European Residence by Investment: Exploring Your Options in the EU

For international investors and families considering a European base, Residence by Investment can provide a structured way to establish residence in an EU country without necessarily relocating immediately. 

Malta, Greece, and Portugal remain among the best-known European options, but they are not interchangeable. Their investment structures, residence rights, physical-presence requirements, family provisions, and potential long-term outcomes differ considerably. There are also other European residence options in Italy and Cyprus, giving investors a wider range of jurisdictions to consider.  

Key Takeaways 

• Malta, Greece, Portugal, Italy, and Cyprus are among the most well-known European Residence by Investment options currently available 
• Malta’s Permanent Residence Program offers permanent residence and does not require applicants to relocate to Malta 
• Greece offers a flexible residence route, particularly attractive to investors interested in qualifying real estate and limited physical-presence requirements 
• Portugal’s Golden Visa remains available, but residential real estate is no longer a qualifying investment route 
• European residence should be considered separately from tax residence and citizenship 

Why This Matters for International Families 

European residence is increasingly viewed as part of a wider international planning strategy rather than simply a way to obtain another residence card. 

For some families, the objective is to create a European base while maintaining their existing home elsewhere. For others, residence may support a future relocation, children’s education, business expansion, lifestyle flexibility, or longer-term planning. 

Residence by Investment can also provide greater optionality. Depending on the country and permit, applicants may gain the right to live in the jurisdiction, travel within the Schengen Area, access local education or healthcare systems, or eventually pursue permanent residence or citizenship. Taking all of this into account, it remains clear that, depending on the investor, Europe might offer a far broader choice than other locations worldwide. 

The European Residence by Investment Landscape 

A Golden Visa is a common term for Residence by Investment programs, particularly in Europe. The basic concept is that an eligible non-EU national obtains residence rights by making a qualifying investment or contribution. However, the terminology can obscure significant differences. 

One program may offer permanent residence from the outset, while another provides a renewable temporary permit. One may be based primarily on real estate, while another may focus on investment funds or business activity. Some require very limited physical presence, while others are more appropriate for families intending to make the country their primary home. 

The distinction between residence and citizenship is also important. Residence does not automatically provide nationality or a passport. Some residence programs may create a potential pathway toward permanent residence or citizenship, but additional requirements normally apply.  

Let’s take a deeper dive into each country’s offering in Europe.  

Malta Permanent Residence Program

Malta is distinctive within the European residence landscape because the Malta Permanent Residence Program (MPRP) is structured around permanent residence rather than a renewable Golden Visa. 

For eligible non-EU nationals, the program can provide a long-term European base without imposing a minimum physical-presence requirement. Malta’s English-speaking environment, EU membership, Schengen participation, international connectivity, and family-friendly environment can make it particularly relevant for internationally mobile families.  

Recent reforms have also changed the financial structure of the MPRP. The current framework includes a €60,000 administration fee, a €37,000 contribution, a €2,000 charitable donation, and qualifying residential property requirements. 

The property requirement can be satisfied through either purchasing or renting qualifying property. 

For families, one of Malta’s notable advantages is the ability to include eligible family members within the application structure, although additional fees can also apply for eligible adult dependents.  

Who Might Malta Suit?

Malta may be particularly relevant to investors who: 

• Want permanent residence in an EU Member State  
• Prefer an English-speaking environment  
• Do not want a mandatory relocation requirement  
• Are planning for a family  
• Want a long-term Mediterranean base  
• Value Schengen Area mobility  
• Want residence as part of a wider international lifestyle strategy  

Malta could be a practical European base for families who want the option to spend more time in Europe without being required to relocate permanently.   

Greece Golden Visa 

Greece has become one of Europe’s most prominent real estate-based Residence by Investment destinations. 

The Greece Golden Visa allows eligible non-EU nationals and qualifying family members to obtain residence through approved investment routes. Real estate remains the most widely considered option, although other qualifying investments can also be available. 

One of the program’s most significant characteristics is its flexibility around physical presence. Investors are not required to live in Greece to maintain their residence status, provided the applicable investment and other conditions continue to be met.  

The investment threshold depends on the type and location of the property. Certain qualifying properties can fall within the €250,000 category, while investments in designated higher-value areas can require €800,000. Other qualifying property investments may fall within a €400,000 threshold. 

