There are 19 countries where you can buy property and get residency or citizenship right now. Each has different thresholds and requirements for qualifying property investments. The main difference is between residency and citizenship status. A residence permit lets you live and, in some cases, work in the host country, while citizenship gives you a second passport with broader global mobility.
In this article, we compare the top 19 countries that offer residency or citizenship through property purchase. The first 13 countries are Golden Visa and residency by investment countries where you buy a property and get residency. The other countries will let you buy property and get citizenship.
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Select up to three programs to compare their key requirements.
Residency programs
Citizenship programs
Program
Greece
Cyprus
Malta
UAE
Panama
Costa Rica
Brazil
Colombia
Curaçao
Turks & Caicos
Anguilla
Andorra
Cayman Islands
Turkey
St Kitts & Nevis
Grenada
St Lucia
Antigua & Barbuda
Dominica
Minimum investment
€250K (conversion/listed)
€300K + VAT (new property)
Buy €375K or rent €14K/year
AED 2M (~$545K)
$300K new / $500K resale
$150K
BRL 1M (~$200K) / BRL 700K in North & Northeast
350 × monthly minimum wage (~$160K)
XCG 500K (~$280K) · 750K · 1.5M
$1M Providenciales / $300K other islands
$750K (family of up to 4)
€1M in Andorran assets (each property >€800K)
CI$2M (~$2.4M)
$400K
$325K (approved project) / $600K (private home)
$270K (shared) / $350K (sole ownership)
$300K
$300K
$200K
Processing time
6–9 months
6–9 months
12–18 months
~1–3 months
3–6 months
Not officially published
Not officially published
Up to 30 days
Up to 4 months
2–6 months
Not officially published
Not officially published
Not officially published
3–4 months
4–6 months
4–6 months
12–15 months
6–9 months
3–6 months
Time eligibility (citizenship)
7 years of residence + naturalization exam
8 years of residence
~5 years (4 of the prior 6 years + 12 months continuous)
No regular route
5 years
7 years
4 years
~10 years (5 years M visa + 5 years R visa)
5 years (Dutch naturalization)
BOTC naturalization (extra criteria)
~5 years (9 months/year residence)
20 years
~10 years (indefinite status after 9 years, then +1 year for BOTC)
Citizenship on approval
Citizenship on approval
Citizenship on approval
Citizenship on approval
Citizenship on approval (5 days of stay within 5 years)
Citizenship on approval
Property holding period
As long as you hold the permit (checked at each renewal)
As long as you hold PR (can sell after 5 years only if you keep €300K invested)
5 years
For the visa term (GGV: at least 3 years)
5 years
For as long as you hold residence
Whole residence period
Whole visa term
Whole permit period
Not specified
5 years
Kept permanently
Not specified
3 years
7 years
5 years
5 years
5 years
3 years
13 Countries Where You Can Buy Property and Get Residency
These 13 countries grant a residence permit in exchange for real estate investment. None of them grant citizenship from day one. Most of them require full-time residency for several years to qualify for citizenship. However, each one, except the UAE, can lead to citizenship through the naturalization process after a period of residence.
1. Greece Golden Visa: Most Preferred EU Residency
| Greece Golden Visa | Details |
|---|---|
| Minimum investment | €800,000 in Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents. €400,000 elsewhere. €250,000 for commercial-to-residential real estate conversions and listed buildings |
| Property rules | Single property of at least 120 sqm; short-term rentals are banned |
| Permit | 5-year residence permit, renewable while you keep the property |
| Processing time | 6-9 months |
| Minimum stay | None |
| Path to citizenship | After 7 years of residence, plus a naturalization exam |
Greece remains the most accessible property route into the EU. The Greece Golden Visa gives you the right to live in Greece and travel freely in the Schengen Area with a €250,000 property investment. Other real estate investment options include $800K for Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents, and $400K for low-density areas. The residency is valid for 5 years and renewable as long as you keep the property.
However, the rules on use are strict. You cannot rent the property short-term, such as on Airbnb-type platforms, or you will lose the permit.
