expat and international real-estate investing

Golden Visa Programs Still Worth It? An Honest Review

By the ProperWise editorial team · 8 min read

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An honest assessment of the world's major investor residency programs, covering which are still compelling, which have been quietly gutted, and which newer options deserve serious consideration.

Dr. Elena Marchetti

Today's investor residency landscape looks very different from 2019. The boom in “golden visa” marketing created an oversaturated industry, a wave of political backlash in the EU, and a series of legislative changes that have fundamentally altered the calculus for buyers.

Several programs have been eliminated, restricted, or repriced. Others have quietly improved. And a handful of newcomers have emerged as compelling alternatives that few investors are yet considering.

This guide cuts through the noise with an honest assessment of every major program.

Critical note: Residency programs change frequently, sometimes with little notice. This guide reflects the regulatory situation at the time of publication and may not include the most recent changes. Always verify current requirements with a licensed immigration attorney before committing funds.

The Big Picture: Why Golden Visas Still Matter

Investor residency programs serve three distinct investor needs:

  • 1. Second passport / citizenship pathway: Accumulate time toward naturalisation (citizenship by residence after 5–10 years in most countries)
  • 2. Travel freedom: EU residence cards grant Schengen Area travel without visa hassles
  • 3. Tax planning: Residency in a favourable tax jurisdiction enables legal tax restructuring

Understanding which of these motivates you should drive which program you evaluate.

Major Programs at a Glance

  • Greece — Min. Investment: €400,000 (prime areas) · Property Eligible?: ✅ Yes · Processing Time: 3–5 months · Path to Citizenship: 7 years
  • Portugal — Min. Investment: €500,000 (funds) · Property Eligible?: ❌ Restricted · Processing Time: 12–18 months · Path to Citizenship: 5 years
  • UAE — Min. Investment: AED 2m (~$545k) · Property Eligible?: ✅ Yes · Processing Time: 1–2 months · Path to Citizenship: N/A*
  • Malta MRVP — Min. Investment: €150,000 rental / €350k purchase + donations · Property Eligible?: ✅ Yes · Processing Time: 4–6 months · Path to Citizenship: 3–7 years (citizenship route separate)
  • Spain — Min. Investment: CLOSED · Property Eligible?: N/A · Processing Time: N/A · Path to Citizenship: N/A
  • Hungary — Min. Investment: €250,000 (funds) · Property Eligible?: ❌ Not directly · Processing Time: 3–4 months · Path to Citizenship: 10 years
  • Italy (Investor Visa) — Min. Investment: €500,000 (companies) / €1m (gov bonds) · Property Eligible?: ❌ Not property · Processing Time: 2–3 months · Path to Citizenship: 10 years
  • New Zealand — Min. Investment: NZD $5m (managed funds) · Property Eligible?: ❌ Not property · Processing Time: 12+ months · Path to Citizenship: 5 years

UAE does not offer a direct citizenship pathway for investors, but the 10-year residency visa is renewable and provides de facto long-term stability.

1. Greece, A Strong Alternative to Portugal

Worth it, with the right approach

Greece's Golden Visa program has become arguably the most compelling EU option following Portugal's residential property restriction. The investment thresholds for prime areas were raised to €800,000 in 2023 and then restructured again in 2024, creating a tiered system:

Thresholds by Region

  • €800,000 for properties in Attica (greater Athens), Thessaloniki, Mykonos, Santorini, and islands with >3,100 residents
  • €400,000 for all other areas of Greece
  • €400,000 for commercial-to-residential conversion projects (a notable incentive for renovation investors)
  • €800,000 minimum for a single property (no splitting across multiple lower-value properties)

Why Greece Works

  • Speed: Greece typically processes applications in 3–5 months, far faster than Portugal's 12–18 month backlog.
  • Actual property investment: Unlike Portugal post-2024, you can still buy residential real estate to qualify.
  • Living requirement: None, you do not need to spend any time in Greece to maintain your residence permit.
  • Yield: Athens suburban properties and Greek island commercial-adjacent properties can yield 4–7% on the right assets.
  • Citizenship timeline: 7 years of legal residence (you still need to meet language and civic knowledge requirements).

The Catch

The €400,000 threshold in non-prime areas sounds attractive, but many rural Greek properties lack the liquidity for resale. Focus on Athens (particularly the expanding suburbs of Glyfada, Voula, and the city centre), Thessaloniki, or quality island assets.

2. Portugal, The Program That Changed

Still viable, but read the small print first

Portugal's Golden Visa was the world's most popular investor residency program for a decade, and the collapse of its property-purchase pathway caused genuine grief for the industry. Here's the reality as it stands:

What Changed

From October 2023, residential property purchases no longer qualify for Portugal's Golden Visa (ARI). The remaining qualifying investment routes are:

  • Capital transfer: €1.5 million minimum
  • Investment funds: €500,000 minimum into qualifying Portuguese investment funds (most popular route)
  • Cultural heritage: €250,000 minimum
  • Scientific/technological research: €500,000 minimum

The Fund Route in Practice

The €500,000 fund route is now the primary pathway. There are dozens of qualifying funds, ranging from conservative debt funds yielding 3–5% annually to higher-risk equity or real estate fund structures. Quality varies significantly.