This makes due diligence particularly important. The €250,000 figure does not mean every €250,000 property in Greece qualifies, as it applies only to restoration or converted buildings. 

Who Might Greece Suit?

Greece may be particularly relevant to investors who: 

• Are interested in European real estate  
• Want residence without a minimum stay requirement  
• Prefer to retain flexibility over where they live  
• Want a tangible investment asset  
• Are interested in potential rental income  
• Want access to the Schengen Area  
• Are considering Greece as a future lifestyle or retirement base  

For investors who are particularly interested in property, Greece also gives the opportunity to combine immigration advice with real estate expertise. Latitude’s international real estate division works across qualifying markets, and can help clients assess property opportunities alongside the residence requirements.  

Portugal Golden Visa 

Portugal’s Golden Visa has historically been one of Europe’s best-known Residence by Investment programs. The program remains available, but its structure has changed significantly, as residential real estate is no longer a qualifying investment route. 

Current options include qualifying investment funds and other routes involving cultural heritage, artistic production, scientific or technological research, and certain business and job-creation activities. Qualifying investment options start from €250,000, depending on the route.  

The program can still be attractive to internationally mobile families because it combines Portuguese residence with relatively limited physical-presence requirements. Under the current framework, holders need to spend seven days in Portugal during the first year and 14 days in Portugal during each subsequent two-year residence period to maintain and renew the permit.  

The longer-term picture is more nuanced than it once was. After five years of legal residence, applicants may be eligible to pursue permanent residence, subject to the applicable requirements. Citizenship is a separate process and should not be presented as an automatic outcome of holding a Golden Visa. Portugal’s nationality framework has also been subject to significant recent changes, making up-to-date advice particularly important.  

Who Might Portugal suit?

Portugal may be particularly relevant to investors who: 

• Want European residence with limited physical presence  
• Prefer investment funds or other non-property routes  
• Want the right to live, work, and study in Portugal  
• Are considering a longer-term move to Portugal  
• Want potential pathways toward permanent residence  
• Are comfortable with a renewable residence structure  
• Want a European option with established international recognition  

Portugal is therefore still an important option, but it should be assessed on its current structure, rather than on the version of the Golden Visa that existed several years ago.  

What About Italy and Cyprus? 

Malta, Greece, and Portugal are often the first European programs investors encounter, but they are not the only options. 

Other European Residence by Investment offerings also include Italy and Cyprus, reflecting the increasingly diverse European residence landscape. These programs can be relevant for investors whose priorities do not align neatly with the three better-known Golden Visa routes. 

The Cyprus Permanent Residence Program, for example, can be relevant to investors interested in a property-based European residence route and a Mediterranean lifestyle. It is important to note, however, that while Cyprus is an EU Member State, it is not currently part of the Schengen Area.  

The Italy Golden Visa provides another distinct route for investors seeking European residence, and may be particularly relevant to entrepreneurs and investors whose interests extend beyond property investment. Investing in Italian businesses, government bonds, or a charitable donation are viable avenues here. 

As we can see, a comparison across several jurisdictions could reveal a better fit for investors, especially if the main programs mentioned previously don’t tick all of the boxes.  

Looking Beyond the Investment 

Comparing programs purely by their minimum investment can be misleading, and an investor considering European residence should also examine the following: 

• Family circumstances: Who can be included? Are children or parents eligible? What happens as children reach adulthood? 
• Physical presence: Does the investor need to live in the country? How many days are required to maintain the status? 
• Investment type: Is the investment property, a fund, a contribution, or a business activity? Can the capital potentially be recovered? 
• Tax: Residence status and tax residence are not the same thing. A residence permit should therefore be considered alongside professional tax advice. 
• Education: Will the family’s preferred schools be accessible? Does the family intend to use local or international education? 
• Healthcare: What coverage is required initially, and what access may become available later? 
• Business: Could residence support the investor’s existing business interests or future European expansion? 
• Long-term status: Is the goal simply a second residence, permanent residence, eventual citizenship, or a combination of objectives? 
• Exit strategy: If the investment is property or a fund, what are the holding requirements and eventual exit considerations? 

Looking at all these factors together, rather than treating the qualifying investment as the entire decision, will work in an investor’s favor.  

What This Could Mean Going Forward  

The European Residence by Investment market is unlikely to remain static. Over recent years, several European countries have changed, restricted, or closed their investment migration programs. Spain’s Golden Visa has ended, while Portugal has moved away from real estate as a qualifying investment route. Greece has also adjusted its real estate thresholds and categories.  

