Property Based Citizenship and Residency programs

More than 20 countries offer a path to residency or citizenship through property investment, either directly (citizenship by investment) or indirectly (residency first, then citizenship by naturalisation). The bigger the investment, the faster and easier the route usually becomes.

Caribbean nations grant fast-track citizenship and a passport in return for an investment in approved real estate. In Europe, buying property gives you a residence permit (golden visa); citizenship follows only after several years of legal residence, for example 7 years in Greece.

Greece, Bulgaria and Cyprus are the most popular real estate investment programs as of 2026. Note Portugal, Spain, Hungary, Latvia, Italy, the Netherlands and Ireland have terminated real estate pathways tied to golden visa programs. Greece, Cyprus, Bulgaria and Malta are the last EU countries where buying property still qualifies.

There is great demand for property-based citizenship programs from wealthy families in China, Russia, Lebanon, the Middle East (UAE, Saudi Arabia, Qatar), Pakistan, India, South Africa, Vietnam, Bangladesh, Kenya, Nigeria, Egypt, Libya and elsewhere.

Below is a quick overview of countries offering citizenship or residency through property investment to foreign investors (figures checked September 2026).

1. Greece

From EUR 250,000 for a commercial-to-residential conversion or listed building; EUR 400,000 in most of Greece and EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and large islands
5-year renewable residence permit (golden visa) for you, your spouse, children under 21 and both sets of parents
Visa waiver travel in the Schengen area (90 days in any 180)
No minimum stay to keep the permit
Processing time about 10 months
Greek citizenship possible after 7 years of legal residence in Greece
More: Greece Golden Visa

2. Bulgaria

About EUR 307,000 (BGN 600,000) in Bulgarian real estate for a residence permit
The golden visa for permanent residence requires EUR 511,292 in a licensed investment fund or government bonds
Bulgaria has been a full Schengen member since 2025
No minimum stay requirement on the golden visa
Processing time 3–6 months
Bulgarian citizenship by naturalisation after 5 years of permanent residence
More: Bulgaria Golden Visa

3. Malta

The Malta Permanent Residence Programme: EUR 99,000 in government payments plus buying a property of at least EUR 375,000 (or renting from EUR 14,000 a year)
Permanent residence for you, your spouse, children, parents and grandparents
Visa waiver travel in the Schengen area
No requirement to live in Malta
Processing time about 6 months
Malta’s citizenship by investment ended after the EU Court of Justice ruling in April 2025

4. Turkey

USD 400,000 property investment in Turkey (resale restricted for 3 years)
Full Turkish citizenship and passport for you, your spouse and children under 18
Dual citizenship allowed
No visit required (a property viewing is recommended)
Processing time 3–6 months
Turkish passport: visa waiver or visa-on-arrival access to 112 destinations (Henley Passport Index 2026)
More: Turkey Citizenship by Investment

5. Cyprus

EUR 300,000 (plus VAT) in new residential property
Permanent residence for you, your spouse and children under 25
Visit Cyprus at least once every 2 years
Cyprus is in the EU but not yet in the Schengen area
Processing time 2–3 months
Citizenship by investment closed in 2020; citizenship is now by naturalisation after long-term residence
More: Cyprus Permanent Residence

6. United States

USD 800,000 EB-5 investment in a Targeted Employment Area or infrastructure project, often real estate developments through EB-5 regional centers (USD 1,050,000 elsewhere); the project must create 10 full-time jobs
Green card (permanent residence) for you, your spouse and unmarried children under 21
Live and work anywhere in the US
US citizenship after 5 years as a permanent resident
Processing time 2–4 years
US residents are taxed on worldwide income
More: US EB-5 Investor Visa

7. St Kitts & Nevis

USD 325,000 in approved real estate (resort shares), held 7 years; USD 600,000 for a private home or condo
Citizenship and passport for your family, including parents and grandparents aged 55+
Interview (in person or at an embassy) and biometrics required
Processing time 4–6 months
Passport: visa waiver or visa-on-arrival access to 157 destinations, including the Schengen area, the United Kingdom and Brazil (Henley Passport Index 2026)
Citizenship from USD 250,000 through the SISC contribution
More: St Kitts & Nevis Citizenship

8. Dominica

USD 200,000 in approved real estate (homes, apartments or hotel shares), held at least 3 years, plus government fees from USD 75,000
Citizenship and passport for your family, including parents and grandparents aged 55+
No visit required
Processing time about 6 months
Passport: visa waiver or visa-on-arrival access to 144 destinations, including the Schengen area (Henley Passport Index 2026)
No tax on foreign income, wealth, gifts or inheritance
Dual citizenship allowed
More: Dominica Citizenship