If you are seeking Greek citizenship, you must live in Greece full-time for 7 years, be a tax resident, and pass the Greek language (B1-level required), history, and culture tests. Briefly, a Golden Visa does not qualify you for a Greek passport.
2. Cyprus: Permanent Residency Through Buying Real Estate
| Cyprus Permanent Residence | Details |
|---|---|
| Minimum investment | €300,000 plus VAT in a new home bought from a developer |
| Income requirement | €50,000 a year from abroad, plus €15,000 for a spouse and €10,000 per child |
| Permit | Permanent residence. The card is renewed every 10 years. |
| Family | Spouse, children under 18 and dependent students aged 18-25 |
| Minimum stay | Once every two years |
| Path to citizenship | 8 years of legal residence within the last 11, plus Greek language knowledge |
The Cyprus Golden Visa investment program grants permanent residence from day one by investing at least €300,000 in property, plus proof of annual income. The appeal of this program lies in its tax friendliness. Cyprus does not impose inheritance or gift taxes. Also, it does not require you to pay worldwide income tax.
However, Cyprus is not part of the Schengen Area, so the permit does not currently grant Schengen travel rights.
3. Malta: Buy or Rent Property and Get Permanent Residence
| Malta Permanent Residence Program | Details |
|---|---|
| Property | Buy for €375,000 or rent for €14,000 a year, held for at least 5 years |
| Government costs | €60,000 administration fee, €37,000 contribution, €2,000 NGO donation |
| Additional dependants | €7,500 each |
| Capital requirement | €500,000 in assets (€150,000 in financial assets), or €650,000 (€75,000 in financial assets) |
| Permit | Permanent residence certificate |
| Processing time | 12-18 months |
| Family | Up to four generations |
The Malta Golden Visa Program accepts either leasing or purchasing real estate. The minimum investment in total is €169,000, and it provides visa-free access to the EU and permanent residence from day one.
It can be a great opportunity for investors who want to include more family members, because you can include your parents and grandparents in one application (also future applicants, including a spouse or minor child of the dependent children).
4. UAE: Buy Property and Get a 10-Year Golden Visa
| UAE Golden Visa | Details |
|---|---|
| Minimum investment | AED 2,000,000 (about $545,000) in one or more properties |
| Off-plan and mortgage | Allowed with approved developers and approved UAE banks |
| Permit | 10-year renewable residence |
| Processing time | About 1-3 Months |
| Family | Spouse, children of any age, and parents |
| Minimum stay | None; the permit does not lapse after 6 months abroad |
| Path to citizenship | No regular application route |
The UAE Golden Visa is the fastest residence permit on this list. You can combine several properties to reach AED 2 million. You can also qualify through a mortgaged property if the loan comes from an approved UAE bank.
The biggest benefit of this program is its tax efficiency. The UAE does not tax personal income. This makes it a strong choice for business owners and investors who want a tax-efficient base while buying property in Dubai.
5. Panama: Permanent Residency Through Real Estate
| Panama Qualified Investor | Details |
|---|---|
| Minimum investment | $300,000 for a new property, $500,000 for a resale property |
| Holding period | 5 years, verified every year |
| Permit | Permanent residence from the start |
| Processing time | 3-6 months |
| Family | Spouse, children and qualifying parents |
| Minimum stay | One visit every 2 years |
| Path to citizenship | After 5 years of residence |
Panama has newly updated its Golden Visa program for real estate investments. Under Executive Decree 17, effective 16 September 2026, Panama Investor Visa now offers two options for foreign real estate buyers. Resale properties require $500,000, while new properties bought directly from a developer still qualify at $300,000.
Also, citizens from qualifying nations have a second option. The Friendly Nations Visa accepts a $200,000 property purchase. It grants 2 years of provisional residence before permanent status. Panama uses the US dollar, which removes currency risk for American buyers.
