Which Golden Visas Still Exist in Europe in 2026?

Search results are full of "best golden visa" lists, many written years ago. Several of the programmes they describe no longer sell residence for property. Here is where things stand in November 2026, with the source for each point.

Open for property: Greece

Greece still offers a renewable five-year residence permit for a real estate investment. The thresholds are €800,000 in the most sought-after areas, €400,000 elsewhere, and €250,000 for converted or restored buildings, with one property per application and no minimum stay: see Greece Golden Visa and the pages for €800,000, €400,000 and €250,000. Two risks apply: a planned 15% transfer tax for non-EU buyers from July 2027 (what is known) and a long political calendar.

Open for property: Cyprus

Cyprus offers permanent residency through a property purchase, a different product from a five-year permit. See Greece or Cyprus and Cyprus permanent residency.

Open, but not for property: Portugal

Portugal removed real estate as a basis for the golden visa for new applicants in October 2023 (Law 56/2023). What mainly remains is an investment fund route, about €500,000 according to law-firm guides, without real estate exposure. Processing is slow: AIMA had processed about 6,000 of 46,000 pending files by October 2026, and IMI's survey put the average wait at 50.4 months (IMI Daily). See Greece or Portugal.

Closed: Spain

Spain closed its golden visa for new applications on 3 April 2025 (Organic Law 1/2025); existing holders can renew. What remains are permits not tied to property: non-lucrative, digital nomad, entrepreneur. See Greece or Spain.

Not covered here

Malta and some other programmes changed their fees and rules in 2025 and 2026, and the sources we reviewed disagree on the figures, so we do not state them. Check the official agency of each country.

How to choose

1. If you want property and a residence permit, Greece is the main open route.
2. If you want permanent status and can accept a different product, compare Cyprus.
3. If you want a fund investment and can wait years, look at Portugal.
4. If you hold a passport that restricts you, read the page for your citizenship: Russia, Turkey, China, Ukraine.

Sources: IMI Daily (8 October 2026), IBA (September 2026), law-firm guides for the Portuguese fund route and the Spanish repeal. Informational, not legal advice.