At the same time, demand for European residence remains strong among internationally mobile families. This makes program selection increasingly important. Investors may need to consider not only what is available today, but also how a program fits within a longer-term strategy.  

Choosing the Right European Residence Strategy 

For many internationally mobile families, European residence can form part of a broader strategy around mobility, education, lifestyle, business, wealth planning, and long-term family options. 

Malta, Greece, Portugal, Italy, and Cyprus offer different approaches, and the best fit will depend on what the investor wants the residence to accomplish. 

Latitude’s role is to help clients compare those options across jurisdictions, understand the practical requirements, and identify the solution that aligns most closely with their circumstances and long-term objectives.  

If you are considering European Residence by Investment, speak with Latitude’s team to compare the available options and understand which route may be appropriate for you and your family. 

• Contact the Latitude team: Contact Us  
• Book a complimentary consultation with one of our experts: Schedule a consultation 

Explore Latitude’s Residence by Investment Programs.

Facts at a Glance 

European Residence by Investment

Malta: Permanent residence through the Malta Permanent Residence Program.  

Greece: Residence through qualifying investment routes, with real estate a major option.  

Portugal: Renewable residence through qualifying non-real-estate investment routes.  

Italy: European residence option available through Residence by Investment offering.  

Cyprus: EU residence option with qualifying investment routes; Cyprus is not currently part of the Schengen Area.  

Schengen: Malta, Greece, and Portugal are Schengen countries; qualifying residence permits can facilitate short-stay travel within the Schengen Area, subject to applicable rules.  

Family planning: Eligible family members can often be included, but the definition of a qualifying dependent varies by program.  

Citizenship: Residence does not automatically lead to citizenship. 

Frequently Asked Questions  

What is the Malta Permanent Residence Program (MPRP)?

The Malta Permanent Residence Program is a residence-by-investment program that allows eligible non-EU nationals and qualifying family members to obtain permanent residence in Malta through qualifying property arrangements, government fees and contributions, and other requirements. 

A key distinction is that the MPRP provides permanent residence, rather than a temporary residence permit that needs to be renewed periodically.  

What is the Greece Golden Visa?

The Greece Golden Visa is a Residence by Investment program for eligible non-EU nationals. Investors can obtain renewable residence through qualifying investments, with real estate being the most prominent route. 

The program does not impose a minimum stay requirement to maintain the residence status, provided the applicable investment and other conditions continue to be met.  

What is the Portugal Golden Visa?

The Portugal Golden Visa, officially known as the Residence Permit for Investment Activity, allows eligible non-EU nationals to obtain renewable Portuguese residence through qualifying investments. 

Current routes include qualifying investment funds and certain cultural, research, business, and job-creation options. Residential real estate is no longer a qualifying route.  

Which European Golden Visa has the lowest investment requirement?

This depends on the program, investment category, and rules in force at the time of application. 

Greece has certain qualifying investment routes from €250,000, while Portugal also has routes starting from €250,000 under qualifying categories. Malta follows a different structure, combining property requirements, contributions, fees, and other conditions.  

The lowest investment figure should not, however, be treated as a measure of which program is the most cost-effective or appropriate. 

Can residence by investment lead to European citizenship?

Some residence programs may create a potential pathway toward citizenship, but residence does not automatically result in citizenship. 

Citizenship typically involves additional requirements relating to residence, language, integration, good character, and other legal conditions. The rules and timelines also vary by country and can change over time. 

Portugal, for example, offers potential long-term pathways, but applicants should assess the current nationality framework separately from the Golden Visa itself.  

Does Residence by Investment give me the right to live anywhere in Europe?

No. A residence permit generally provides residence rights in the country that issued it. If that country is part of the Schengen Area, the permit may also facilitate short-stay travel within the Schengen Area, subject to the applicable 90-days-in-180-days rules. 

It does not normally give the holder an unrestricted right to live or work in every EU or Schengen country.  

Do I have to become tax resident if I obtain European residence?

Not necessarily. Immigration residence and tax residence are separate concepts. Tax residency can depend on factors such as physical presence, domicile, family and economic ties, and the domestic rules of the relevant country. 

Anyone considering a residence program should obtain appropriate tax advice before changing their residence arrangements.