13 Countries Offering Citizenship or Residence by Real Estate Investment in 2026

Some European, Caribbean, Latin American, and Middle Eastern countries allow foreign investors to obtain residence or citizenship through real estate investment. These routes are usually faster than standard immigration procedures and often have more flexible requirements.

In many cases, applicants do not need to know the local language or live in the country before applying. Family members can usually be included in the application, although additional government fees may apply.

When choosing a programme, investors should compare the minimum property cost, expected investment return period, processing time, travel benefits, and the long-term rights granted by the residence permit or passport.

Caribbean

Five Caribbean states offer citizenship by real estate investment: Antigua and Barbuda, Dominica, Grenada, St Kitts and Nevis, and St Lucia. The minimum real estate investment starts at $200,000, depending on the country.

Caribbean passports provide visa-free access to over 140 destinations. Grenada also stands out for visa-free travel to China.

European Union 

Greece, Cyprus, Latvia, and Malta are among the EU countries where property investment can lead to residence. Investors receive the right to live in the issuing country and, in most cases, travel visa-free across the Schengen Area. Cyprus is an exception, as it is not yet part of the Schengen Area.

Processing times vary from around 3 months in Latvia to 9 months in Cyprus. Minimum investment thresholds also differ by country, starting from €169,000 in Malta.

Latin America

Panama issues permanent residence to investors who purchase real estate worth at least $300,000. The process takes around 3 months, making it one of the fastest Golden Visa programmes. 

Panama stands out for its beneficial tax environment: foreign-source income is not taxed.

Middle East

Türkiye offers citizenship through real estate investment from $400,000, with capital appreciation of up to 30%. The process usually takes around 8 months. 

Turkish citizens can travel visa-free to 138 countries and live in the country without time limits.

The Malta Permanent Residence Programme grants foreign investors lifelong residence status from the outset, with no stay requirement.

Under the terms of the Malta Permanent Residence Programme, the investor rents or buys residential property in Malta and follows two other mandatory conditions.

The qualification requirements include:

1. Purchasing real estate in Malta for €375,000+ or renting accommodation for €14,000+ per year for 5 years.
2. Paying a contribution fee of €37,000.
3. Paying an administration fee of €60,000.
4. Making a charitable donation of €2,000 to one of the Maltese non-governmental organisations.

Applicants also confirm having assets of at least €500,000 with €150,000 being in the form of liquid financial assets or at least €650,000 with €75,000 of them being financial assets.

The Malta PR Programme is the only one in the EU that does not impose age restrictions on most family members. The investor's spouse, children under 29, parents, and grandparents are eligible to participate in the programme. Marriages which are not officially registered are also allowed.

Dominica’s citizenship by investment programme is one of the most affordable in the Caribbean. To obtain a passport, an investor makes a non-refundable contribution or purchases real estate. In both cases, the threshold is $200,000.

The applicant can buy a share in a tourist real estate project approved by the Dominica government. Approved properties are usually hotels or resort complexes. 

The investor can sell the property after 3 years of ownership. In this case, the buyer cannot take part in the CBI programme. If selling the property to a future candidate for a Dominica passport, the real estate must be owned for at least 5 years.

There is no requirement to live in the country or visit it. All the procedures are remote and are completed in at least 6 months.

Dominica passports can also be obtained by close relatives of the main applicant: a spouse, children under 30, unmarried daughters under 25, and parents and grandparents over 65. 

In addition to the main investment, the applicant pays Due Diligence and administrative fees. The total expenses depend on the selected investment option and the number of applicants. For example, a family of four will spend about $271,000 for a non-refundable contribution and $321,000 for buying real estate.

For a 2-year UAE residence permit, investors may purchase real estate for AED 750,000, which is around $204,000. To obtain a UAE Golden Visa for 10 years, candidates must buy real estate valued at AED 2 million, or nearly $545,000.

Long-term leases in Dubai can yield a return of about 5—8% annually. This number applies to high-end communities like Palm Jumeirah, Dubai Marina, and Business Bay. Apartments in districts such as Discovery Gardens and International City can generate a profit of up to 9%.

Spouses can purchase property in joint ownership for a 2-year visa, provided that the property value is at least AED 1 million, or $272,000. A certified and translated marriage certificate is required.

