Golden Visa Programmes Compared 2026: Which Country Offers the Best Deal?
Residency by investment — commonly called a golden visa — has become one of the key considerations for international property buyers. The ability to live, work, or simply maintain a legal foothold in a country adds significant value beyond the property itself.
Programmes have shifted substantially in recent years. Spain closed its property route in April 2025. Portugal did the same in April 2024. Greece has raised its thresholds in high-demand areas. Meanwhile the UAE has expanded and improved its golden visa framework, and Egypt has introduced a tiered residency programme explicitly linked to property investment.
This guide provides an up-to-date comparison of every market Global Investments operates in, giving you the facts you need to make an informed decision. Rules in this area change frequently — always verify the current position with a licensed immigration lawyer before proceeding.
What Is a Golden Visa?
A golden visa is a residency permit granted in exchange for a qualifying investment, most commonly in property. It typically grants the holder and their immediate family the right to live and work in the country, access its healthcare and education systems, and travel within the country or (in the EU) the Schengen Area.
It is important to understand what a golden visa is not: it is not citizenship, and it does not grant a second passport. The pathway to citizenship — where it exists at all — requires additional years of residence and naturalisation applications. See our separate guide on citizenship vs residency by investment for a full treatment of this distinction.
Country-by-Country Comparison
UAE: 10-Year Golden Visa
The UAE Golden Visa is one of the most attractive programmes globally for property investors. Two property-linked routes exist:
- 10-year Golden Visa: Requires ownership of property valued at AED 2 million (approximately USD 545,000) or more. The property must be completed (off-plan does not qualify unless specific conditions are met). Holders can sponsor their spouse, children, and domestic workers.
- 5-year residency: Available for investments of AED 750,000 or more in approved investment vehicles, including certain funds. This is not a property-direct route.
Key advantages: no income tax in the UAE, no mandatory minimum stay requirement (enter at least once every six months to maintain validity), and access to a business-friendly environment. The UAE has a strong rental market across Dubai and Abu Dhabi, meaning the investment can generate income while the visa runs.
Processing time is typically four to six weeks once documentation is in order.
Explore the Dubai property market or browse listings for properties that meet the Golden Visa threshold.
Greece: €250,000 to €800,000
Greece's golden visa has historically been one of Europe's cheapest. However, the government introduced significant threshold increases from 2023, with a tiered system now in place:
- €800,000 minimum investment: Athens, Thessaloniki, Mykonos, Santorini, and several other high-demand islands.
- €400,000 minimum investment: Most other parts of Greece.
- €250,000 minimum investment: Conversion of commercial property to residential, or restoration of listed/heritage buildings anywhere in the country.
The visa grants five-year renewable residency and access to the Schengen Area. There is no mandatory residency requirement. Greece does not currently offer a direct citizenship pathway through investment — naturalisation requires seven years of physical residence.
Processing times have varied historically between three and twelve months depending on caseloads. Engage a local lawyer early.
See the Greece location guide for more on the market.
Spain: CLOSED April 2025
Spain's golden visa programme accepted its last property-based applications in April 2025 following a government decision to cancel the scheme. The programme had offered residency for investments of €500,000 or more in Spanish property.
Existing holders retain their status and can renew under the original terms. No new applications via the property route are being accepted.
Investors who had been considering Spain for golden visa purposes should look at Greece (property route still open) or Cyprus (PR programme still active) as European alternatives.
The Spain property market remains attractive for purely investment or lifestyle reasons independent of any residency programme.
Cyprus: Permanent Residency from €300,000
Cyprus did not replace its cancelled citizenship-by-investment programme (shut in 2020) but retains a Permanent Residency (PR) programme for property buyers:
- Minimum investment: €300,000 (plus VAT) in a new residential property purchased directly from a developer. Resale properties do not qualify.
- Visa type: Permanent Residency permit — not a golden visa in the technical sense, and not citizenship.
- Requirements: Applicants must demonstrate a minimum annual secured income from overseas of approximately €50,000 (rising by €15,000 for a spouse and €10,000 per minor child). They must also maintain a local bank deposit.
