Greece Golden Visa

Portugal’s Golden Visa — once the gold standard for European residency by investment — has lost its real estate route and is now a funds-only programme. For HNWIs and family offices that wanted a property-anchored Mediterranean residency, the 2026 alternatives map has redrawn itself around Greece, Cyprus, Malta and Italy, while Spain has exited the field entirely. With Henley & Partners projecting 165,000 millionaire relocations globally in 2026 — a record — the choice between these programmes will define a meaningful share of European wealth migration this year.

By the High Worth Citizen Editorial Team

Key Takeaways

• Portugal’s Golden Visa is now funds-only; the property route was discontinued, and the 2026 Nationality Law extends the citizenship path to 7 years for EU/CPLP nationals and 10 years for other nationalities.
• Greece remains the leading property-based Mediterranean alternative, with qualifying real estate investment starting at EUR 250,000 in select locations.
• Cyprus permanent residence is available from EUR 300,000 of property investment, with a predictable property-anchored framework.
• Malta’s MPRP grants direct permanent residence — not a temporary-to-permanent progression — with property and contribution requirements.
• Italy’s EUR 100,000 (now EUR 200,000–300,000) substitute tax for new residents has emerged as the income-tax-led alternative for income-rich HNWIs, with the path to permanent residency at 5 years.
• Spain abolished its Golden Visa in 2025, removing one of Europe’s largest property-linked programmes from the menu.

Why Portugal’s Funds-Only Pivot Matters

The 2023 closure of Portugal’s real estate route and the subsequent 2026 Nationality Law reform have changed the calculus for HNWI applicants. The programme remains valid for fund subscriptions, qualified venture capital and select non-real-estate vehicles, but the property route — which had been the backbone of demand from US, UK and South African applicants — is closed. For families whose theory of the case rested on owning a Mediterranean home tied to a residency right, Portugal is no longer the primary answer in 2026.

The 2026 nationality update has also lengthened the citizenship path. EU/CPLP nationals now face 7 years to citizenship; other nationalities, 10 years — both subject to integration tests. The shift puts pressure on the original Portugal value proposition: fast, EU-grade citizenship at a manageable investment threshold.

The Four Real Alternatives

Greece is the most direct property-anchored substitute. Qualifying real estate investment starts at EUR 250,000 in lower-tier locations and ramps to EUR 800,000 in Athens, Thessaloniki and the most in-demand islands. The residency is renewable every five years, contingent on holding the property. For HNWIs comfortable with the geography and the operational realities of Greek real estate, this is the cleanest Portugal-style swap.

Cyprus offers permanent residence from EUR 300,000 of property investment under a fast-track framework that is well-understood by the global private client community. Cyprus is also the only EU non-dom jurisdiction in this comparison, which materially changes the after-tax case for HNWIs with significant foreign-source income — see our analysis of Cyprus non-dom vs Greece non-dom regimes for HNWIs for the comparative tax case.

Malta’s MPRP delivers direct permanent residence rather than a temporary-to-permanent ladder — a structural advantage for HNWIs who prioritise certainty. Applicants pair a qualifying property connection (lease or purchase) with the programme’s contribution and due diligence requirements. Malta’s appeal in 2026 is the combination of EU membership, English-language administration and the structural permanence of the residence card.

Italy takes a different route — an income-tax incentive rather than a property programme. The substitute tax for new residents (now widely reported at EUR 200,000–300,000 per year on foreign income) provides 15 years of preferential treatment, a 5-year path to permanent residency, and EU citizenship eligibility at 10 years. For HNWIs whose income is the issue rather than the wealth itself, Italy is the more direct answer than any property programme.

What This Means for HNWIs

The right answer depends on the HNWI’s actual objective. If the goal is EU residency tied to a tangible property investment, Greece and Cyprus are the principal Portugal substitutes — Greece for scale and price flexibility, Cyprus for tax planning depth. If the goal is direct permanent residency with maximum certainty, Malta’s MPRP is the cleanest fit, albeit with the highest due diligence bar. If the goal is preferential tax treatment on foreign-source income with an EU base, Italy’s substitute tax regime is structurally a different — and often better — tool than any Golden Visa.

The newer Portugal D2 entrepreneurship route remains an option for HNWIs willing to operate a Portuguese business, but is fundamentally a different product than the original Golden Visa thesis.

Country Comparison

Greece wins on price flexibility and property selection range. Cyprus wins on integrated tax planning for HNWIs with significant foreign-source income, and on speed of approval. Malta wins on structural permanence and reputation for due diligence. Italy wins for high-earning HNWIs who care more about income-tax architecture than about property ownership. None replicates the original Portugal proposition exactly — fast EU citizenship tied to property — because that proposition has been progressively dismantled across the bloc.

Risks and Considerations

Programme stability is the central risk. Portugal’s pivot, Spain’s abolition and ongoing EU-level pressure on Golden Visa frameworks (notably Ireland’s exit and Malta’s CBI changes) signal that residency-by-investment programmes are politically vulnerable. HNWIs should factor in the possibility of programme rule changes mid-application, transitional regimes that may be tightened, and the secondary market depth of any property purchased primarily for residency purposes. Liquidity of acquired property — particularly in lower-tier Greek locations — can be materially worse than equivalent prime markets.

HNWIs should also distinguish carefully between residency and tax residency. Holding a Golden Visa does not automatically establish tax residency in the issuing country; that requires meeting day-count and centre-of-life tests, which interact with home-country exit-tax rules.

The Bottom Line

Portugal’s Golden Visa is still alive, but it is no longer the default European residency-by-investment answer for HNWIs whose plan rested on property. Greece, Cyprus, Malta and Italy now define the alternatives map, each with a distinct value proposition. The right choice in 2026 follows the actual objective — property anchor, tax architecture, permanence certainty, or income-tax efficiency — rather than the brand of the programme. For families designing a multi-decade European footprint, the new menu is in many ways more honest than the old one: each programme now does one thing well, rather than promising everything.

This article is for informational purposes only and does not constitute legal, tax, financial, or migration advice. HNWIs and family offices should consult qualified professionals in the relevant jurisdiction before making decisions based on the information presented.