The UAE Golden Visa can be renewed an unlimited number of times. Spouses, children, and housekeepers may join applicants in obtaining. There are also no requirements to live in the UAE all the time to keep the residence.

Greece’s residence by investment programme is currently one of the most popular Golden Visa options for real estate purchase, as investors can choose from several routes depending on the property type, location, and budget.

The most popular real estate investment options are:

• €250,000+ for listed buildings requiring restoration, or properties converted from commercial to residential use;
• €400,000+ for properties in most regions of Greece;
• €800,000+ for properties in high-demand areas, including Athens, Thessaloniki, Mykonos, Santorini, and islands with a population of over 3,100.

Applicants can also qualify by signing a 10-year lease for a hotel or tourist residence, acquiring a 10-year timeshare right, or inheriting or receiving real estate as a gift. The minimum investment amount depends on the property type and location.

Greece residence is extended to the entire family of the investor, including a spouse or a partner, children under 21, and parents of the investor or their spouse.

The Greece Golden Visa grants investors and their family members renewable residence permits. The investment must be maintained for as long as the investor relies on Golden Visa status. 

After 5 years of actual residence in Greece, investors may become eligible for EU long-term resident status; after naturalisation in another 2 years, they can sell the property without losing their right to live in the country.

Latvia Golden Visa allows investors to purchase residential or commercial real estate worth at least €250,000. The property must already be built and located in Riga or within 30 kilometres of the city.

The investor’s spouse and children can obtain residence permits together with the main applicant. The investor must also have at least €26,640 in a bank account, plus €8,880 for a spouse and €2,664 per child.

The residence permit is issued for 5 years and can be renewed. The investment must be maintained during this period. After that, the investor can obtain permanent residence and maintain it without keeping the real estate investment.

Grenada citizenship offers visa-free travels to China and is the only one in the Caribbean that entitles the holder to get an E-2 business visa to the United States.

The minimum investment in real estate is $270,000. As with other Caribbean programmes, a project must be government-approved.

For the minimum amount to apply, the investment must be made by two people, with the sum of joint investments totalling at least $440,000. In other cases, the threshold increases to $350,000.

An investor can buy a share in hotels, resorts, and villas. The property can be sold, and the investment returned after 5 years of ownership.

A spouse, parents, grandparents, and siblings over 18 can be included in the application together with the main applicant. Children under 30 can be included if they depend financially on the investor. Their participation is subject to additional expenses.

The Antigua and Barbuda citizenship by investment programme is similar to other Caribbean programmes. However, there is one main difference: the applicant must come to the country to spend at least 5 days within the first 5 years of citizenship.

Besides, an applicant takes an oath of allegiance. It can be done in Antigua and Barbuda, at a country’s representative office abroad, or by videoconferencing. 

The minimum investment in real estate is $300,000 for 5 years. Government-approved touristic projects are available for purchasing and investing in.

The main applicant's family can also get Antigua and Barbuda passports: the investor’s spouse, children under 31, parents and grandparents over 55, and unmarried siblings. 

A single applicant pays a processing fee of $10,000. A family up to 4 members would pay $20,000. For any additional family member, extra $10,000 is paid. Other fees and expenses are calculated depending on the number and age of applicants.

St Lucia’s citizenship programme requires investing at least $300,000 in government-approved real estate projects. An additional state fee of $30,000 is paid, too. 

The programme allows investments in hotels, luxury villas, and other government-approved tourism projects.

The real estate bought under the CBI programme can be sold after 5 years.

The main applicant’s spouse, children under 30, parents over 55, and siblings under 18 can qualify for St Lucia citizenship.

Depending on the number of family members in the application, additional costs such as Due Diligence and processing fees, can increase. For example, Due Diligence costs $8,000 for the main applicant and $5,000 for each family member over 16.

Panama Golden Visa can be an attractive option for investors and entrepreneurs thanks to the country's territorial tax system. Panama does not tax foreign-source income, regardless of tax residence status. This makes it a popular destination for people who earn income or hold assets abroad.

Foreign investors can qualify for permanent residence by purchasing real estate worth at least $300,000. The investment must be maintained for 5 years, during which the property may generate rental income and benefit from potential capital appreciation.

A single application may include the investor's spouse, children under 18, unmarried children of any age who are financially dependent on the investor and can prove they are continuing their studies, as well as financially dependent parents.