- Processing time: Approximately two to four months in current practice.
- Travel: Cyprus PR does not grant Schengen access (Cyprus is not in the Schengen Area). However, Cyprus is an EU member state, and PR holders enjoy rights within Cyprus itself.
The Cyprus location guide covers the property market in detail.
Thailand: Long-Term Resident (LTR) Visa
Thailand does not offer a traditional residency-by-investment programme linked to property. What it does offer is the Long-Term Resident (LTR) Visa, introduced in 2022:
- Duration: 10 years (renewable).
- Eligibility: Several categories, including Wealthy Global Citizens (minimum net worth of USD 1 million, plus a qualifying investment of at least USD 500,000 in Thai assets including property, bonds, or approved funds).
- Benefits: 90-day reporting relaxed to annual reporting, permission to work in Thailand, fast-track airport service, and access to certain tax benefits for qualifying repatriates.
The LTR is a long-stay visa, not a permanent residency permit — it does not lead to Thai citizenship. Foreign ownership of Thai land is generally not permitted; condominiums (up to 49% of a building) are the principal vehicle.
See the Thailand property guide.
Bali / Indonesia: Second Home Visa
Indonesia introduced a Second Home Visa in late 2022:
- Duration: 5 or 10 years, renewable.
- Requirement: Evidence of property ownership in Indonesia valued at approximately IDR 2 billion (around USD 130,000) OR a deposit of equivalent value held in an Indonesian bank account.
- Rights: Right to live in Indonesia; does not grant work rights or a pathway to permanent residency or citizenship.
- Limitations: Foreign ownership in Bali is complex (freehold land ownership is not permitted for foreigners; long-term leasehold structures are the norm). The Second Home Visa does not resolve title restrictions — it addresses residency only.
Bali investment requires particular legal care. Independent legal advice on the correct ownership structure is essential before any purchase.
UK: No Property-for-Residency Route
The United Kingdom does not offer a golden visa or any residency programme tied to property investment. The routes that broadly attract internationally mobile individuals are:
- Innovator Founder Visa: For individuals establishing a business in the UK. Requires endorsement from an approved body.
- Global Talent Visa: For individuals recognised as leaders or emerging leaders in academia, research, arts, or technology.
- Investor Visa (Tier 1): This route was closed to new applicants in February 2022.
The UK property market remains one of the world's most liquid and transparent investment destinations, but purchase does not confer any immigration advantage. See the UK market guide.
Egypt: Residency from USD 100,000
Egypt introduced a tiered investor residency programme that is directly linked to property investment:
- 1-year renewable residency: Minimum property investment of USD 100,000.
- 3-year renewable residency: Minimum property investment of USD 200,000.
- 5-year renewable residency: Minimum property investment of USD 400,000.
The property must be purchased in foreign currency (USD, EUR, or GBP) — this is a requirement of the programme and is designed to attract hard-currency investment.
Processing times are generally faster than European programmes — typically weeks rather than months. The programme does not currently provide a pathway to Egyptian citizenship for most applicants.
See the Egypt property market.
Comparison Table
| Country | Minimum Investment | Visa / Permit Type | Schengen Access | Processing Time | Pathway to Citizenship |
|---|---|---|---|---|---|
| UAE | AED 2M (~USD 545k) | 10-year Golden Visa | No | 4–6 weeks | No (naturalisation separate) |
| Greece | €250k–€800k | 5-year renewable residency | Yes | 3–12 months | No (7 years residency required) |
| Spain | CLOSED | — | — | — | — |
| Cyprus | €300k (new build) | Permanent Residency | No (not Schengen) | 2–4 months | No (separate process) |
| Thailand | USD 500k+ in assets | LTR Visa (10-year) | No | 4–8 weeks | No |
| Bali/Indonesia | ~USD 130k | Second Home Visa (5/10-yr) | No | 4–8 weeks | No |
| UK | No property route | N/A | No | N/A | N/A |
| Egypt | USD 100k | 1/3/5-year residency | No | 2–6 weeks | No (generally) |
Key Trends to Watch in 2026
Programme closures are accelerating in Europe. Portugal and Spain have both ended property-based golden visas under political pressure around housing affordability. Greece's threshold increases reflect similar pressures in hotspot areas. Investors should not assume any programme is permanent.