9. Grenada

USD 270,000 in approved real estate (shared ownership) or USD 350,000 (sole ownership), held 5 years, plus a USD 50,000 government fee
Citizenship and passport for your family, including parents, grandparents and unmarried siblings
Interview required
Processing time about 6 months
Passport: visa waiver or visa-on-arrival access to 148 destinations, including China, the United Kingdom and the Schengen area (Henley Passport Index 2026)
Citizens can apply for the US E-2 investor visa
More: Grenada Citizenship

10. Antigua & Barbuda

USD 300,000 in approved real estate, held 5 years (joint purchases allowed if each investor contributes USD 300,000)
Lifetime citizenship and passport for your family
Spend 5 days in Antigua within the first 5 years
Processing time about 8 months
Passport: visa waiver or visa-on-arrival access to 154 destinations, including the United Kingdom and the Schengen area (Henley Passport Index 2026)
No wealth, inheritance or foreign income taxes
More: Antigua & Barbuda Citizenship

11. Saint Lucia

USD 300,000 in government-approved real estate (homes, hotels, resorts), held 5 years
Citizenship and passport for your family
Interview required; no residence requirement
Processing time about 10 months
Passport: visa waiver or visa-on-arrival access to 143 destinations, including the Schengen area (Henley Passport Index 2026)
Citizenship from USD 240,000 through the National Economic Fund
More: Saint Lucia Citizenship

12. Bahamas

USD 1,000,000 residential property (raised from USD 750,000 on 1 January 2025); purchases of USD 1.5 million or more are fast-tracked
Permanent residence for you, your spouse and children
No minimum stay
Processing time 3–6 months
No personal income, capital gains, inheritance, gift or estate taxes
Citizenship is only by naturalisation after long-term residence and is discretionary
More: Bahamas Permanent Residence

13. Andorra

EUR 1,000,000 investment in Andorran assets, including real estate, since February 2026 (or EUR 400,000 through the national Housing Fund), plus a non-refundable EUR 50,000 fee (EUR 12,000 per dependant)
Passive (non-lucrative) residence permit
Andorra is not in the Schengen area
Maximum 10% personal income tax; no wealth or inheritance tax
Andorran citizenship after 20 years of residence

14. Mauritius

USD 375,000 property in an approved scheme (IRS, RES, PDS, Invest Hotel or Smart City)
Residence permit for you, your spouse, children up to 24 and dependent parents, valid as long as you own the property
No minimum stay
Since 1 July 2026 foreigners can buy residential property only inside approved schemes, and transfer taxes for non-citizens are 10%

15. Monaco

At least EUR 500,000 deposited with a Monaco bank (private banks often expect EUR 1 million or more), plus buying or renting a home in Monaco
Residence permit; Monaco must be your main residence (at least 3 months a year)
No personal income tax for most residents (French nationals excepted)
Open border with France and the Schengen area
Processing time 3–6 months
Citizenship is discretionary, after 10 years of residence; dual citizenship not allowed
More: Monaco Residence

16. United Arab Emirates

AED 2,000,000 (about USD 545,000) in property for a 10-year golden visa; AED 750,000 (about USD 205,000) for a 2-year investor residence visa
Residence for you, your spouse, children and parents
No minimum stay on the golden visa
No personal income tax
Processing time 1–2 months
No route to citizenship or dual citizenship through investment
More: UAE Golden Visa

17. Colombia

350 minimum monthly wages (COP 612,816,750 in 2026, about USD 155,000) invested in Colombian real estate
Migrant (M) investor visa for you and your family
Permanent residence after 5 years
Citizenship after 5 years of residence (1 year for nationals of Latin American and Caribbean countries, 2 years for Spaniards)

18. Vanuatu

No property purchase needed: citizenship from USD 90,000 through the REO donation (exclusive to Citizenship Shop)
Full citizenship and passport for your family
No visit to Vanuatu required
Processing time 3–6 months
Passport: visa waiver or visa-on-arrival access to 86 destinations (Henley Passport Index 2026)
More: Vanuatu Citizenship

Programs that no longer offer a property route

Montenegro: citizenship by investment (EUR 250,000 real estate plus EUR 100,000 contribution) closed on 31 December 2022.
Moldova: citizenship by investment closed in 2020.
Fiji: the investor permit needs a business investment (from FJD 250,000 for 7 years), not a property purchase.
Seychelles: buying property does not grant residence; permanent residence by investment needs USD 1 million or more in a Seychelles business.

Comparing countries? Read our Top Citizenship By Investment Programs 2026 guide – every program ranked by price, visa waiver access and processing time.