Those who do not want to invest such a large amount can also consider Panama Pensionado Visa. It is designed for retirees and requires at least $1,000 in retirement income per month. There is also a second option: you need to show only $750 per month pension income if you buy Panamanian property worth at least $100,000.
6. Costa Rica: Investor Residency From $150,000
| Costa Rica Investor Residency | Details |
|---|---|
| Minimum investment | $150,000 in real estate |
| Permit | Temporary residence, renewed every 2 years |
| Permanent residence | After 3 consecutive years |
| Family | Spouse and children up to 25 years old |
| Path to citizenship | 7 years of residence |
Costa Rica offers the lowest property threshold on this list, starting from $150,000.
The permit is temporary at first. You renew it every 2 years and can apply for permanent residence after 3 years or citizenship after 7 years of residence.
This real estate investment is popular for its proximity to the US and its affordability.
7. Brazil: Residency Through Real Estate From BRL 700,000
| Brazil Investor Residency | Details |
|---|---|
| Minimum investment | BRL 1,000,000 in urban property ($200,000), BRL 700,000 in the North and Northeast regions ($139,020) |
| Source of funds | Transferred from abroad |
| Permit | 4-year residence permit, then indefinite residence |
| Holding period | For as long as you hold residence |
| Minimum stay | 14 days every 2 years |
| Path to citizenship | 4 years of residence, plus Portuguese language skills |
The Brazil Investor Visa accepts urban property, whether built or under construction. You can combine several properties to reach the threshold.
The first permit lasts 4 years. After that, you can switch to permanent residence if you still own the property. Brazil allows naturalization after 4 years of residence, or 1 year if you have a Brazilian spouse or child.
8. Colombia: Investor Visa Through Property Purchase
| Colombia Investor Visa | Details |
|---|---|
| Minimum investment | 350 times the monthly minimum wage (COP 612.8 million, about $160,000 in 2026) |
| Property rules | Registered solely in your name and with the Banco de la República |
| Permit | Migrant (M) visa, valid for up to 3 years and renewable |
| Processing time | Up to 30 days |
| Family | Spouse or partner and children up to 25 |
| Minimum stay | You will lose your residency status if you stay 180 continuous days abroad |
| Path to citizenship | Resident visa after 5 years. Citizenship after 5 more years of residence |
Also known as the M-10 Real Estate Investment Visa, Colombia’s Investor Visa program links its real estate investment threshold to the national minimum wage. As of 2026, this equals $192,000.
Once you purchase the property, you must register your investment with the central bank and keep the property for the full visa term.
After 5 years on the Migrant visa, you can apply for a Resident visa, which gives you permanent residency status. After 5 years of continuous residency, you can be eligible for citizenship.
9. Curaçao: Investor Permit From $280,000
| Curaçao Investor Permit | Details |
|---|---|
| Minimum investment | XCG 500,000 (about $280,000) for a 3-year permit |
| Higher tiers | XCG 750,000 (about $420,000) for a 5-year permit XCG 1,500,000 (about $838,000) for an indefinite permit |
| Government fee | XCG 1,865 to XCG 6,170, depending on the tier |
| Processing time | Up to 4 months (official) |
| Family | Spouse and children receive permits of the same length |
| Minimum stay | Intended for people who live in Curaçao more than 6 months a year |
| Path to citizenship | Dutch naturalization after 5 years of continuous residence, plus an integration exam |
Curaçao is a constituent country of the Kingdom of the Netherlands. For the Curaçao Investor Permit, the amount you invest sets the length of your permit:
- $280,000 Investment for 3 years
- $420,000 Investment for a 5-Year Residence Permit
- $838,000 Investment for an Indefinite Residence Permit
The biggest key advantage of this program is that it provides a path to Dutch citizenship. After 5 years of holding permanent residency, you can apply for Dutch citizenship by naturalization.
