

Malta is especially attractive for larger families because eligible dependants may include spouses, minor children, financially dependent adult children, parents, and grandparents.

Processing generally starts from nine months. Residence cards are renewed every five years, while permanent status remains in place as long as the programme conditions continue to be met.

Italy: Flexible Investment Options Beyond Real Estate

Italy’s Investor Visa appeals to applicants seeking flexibility rather than property ownership.

Qualifying options include a €250,000 investment into innovative Italian startups, €500,000 into Italian companies, €1 million donation to public-interest projects, or €2 million investment in government bonds.

Applications are typically processed from approximately three months, making Italy one of the faster European investor residency programs.

Successful applicants receive an initial two-year residence permit, renewable for an additional three years if the investment is maintained.

Eligible family members include spouses, children under 18, and parents over 65. Naturalisation generally requires around 10 years.

Hungary: A 10-Year Permit From the Start

Hungary’s residency-by-investment program has gained attention because of its unusually long permit validity.

Applicants can qualify through a €250,000 investment into approved real estate funds or a €1 million donation to educational or scientific institutions.

Processing generally starts from around four months. Unlike most competing programs, Hungary issues a residence permit valid for 10 years immediately, reducing renewal frequency and administrative burden.

The program has no minimum stay requirement and allows inclusion of spouses, children under 18, and financially dependent unmarried adult children.

Which European Residency Program Fits Your Goals?

The best program depends on the investor’s priorities.

Greece is best suited to those seeking real estate ownership, fast processing, and no stay requirement.
Portugal is better for investors focused on funds and a long-term European citizenship strategy.
Malta is the strongest option for permanent residency and extensive family inclusion.
Italy works well for investors who prefer flexible investment structures rather than property.
Hungary is attractive for those who value administrative simplicity and a 10-year permit from the outset.

Final Thoughts

European residency by investment remains one of the most attractive solutions for investors seeking Schengen mobility, asset diversification, and long-term access to Europe.

In 2026, investment thresholds range from €250,000 to €2 million, processing times vary from approximately 3 months to 18 months or more, and residence rights range from renewable permits to permanent residency.

While each program offers Schengen access, the right choice depends on investment goals, family structure, preferred asset type, and long-term plans in Europe.