Golden Visa Services: A 2026 Guide to Residency by Investment
Spain abolished its program. Portugal dropped real estate. Here is what is actually available in 2026, and what has changed.
The world's most successful entrepreneurs, investors, and family offices have learned that where you are a resident matters as much as where you do business. Access to multiple jurisdictions, optimized tax exposure, visa-free travel, and the ability to relocate your family on short notice are no longer aspirational concepts. They are core components of a well-structured financial life.
Golden visa services have emerged as the most direct and reliable pathway to achieving this level of mobility. Through qualifying investments in real estate, funds, or businesses, individuals and families can secure long-term residency, and in many cases a pathway to citizenship, in some of the world's most strategically valuable countries.
What Is a Golden Visa?
A golden visa is a government-issued residency permit granted to foreign nationals in exchange for a qualifying financial investment. The investment may take the form of real estate, government bonds, private equity funds, business creation, or direct capital contribution, depending on the jurisdiction.
- Visa-free travel: Most golden visa programs provide access to the Schengen Area or other major travel zones, significantly expanding freedom of movement.
- Tax optimization: Several programs, most notably in the UAE and Hungary, offer zero or low personal income tax and favorable treatment of foreign-sourced income.
- Family inclusion: Spouses, dependent children, and in some programs parents and grandparents are covered under the principal applicant's status.
- Path to citizenship: Programs in Portugal, Greece, and Malta offer a defined pathway to full citizenship, typically within five to ten years.
- Business and banking access: Residency in a reputable jurisdiction simplifies corporate structuring, banking relationships, and cross-border commercial activities.
What Has Changed: Programs That No Longer Exist or Have Evolved
The golden visa landscape has shifted significantly since 2023. Several programs that were widely referenced are no longer available in their original form. Working with an advisor who tracks these changes in real time is essential before committing to a program.
Spain golden visa — abolished April 2025. Spain officially ended its residency by investment program on April 3, 2025. Applications submitted after that date are no longer accepted. Despite this, Spain remains one of the most searched golden visa destinations online, and many websites continue to present it as an active option. It is not. Clients interested in EU residency with a Southern European lifestyle component should now consider alternatives such as Greece or Portugal.
Portugal real estate route — closed October 2023. Portugal removed real estate from the list of qualifying investments in October 2023. The fund investment route (500,000 EUR minimum) remains fully active. Clients who heard about the Portugal golden visa years ago and assumed they could invest in property are often surprised to learn this option no longer exists.
Portugal NHR tax regime — replaced January 2024. The Non-Habitual Resident regime, which offered zero tax on most foreign-sourced income for ten years, was closed to new applicants as of January 2024. It has been replaced by the IFICI regime (NHR 2.0), which is more targeted in scope. Clients evaluating Portugal for tax optimization reasons should obtain a full tax assessment before proceeding.
These changes are a strong reason to work with an advisor who maintains current knowledge of the programs rather than relying on publicly available information that is often months or years out of date.
The 5 Active Programs Worth Considering in 2026
1. UAE Golden Visa
Investment: AED 2 million in UAE real estate or a UAE-based company.
Validity: 10 years, fully renewable.
Family: Spouse, children of any age, and parents.
Tax: Zero percent personal income tax. No capital gains tax. No inheritance tax.
Citizenship: No straightforward naturalization pathway. Best for tax optimization, business hub access, and family security.
2. Portugal Golden Visa
Investment: 500,000 EUR in a qualifying Portuguese investment fund (private equity or venture capital). Real estate route discontinued October 2023.
Processing: 12 to 18 months.
Residency obligation: As few as seven days per year.
Tax: The former NHR (zero tax on foreign income) was replaced by the IFICI regime in January 2024. A full tax assessment is recommended before selecting Portugal on tax grounds.
Citizenship: After five years, applicants may apply for Portuguese citizenship and full EU passport rights.
3. Greece Golden Visa
Investment: Tiered structure: 250,000 EUR in most regions, 400,000 EUR in secondary urban areas, 800,000 EUR in prime areas including Athens, Mykonos, Santorini, and Thessaloniki. Minimum 120 m2, single property. Fund option available from 350,000 EUR.
Processing: 4 to 6 months — the fastest EU program.
Family: Three generations covered: applicant, spouse, children up to 21, and parents of both sides.
Residency obligation: None.
Citizenship: After seven years.
4. Malta Citizenship by Investment
Investment: Government contribution of 600,000 EUR (3-year track) or 750,000 EUR (1-year track), plus real estate at 700,000 EUR minimum or lease at 16,000 EUR/year, plus 10,000 EUR charitable donation.
Outcome: Full Maltese citizenship. Visa-free access to 187 countries including the US and all EU states. No language test required.
5. Hungary Guest Investor Visa
Investment: 250,000 EUR in a qualifying regulated Hungarian investment fund (5-year hold minimum). Alternatively, 500,000 EUR in Hungarian residential real estate.
Validity: 10 years — the longest of any EU golden visa program.
Residency obligation: None.
Tax: 15% flat personal income tax. 9% corporate tax — the lowest in the EU.
Citizenship: No direct pathway through the program. Naturalization possible after extended continuous residence.
How the Programs Compare
| Criteria | UAE | Portugal | Greece | Malta | Hungary |
|---|---|---|---|---|---|
| Min. Investment | AED 2M | 500K EUR (fund) | 250K to 800K EUR | 600K+ EUR | 250K EUR (fund) |
| Processing Time | 3 to 6 months | 12 to 18 months | 4 to 6 months | 12 to 36 months | 4 to 8 weeks |
| Visa Duration | 10 years | 5 years (renew) | 5 years (renew) | Citizenship | 10 years (renew) |
| Family Included | Yes | Yes | Yes (3 gen.) | Yes | Yes |
| Residency Req. | Minimal | 7 days / year | None | Minimal | None |
| Citizenship Path | No | 5 years | 7 years | Direct | Naturalization only |
| Tax Benefit | 0% income tax | IFICI 20% flat | 100K EUR/yr flat | Varies | 15% / 9% corp tax |
| EU / Schengen | No | Yes | Yes | Yes | Yes |
The Right Program Depends on the Right Advice
Residency by investment is not a one-size-fits-all solution. The right program depends on your current tax residency, investment capacity, family situation, travel needs, and long-term objectives. The landscape changes frequently — as Spain and Portugal have shown — and working with an advisor who maintains current knowledge of every active program is essential before making any commitment.
Bolster Group advises high-net-worth individuals, entrepreneurs, and family offices on golden visa programs in the UAE, Portugal, Greece, Malta, Hungary, and additional jurisdictions. Our approach is integrated: residency planning is structured alongside your corporate, tax, and banking arrangements.