10. Turks and Caicos: Permanent Residence Certificate Through Property
| Turks and Caicos PRC | Details |
|---|---|
| Minimum investment | $1,000,000 on Providenciales; $300,000 on Grand Turk, Salt Cay, South Caicos, Middle Caicos or North Caicos |
| Permit | Permanent Residence Certificate with no time limit |
| Processing time | 2-6 months |
| Family | Spouse and children up to 19 |
| Minimum stay | None; the certificate can be revoked after 5 continuous years abroad |
| Path to citizenship | Through naturalization path as a British Overseas Territories Citizen, subject to additional criteria |
The Turks and Caicos Islands grant a Permanent Residence Certificate to buyers of a principal home. The threshold depends on the island. Providenciales requires $1,000,000, while the less developed islands start at $300,000.
Many real estate investors choose to buy a property here due to its tax efficiency as there is no income tax, capital gains tax, inheritance tax, or value-added tax (VAT).
11. Anguilla: Permanent Residency for Buying Property Worth $750,000
| Anguilla Residency by Investment | Details |
|---|---|
| Minimum investment | $750,000 in approved real estate, for a family of up to 4 |
| Additional dependants | $100,000 each |
| Holding period | 5 years |
| Permit | Permanent residence |
| Family | Spouse and children up to 26 |
| Path to citizenship | British Overseas Territories citizenship after about 5 years of residence |
Anguilla, a British Overseas Territory, grants permanent residence to buyers of approved real estate worth at least $750,000. This investment covers a family of up to four people. For each additional dependent, investors must pay $100,000.
Although it requires one of the highest real estate investments, it offers a unique benefit: British citizenship. After 5 years of residency, investors can apply for British citizenship.
12. Andorra: Passive Residency Through Property Investment
| Andorra Passive Residency | Details |
|---|---|
| Minimum investment | €1,000,000 in Andorran assets; each property must cost more than €800,000 |
| State fee | €50,000 (non-refundable), plus €12,000 per dependant |
| Income requirement | At least 300% of the Andorran minimum wage (€54,900+ ), plus 100% per dependant (€18,300+) |
| Minimum stay | 90 days a year |
| Work | Not permitted |
| Tax on foreign buyers | 6% special tax on a single home |
| Path to citizenship | 20 years of residence |
Andorra’s Passive Residency program offers investors a tax-friendly environment while performing their economic activities outside the country. It is initially granted for 2 years. It can be renewed for another 2 years, then 3 years, then 10 years.
The country is not part of the EU, but it borders Spain and France and offers visa-free access to these countries. Visa processing timelines for other countries, including the Schengen area, the UK, the US, and Canada, are fast, typically taking 1-2 business days.
However, it has the longest path to citizenship on this list, at 20 years of residence.
13. Cayman Islands: Permanent Residence Through $2.4 Million in Real Estate
| Cayman Islands Permanent Residence | Details |
|---|---|
| Minimum investment | CI$2,000,000 (about $2.4 million) in developed real estate, fully paid |
| Government fees | CI$200,000 issue fee, plus CI$3,000 per dependant each year |
| Permit | Certificate of Permanent Residence for Persons of Independent Means |
| Minimum stay | You must not live outside the islands for 1 continuous year or more |
| Path to citizenship | British Overseas Territories citizenship by naturalization |
The Cayman Islands have the highest threshold on this list, requiring a minimum investment of $2.4 million for residency. From 1 May 2026, the issue fee doubled to CI$200,000, and dependants now pay an annual fee.
In return, investors get permanent residence from day one, with no renewals. The islands also have no income tax, capital gains tax, or inheritance tax. That’s why high-net-worth individuals who want a tax-neutral base close to the US mostly prefer the program.
You can apply for British citizenship through naturalization after 5 years of legal residency.
Which Country Gives Citizenship by Investment Through Real Estate Purchase
Six countries grant dual citizenship in exchange for a property purchase: Turkey, St Kitts and Nevis, Grenada, St Lucia, Antigua and Barbuda, and Dominica. None of them requires you to live in the country before or after approval. In each case, you must buy a government-approved project or property and hold it for three to seven years.