Successful applicants receive permanent residence from the outset, with the residence status granted for life.

The St Kitts and Nevis CBI programme is the oldest in the world: the first passports by investment were issued in 1984. This indicates the reliability of the programme and the continuous interest of applicants.

Real estate investment options are the following:

1. $325,000+ — purchasing a share in a government-approved real estate project.
2. $325,000+ — buying a condominium unit designated as an Approved Private Home.
3. $600,000+ — acquiring a single-family private dwelling designated as an Approved Private Home.

The property can be rented out and then sold after 7 years.

A St Kitts passport application can include the investor’s spouse, children under 25, and parents over 55.

The applicant also pays Due Diligence and state fees. Due Diligence costs $10,000 for a single investor and plus $7,500 per family member over 16. The state fee is $25,000 for the investor, plus $15,000 for a spouse, $10,000 for each dependant under 18, and $15,000 for each dependant over 18. 

St Kitts and Nevis citizenship applicants must also complete mandatory biometrics enrolment either in St Kitts and Nevis or at available collection points abroad, such as Istanbul. During the visit, the authorities collect fingerprints and a photo to verify the applicant’s identity and support Due Diligence checks.

Permanent residence in Cyprus may be obtained by investing €300,000 in residential or commercial immovable property. The required period for getting a permit is from 9 months.

The PR status is granted for life, allowing its holders to live in Cyprus and apply for citizenship after 8 years of residence. It's a more convenient residence permit type than a temporary residence permit when investors must update their cards every 2—3 years.

Spouses, children under 18, and unmarried and financially dependent children under 25 can participate in the same application process.

Although applicants are not required to live in Cyprus permanently, they must visit the island every 2 years to maintain their status.

The investor can sell the property only when they obtain citizenship or are ready to give up their permanent residence.

Türkiye’s citizenship by investment programme offers favourable terms. The minimum investment is $400,000, while property prices in Türkiye may grow by up to 30% a year, allowing for capital appreciation over time.

The Turkish passport allows the holder visa-free travel to Asian countries, such as Japan, Singapore, and Thailand. Turkish citizens may also more easily obtain multiple-entry Schengen visas valid for up to 5 years and qualify for a 5-year E-2 investor visa to the United States thanks to the treaty between Türkiye and the US.

There is a well-developed real estate market in Turkey. Most foreign investors invest in Istanbul, the economic centre of the Middle East, with attractive conditions for business and life.

To get citizenship by investment, applicants often buy 1- or 2-bedroom apartments in the city centre. Apartments and villas in resorts in Antalya, Bodrum, Belek, and other coastal cities are also popular alternatives.

The main applicant’s spouse and children under 18 can be included in the application. The process of obtaining citizenship usually takes around 8 months.

The government fee that increases expenses depending on the number of family members is $574 per applicant.

The Andorra residence permit by investment is available to foreigners who invest at least €1,000,000 in the country’s economy. Of this amount, at least €800,000 must be placed in one unit, while the remaining sum can go towards another unit or other eligible investments.

Foreigners holding a residence permit obtained by investment cannot work or start a business in Andorra. All their income must come from abroad.

Andorra residents can travel visa-free to France and Spain. They can also obtain visas to the Schengen Area, the USA, and Canada through a fast-track procedure.

The Andorra residence permit can be obtained by the investor’s spouse and children up to 25. To extend the status, they need to spend at least 90 days per year in Andorra and pass a Catalan language exam.

1. European, Caribbean, and Latin American countries offer residence or citizenship in exchange for real estate investments. Citizenship and residence by investment programmes shorten the time required for completing formal procedures and ease the requirements for applicants.
2. Examples of countries offering an opportunity to obtain citizenship or residence by real estate investment include Greece, Antigua and Barbuda, Grenada, Dominica, St Lucia, St Kitts and Nevis, Türkiye, UAE, Andorra, Latvia, Cyprus, Malta, and Panama.
3. In most cases, the property investment is refundable with the opportunity to sell real estate in 3—5 years.
4. The types of investment property vary from country to country and may include residential and commercial real estate, hotel shares, and projects under construction. Some countries allow investors to purchase only government-approved properties.
5. Living in a country with residence or citizenship obtained by investment is usually not obligatory. The property can be rented out with the help of local managing companies. To maintain the status, the investor might be required to regularly come to the country for a certain period.