The UAE is expanding. The UAE Golden Visa framework has been broadened and the 10-year version is now firmly established. The combination of zero income tax, no mandatory minimum stay, and a liquid property market makes Dubai particularly attractive.
Due diligence requirements are increasing globally. The Financial Action Task Force (FATF) has placed greater scrutiny on residency-for-investment programmes as vehicles for financial crime. All reputable programmes now require enhanced due diligence. Expect longer processing times and more documentation.
What to Consider Before Choosing
- What do you actually need the visa for? If you want a base in Europe with Schengen travel, Greece remains the primary property-based option. If you want tax efficiency and a wealth-management hub, the UAE is hard to beat. If you want the lowest cost of entry in a growing market, Egypt merits consideration.
- How long do you intend to hold the property? Programmes that require you to maintain the investment (Cyprus requires the property to remain held) constrain your exit strategy.
- Does your family situation fit? Age limits for dependent children, rules on adult children, and the treatment of parents vary significantly.
- What is the real cost, including professional fees? Government fees, lawyer fees, translation costs, and ongoing compliance costs add substantially to the headline investment figure.
Explore the residency and citizenship section of this site for more detailed guides to individual programmes.
How Global Investments Can Help
Global Investments has advised internationally mobile clients on property acquisitions across all eight markets for over three decades. We understand the interaction between investment decisions, residency status, and tax position — and we maintain relationships with licensed immigration lawyers and tax advisers in each market.
We do not provide legal or immigration advice directly, but we can introduce you to the right professionals and ensure your property selection aligns with the requirements of your target programme.
Contact us to discuss your residency-by-investment objectives, or view properties that meet golden visa thresholds across our markets.
This guide reflects the position as of June 2026. Immigration rules change frequently. This is not legal or immigration advice — always consult a licensed immigration lawyer before proceeding.
Frequently asked questions
Which country has the cheapest golden visa for property investors?
Egypt currently offers one of the lowest thresholds, with residency available from a USD 100,000 property investment. Bali's Second Home Visa is also accessible at roughly USD 130,000 in property or savings. However, cheap entry points often come with limited travel freedom or shorter validity periods — the total value of the programme must be weighed carefully.
Is Spain's golden visa still available in 2026?
No. Spain closed its property-based golden visa programme to new applications in April 2025. Existing holders retain their status, but no new applications are being accepted via the property route. Investors previously targeting Spain should consider Portugal (which closed its property route in April 2024), Greece, or Cyprus as European alternatives.
Does a golden visa lead to a passport?
Not automatically, and not in most cases through property alone. Greece, Cyprus PR, and the UAE golden visa grant residency, not citizenship. A separate naturalisation process — typically requiring years of physical residence — would be needed. Cyprus's citizenship programme (which previously offered direct citizenship) was terminated in 2020. See our guide on citizenship vs residency by investment for a full comparison.
Do I need to live in the country to keep my golden visa?
Requirements vary. The UAE golden visa has no mandatory residency requirement — you must enter the UAE at least once every six months (or every five years for long-term holders, in practice). Greece's programme has no mandatory stay requirement. Cyprus PR requires visiting at least once every two years. Always verify current requirements with a licensed immigration lawyer, as rules evolve.
Can my family be included in a golden visa application?
Most programmes allow family inclusion. The UAE golden visa typically covers a spouse and dependent children (and sometimes parents). Greece allows a spouse, minor children, and in some cases adult children in full-time education. Egypt and Cyprus also allow family members to be included. The definition of 'dependent' and age limits differ by country — confirm specifics before applying.
This guide is for general information only and does not constitute financial, legal or tax advice. Programme rules, prices and tax rates change; verify current requirements with a qualified adviser before acting.