14. Turkey: Citizenship by Buying Property Worth $400,000
| Turkey Citizenship by Investment | Details |
|---|---|
| Minimum investment | $400,000 in real estate |
| Holding period | 3 years, recorded on the title deed |
| Processing time | Several months |
| Family | Spouse and children under 18 |
| Residency requirement | None |
| US access | Turkey is on the E-2 treaty investor visa list |
Turkish citizenship by investment program is the only direct property-to-passport route outside the Caribbean on this list. The country requires a minimum investment of $400,000 for citizenship. You must keep the property for 3 years, and the title deed carries a no-sale annotation.
Valuation rules became stricter from 28 September 2026. The sale price, the independent valuation, and each payment must now each reach $400,000. Work with a licensed valuer and a lawyer before you sign.
15. St Kitts and Nevis: The Oldest Caribbean Citizenship Program
| St Kitts and Nevis Citizenship by Investment | Details |
|---|---|
| Minimum investment | $325,000 in approved properties, $600,000 for full ownership of a private home |
| Holding period | 7 years |
| Processing time | 4-6 months |
| Family | Spouse, children under 30 and dependent parents or grandparents |
| Residency requirement | None |
St. Kitts and Nevis citizenship requires a minimum investment of $325,000. It is the oldest and the fastest Caribbean Citizenship program in the world. Accordingly, its passport offers the most comprehensive visa-free access to around 147+ countries.
If you are considering a real estate investment, the properties must be approved private homes or approved real estate development projects. So, you cannot just find a property that costs at least $325,000. You must hold the property for 7 years.
16. Grenada: Citizenship Through Approved Real Estate
| Grenada Citizenship by Investment | Details |
|---|---|
| Minimum investment | $270,000 or $350,000 (sole ownership) |
| Holding period | 5 years after citizenship is granted |
| Processing time | 3-4 months (official estimate) |
| Residency requirement | None at present; a proposed 30-day rule has been postponed |
| US access | Grenada is on the E-2 treaty investor visa list |
Grenada Citizenship by Investment program is the only Caribbean program on this list with E-2 treaty status, requiring a minimum real estate investment of $270,000. Citizens can apply for a US E-2 investor visa to run a business in the United States. However, to qualify, investors must have lived in Grenada for at least 3 years as per 2026 updates.
Still, the E-2 Visa eligibility makes Grenada a common choice for investors with US business plans.
17. St Lucia: Citizenship From $300,000 in Approved Property
| St Lucia Citizenship by Investment | Details |
|---|---|
| Minimum investment | $300,000 in an approved project |
| Processing time | 12-15 months |
| Family | Spouse, children up to 30 if dependent, parents aged 55+ |
| Residency requirement | None |
St Lucia citizenship by investment program requires a minimum investment of $300,000. Its administration fees are among the lowest in the Caribbean. This program offers flexible investment options, including donations, real estate, and government bonds.
18. Antigua and Barbuda: Citizenship for Large Families
| Antigua and Barbuda Citizenship by Investment | Details |
|---|---|
| Minimum investment | $300,000 in an approved property |
| Holding period | 5 years |
| Family | Children up to 30, parents and grandparents aged 55+, unmarried siblings |
| Residency requirement | 5 days within the first 5 years |
Antigua and Barbuda has one of the widest family definitions in the region. You can include unmarried siblings as well as parents and grandparents. That’s why it is mostly preferred by large families.
Among Caribbean citizenship countries, it is the only one that requires minimum residency. It is a 5-day visit every five years to keep the citizenship status.
US citizens should weigh one restriction. From 1 January 2026, the US suspended visitor and immigrant visas for Antiguan nationals.
19. Dominica: The Lowest Property Entry Point
| Dominica Citizenship by Investment | Details |
|---|---|
| Minimum investment | $200,000 in an approved project |
| Holding period | 3 years |
| Processing time | 3-6 months |
| Family | Spouse, children up to 30, parents and grandparents aged 65+ |
| Residency requirement | None |
Dominica has the lowest property threshold among the six citizenship programs. It requires $200,000 for citizenship, making it the cheapest Caribbean option. It also has the shortest real estate investment holding period, at 3 years.