Key considerations:

  • Fund lock-up period is typically 5–7 years (aligns with the citizenship timeline)
  • Management fees vary from 1.5–3% annually, meaningful on €500k
  • Returns are not guaranteed; some funds have underperformed significantly
  • Fund regulation is improving but remains less mature than comparable EU fund markets

Still Compelling Because

  • 5-year citizenship path (fastest in the EU for investor routes)
  • No minimum stay requirement
  • D visa issuance allows travel throughout Schengen immediately
  • The backlog has substantially cleared, with processing having improved to roughly 6–9 months

3. UAE 10-Year Golden Visa, The Non-Citizenship Play

A strong option if you are not chasing citizenship

The UAE's “Golden Visa” is technically not a residency-by-investment visa in the traditional sense, it does not lead to citizenship. What it provides is a 10-year renewable residence permit for property investors who meet the threshold.

Requirements

  • Minimum property purchase/ownership value of AED 2 million (~$545,000 USD), must be fully paid (no mortgage on the minimum threshold portion)
  • Property must be in the UAE (not off-plan; or off-plan with a completion guarantee from approved developers)
  • Valid for 10 years, renewable

What You Get

  • 10-year residence visa (vs. 2-year standard investor visa)
  • Ability to sponsor family members (spouse + dependants)
  • Open a UAE bank account on standard resident terms
  • Access to UAE's healthcare and education systems as a resident
  • Zero personal income tax on UAE-sourced income and, depending on your home country's laws, potentially on foreign income too

Who It's For

The UAE Golden Visa is compelling for HNW individuals who want tax residency in a zero-income-tax jurisdiction and are investing in Dubai property anyway for yield. It is not a citizenship pathway and should not be considered as such.

4. Malta, The Citizenship Fast Track

The fastest EU passport route, at a price

Malta offers two distinct programs often confused with each other:

Malta Permanent Residence Programme (MPRP)

  • Investment: €150,000 rental (annual) OR €350,000 property purchase + €30,000 contribution + €10,000 NGO donation
  • Processing: 4–6 months
  • What you get: Maltese permanent residence, NOT citizenship or EU passport

Malta Citizenship by Naturalization for Exceptional Services by Direct Investment (MEIN)

This is the real Malta citizenship program:

  • Investment: €690,000+ (1-year route) or €600,000+ (3-year route) into a contribution fund, PLUS €700,000 property purchase or €16,000 annual rental, PLUS €10,000 charity donation
  • Processing: 14–16 months
  • What you get: Full Maltese citizenship = EU passport = Schengen + EU freedom of movement

The 3-year route requires physical residence in Malta for at least 36 months before citizenship is granted. The 1-year route requires 12 months. Total cost with property runs to €1.5–1.8 million.

For ultra-HNW investors seeking an EU passport within 1–3 years, Malta's program remains the most credible EU citizenship-by-investment route.

5. Spain, Closed

Spain's Golden Visa program was formally announced as closing in April 2024. New applications were suspended. Existing permit holders are unaffected. Spain is no longer a viable option for new investor residency applicants.

6. Emerging Programs Worth Watching

Georgia

Georgia introduced a property-linked residency program for investors purchasing property above a threshold (~$100,000 USD equivalent). While not an EU program, it provides visa-free access to 115+ countries and a straightforward 10-year residency. Given Georgia's EU candidate status (formal candidate since 2023), there is speculative value in Georgian residency, though the timeline to EU membership is uncertain.

Hungary

Hungary's “Guest Investor Visa” (launched 2024) offers residency for €250,000 invested in qualifying real estate funds. Hungary is a full EU member, providing Schengen travel. The citizenship path (10 years) is longer than Portugal's.

Paraguay

South American investors and US persons seeking a low-cost residency option should consider Paraguay. Property investment is not required, proof of financial solvency suffices. Low-cost, practical, and efficient.

How to Choose the Right Program

  • EU Citizenship fastest path — Best Option: Malta (expensive)
  • EU Residency + property investment — Best Option: Greece
  • EU Residency + fund investment — Best Option: Portugal
  • Tax residency (no citizenship need) — Best Option: UAE
  • Budget-conscious EU residency — Best Option: Hungary
  • Maximum speed — Best Option: UAE (1–2 months)

Key Questions to Ask Your Immigration Lawyer

Before engaging any immigration lawyer or program agent, ask:

  • 1. How many applications have you filed under this program? (Experience matters enormously)
  • 2. What is the realistic processing timeline?
  • 3. What is your fee structure? (Many charge 5–10% of the investment amount, this should be resisted; flat fees are more ethical)
  • 4. What happens if the program changes rules after I apply?
  • 5. Can you provide references from clients who have completed the process?

For the tax implications of residency changes, see our international investor tax strategy guide.

Dr. Elena Marchetti

The ProperWise editorial team comprises international property lawyers, certified financial planners, and veteran expat investors with combined experience spanning 20+ countries and three decades of cross-border real estate transactions.

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