The golden visa landscape has changed dramatically. Portugal ended its real estate option in 2023. Ireland closed its program entirely. The UK shuttered its Tier 1 Investor route. Yet in 2026, dozens of programs remain active globally — and some have become more attractive as competitors have closed. Here is the definitive 2026 comparison.
What Is a Golden Visa?
A golden visa (or investment residency program) grants residence — and in some cases citizenship — to foreign nationals who make a qualifying investment in the host country. The investment can take the form of real estate, government bonds, business investment, job creation, or fund subscriptions. Golden visas do not automatically grant citizenship; they grant residence rights that can eventually lead to citizenship after meeting residency requirements.
Active Programs in 2026
Greece — Minimum €250,000 (selected regions) / €800,000 (Athens, Thessaloniki)
Greece's golden visa is one of Europe's most popular surviving programs after Portugal ended its real estate route. The investment is typically in real estate. Greece increased thresholds significantly in 2024: prime areas (greater Athens, Santorini, Mykonos) now require €800,000; other regions remain at €250,000 (recently increased from €150,000). Benefits: 5-year renewable residence permit, visa-free Schengen travel, path to citizenship after 7 years. Physical presence: only 1 visit to Greece required to collect biometrics.
Spain — Minimum €500,000
Spain's golden visa requires €500,000 in real estate (unencumbered by mortgage), €1 million in Spanish company shares, €1 million in bank deposits, or €2 million in Spanish government bonds. The Spanish government proposed eliminating the real estate route in 2024, but as of 2026, legislation has not passed. Benefits: 2-year initial visa, renewable for 5 years, path to permanent residence. Tax note: if you spend less than 183 days in Spain, you are not automatically a tax resident.
UAE — Minimum AED 2 million (~$545,000 USD)
The UAE's 10-year Golden Visa requires either AED 2 million in real estate investment (or a property-backed loan from select banks) or AED 2 million in a local company/investment fund. Also available for highly skilled professionals, entrepreneurs, and exceptional students — these non-investment routes are increasingly common. Benefits: 10-year renewable residence visa for holder and family, no sponsor required, ability to stay outside UAE for extended periods without cancellation.
Malta — CIU Program — Minimum €690,000 total commitment
Malta's Community Individual Investor Programme (CIIP) is the most rigorous in Europe — it grants citizenship by naturalization (not just residence). Requirements: €600,000 government contribution (€750,000 if residence shorter than 36 months) + €50,000 bond + €700,000 real estate purchase (or €16,000/year rental). Must maintain genuine residence for 12–36 months. One of the only remaining EU citizenship-by-investment programs.
Turkey — Minimum $400,000 USD
Turkey offers citizenship (not just residence) directly through investment: $400,000 in real estate, $500,000 in bank deposits for 3 years, or $500,000 in government bonds. Processing: 3–6 months. Turkish citizenship provides visa-free access to ~110 countries and is often used as a stepping stone. Important: Turkey does not have an extradition treaty with the US, making it attractive for certain investors but also scrutinized by Western governments.
Caribbean CBI Programs — Minimum $200,000–$250,000
Several Caribbean nations offer citizenship by investment with lower thresholds:
- St. Kitts and Nevis: $250,000 (government fund) or $400,000 (real estate)
- Dominica: $200,000 (government fund)
- Grenada: $235,000 (government fund); unique Grenada E-2 treaty with the US
- Antigua and Barbuda: $230,000 (government fund)
- St. Lucia: $240,000 (government bonds)
Caribbean passports offer visa-free or visa-on-arrival access to 140–150+ countries, including the EU Schengen area and UK.
Programs That Have Closed or Been Restricted
- Portugal: Real estate route closed October 2023; fund-based route (€500,000 minimum) still active but rarely used
- UK Tier 1 Investor: Closed February 2022
- Ireland: Closed entirely February 2023
- Canada Immigrant Investor Programme: Suspended in 2014; federal program still inactive
Key Questions Before Investing
- Do you actually intend to use the residency? If not, a CBI program (citizenship directly) may be more cost-efficient.
- What is the pathway to citizenship? Greece requires 7 years; Spain 10 years; UAE has no citizenship pathway for most investors.
- Are you a US citizen? The US taxes worldwide income regardless of residence. Golden visas do not reduce US tax liability.
- Is the investment returnable? Real estate is generally recoverable (minus market risk); government fund contributions are often non-refundable.
Bottom Line
The Caribbean programs offer the best value for pure citizenship acquisition. Greece and Spain provide the best EU access at reasonable investment levels. The UAE offers maximum flexibility with a 10-year visa and 0% income tax. Use our visa checker to compare programs for your nationality and investment capacity, or see the full investment visa guide.