Countries That Ended Their Property Routes
| Country | Status |
|---|---|
| Portugal | Property option removed in October 2023. Now, the fund and cultural donation route is mostly preferred (Portugal Golden Visa) |
| Spain | Golden visa ended on 3 April 2025 (Spain Golden Visa) |
| Latvia | Real estate route ended on 15 September 2026 (Latvia Golden Visa) |
| Hungary | €500,000 property option withdrawn before launch. Fund route remains (Hungary Golden Visa) |
| Ireland | Immigrant Investor Program closed on 15 February 2023 |
How to Choose the Right Property Investment Program
Start with the outcome you need. A residence permit and a passport serve different purposes.
- For EU residence and Schengen travel, compare Greece and Malta. Cyprus gives permanent EU residence but not Schengen access.
- For a second passport, compare Turkey and the five Caribbean programs. Check how each passport affects travel to the US and the UK.
- For proximity to the US, compare Panama and Costa Rica. Both have a clear path to naturalization.
- For a tax-efficient base, consider the UAE. It does not lead to citizenship.
Then compare the full cost, not only the property price. Government fees, due diligence fees, transfer taxes, and legal fees can add significantly to the total. Holding periods also matter if you plan to sell.
Get Golden Visa: Who We Are and How We Can Help You
Get Golden Visa is a residency and citizenship by investment consultancy. We help international investors and families compare programs and choose the property route that fits their goals. Our team works with licensed lawyers and approved developers in each country.
Contact us to discuss your budget, your family, and your timeline. We will help you choose the right program and guide you through each step of the application.
FAQs on Buying Property for Residency or Citizenship
Which country gives citizenship by buying property?
Six countries grant citizenship through a property purchase in 2026: Turkey, St Kitts and Nevis, Grenada, St Lucia, Antigua and Barbuda, and Dominica.
What is the cheapest country to get residency by buying property?
Costa Rica has the lowest threshold on this list, at $150,000. Also, Panama’s Friendly Nations Visa requires $200,000 for US citizens and other eligible nationals. In the EU, Greece starts at €250,000 for conversion and listed-building projects.
Can you get US residency by buying property?
Buying property in the United States does not grant a green card or any visa. The EB-5 program requires investing in a business that creates jobs, not buying a home.
In which country can I live permanently after buying property?
Cyprus, Malta, and Panama grant permanent residence from the start. Greece and the UAE issue renewable permits for 5 and 10 years.
Which European country gives residency for buying property?
Greece, Cyprus, and Malta still accept real estate in 2026. Portugal, Spain, and Latvia have closed their property routes.
Can a US citizen buy property and get residency abroad?
Every program in this guide accepts US citizens. Panama’s Friendly Nations Visa is open specifically to US nationals and around 50 other nationalities.
Do I have to live in the country after I buy property?
Most programs have no minimum stay. Panama requires a visit every 2 years. Citizenship through naturalization, as in Greece or Cyprus, requires actual residence.
Disclaimer: This article is for general information only and does not constitute legal, tax or investment advice. Program rules and fees change frequently. Confirm all figures with the relevant authority or a licensed advisor before you invest.
Sources
- Hellenic Parliament: Ministry of Migration response on the Golden Visa (Dec 2025)
- Greece Ministry of Migration: Golden Visa
- European Commission: Cyprus citizenship legislation 2024
- Residency Malta Agency: Legal Notice 146 of 2025
- Court of Justice of the EU: Case C-181/23 press release
- ICP UAE: Golden Residency
- MICI Panama: Qualified Investor
- Costa Rica Tourism Institute: Investor law
- Antigua and Barbuda CIU: Real estate
- Dominica CBIU: Investment options
- Grenada CBI: Approved real estate projects
- St Lucia CIU: Citizenship by investment
- Konya Investment Office: Turkish citizenship for investors
- Irish Immigration Service: IIP closure FAQs
- LV portāls: New Immigration Law 2026
