Top 5 European Golden Visa Programs Still Open in 2026

If you are reading this, you already know that a single passport is a point of failure. In 2026, the "Entry/Exit System" (EES) across Europe means your travel days are tracked by a central database, not a human with a rubber stamp.

If you don't have a residency card, you are on a 90-day countdown the moment you land in Paris or Rome.

But here is the good news: you don't need to spend millions to stop that clock. While countries like Spain have shut down their popular property routes, a few professional-grade options remain.

These programs give you a legal "Plan B" for a fraction of the cost of a luxury condo in Dubai, Singapore, or New York.

1. Hungary: The 10-Year Residency for €250,000

Hungary is the most practical choice on the market right now. They recently overhauled their laws to create the Guest Investor Program (GIP). It isn't a complex real estate flip; it’s a regulated investment that keeps your life simple.

How the Investment Works

You don't buy a flat and worry about broken pipes or tenants. Instead, you put €250,000 into a real estate fund registered with the Hungarian National Bank.

The Logic: Professional fund managers grow the capital by investing in Hungarian housing. You get the residency; they handle the heavy lifting.

The Exit: You hold the investment for five years. After that, you can take your money out, but your residency permit stays valid.

What You Actually Get

The 10-Year Lock: Most European permits make you renew every two years. Hungary hands you a 10-year card immediately. It covers you, your spouse, and your children.

No Minimum Stay: You can keep living exactly where you are today. You only visit Hungary when you want to. There is no requirement to spend 183 days a year there just to keep your card active.

The Price Advantage: Living in Budapest is roughly 40% cheaper than in major Western hubs. If you eventually decide to move, your "Plan B" doubles as a high-quality, lower-cost lifestyle.

2. Greece: The €250,000 "Commercial" Route

Most people think Greece is now too expensive because they heard the price jumped to €800,000. That’s only half the story. If you know where to look, the €250,000 entry point is still wide open.

The Conversion Method

The Greek government wants to fix up old buildings. If you buy a commercial property—think of an old office space or a small warehouse—and convert it into a residential apartment, the price stays at €250,000.

The Rules: You must finish the renovation before you apply. The property has to be legally changed to "residential" on the deed.

The Restriction: In 2026, these specific "converted" properties cannot be used for short-term Airbnbs. They are meant for long-term living or traditional rentals.

The Residency Perks

Schengen Access: You get a five-year residency permit. This acts as your permanent visa for the 29 countries in the Schengen Zone.

The 7-Year Path: If you decide to make Greece your actual home and pay taxes there, you can apply for a Greek (and therefore EU) passport after seven years.

3. Cyprus: The Common Law Safety Net

Cyprus is a favorite for investors who want a familiar legal environment.

Unlike much of the Mediterranean, Cyprus operates under a Common Law system (similar to the UK, USA, and Hong Kong).

This provides a level of property title security and contract transparency that is rare in the region.

The Investment: €300,000 in Real Estate or Funds

To secure Permanent Residency (PR), you must invest at least €300,000.

Residential Focus: Most choose to buy a brand-new home or apartment from a developer.

The Income Requirement: You must prove a secure annual income of at least €50,000 coming from outside Cyprus. This increases by €15,000 for a spouse and €10,000 for each child.

Tax Efficiency: In 2026, Cyprus remains a top-tier tax haven. If you spend 60 days a year there and are not a tax resident elsewhere, you can qualify for the "Non-Dom" regime, which offers zero tax on dividends and interest for 17 years.

What Makes It Different

Immediate PR: You don't get a temporary permit that you have to keep renewing. You get Permanent Residency immediately.

Minimal Visit Rule: You only need to visit Cyprus once every two years to keep your status. You don't have to move your life there unless you want to.

Abolished Stamp Duty: As of January 1, 2026, Cyprus has abolished stamp duty on property contracts, significantly lowering your upfront transaction costs.

4. Italy: The "Approval First, Invest Later" Route

Italy’s Investor Visa (often called the "Dolce Vita" visa) is unique because of its sequence.

In almost every other country, you have to lock up your money before you know if you are approved. Italy flips this script.

The Startup Entry: €250,000

The most affordable path into Italy is a €250,000 investment into an "Innovative Startup."

The "Nulla Osta" (Pre-Approval): You submit your background check and a bank statement showing you have the funds. The government gives you a "No Impediment" certificate before you spend a cent.

90-Day Window: Once you arrive in Italy and get your visa, you have three months to actually transfer the €250,000 into the startup.

The Startup Criteria: The company must be less than five years old, have low turnover (under €5M), and be focused on R&D or high-tech innovation.

The Lifestyle Perks

No Minimum Stay: Like Hungary, Italy does not require you to live there to maintain your visa. You can treat it as a pure travel document for the Schengen Zone.

The 10-Year Passport: If you do choose to settle in Italy, you can apply for citizenship after 10 years of residency.

Flat Tax Option: For those with significant global wealth, Italy offers a "lump sum" tax of €100,000 per year on all foreign income, regardless of how much you earn.

5. Portugal: The "Cultural" Shortcut

Portugal remains the most sought-after program in the world for one reason: it is the fastest path to an EU passport (5 years) with the lowest physical stay requirement (7 days a year).

While they removed the real estate option, a high-value alternative exists.

The €250,000 Cultural Production Route

You can secure residency by donating €250,000 (or €200,000 in low-density areas) to projects supporting the arts or the reconstruction of national heritage.

The Reality: This is a "sunk cost" (a donation), not a recoverable investment.

The Strategic Trade-off: You lose the capital, but you avoid the €500,000 minimum required for the popular Fund route. For many, paying €250,000 for a guaranteed path to a Top 5 global passport in five years is the most efficient transaction in 2026.

2026 Comparison: Which "Plan B" Fits Your Life?

The 2026 Investor’s Checklist

Before you commit capital, ensure your legal team has vetted these three critical "2026 shifts":

• The Airbnb Restriction: In 2026, programs like Greece have banned short-term rentals for "Golden Visa" properties. Ensure your business model accounts for long-term tenants only.
• The 90/180 Rule: A residency card in one Schengen country (like Hungary) doesn't give you the right to live permanently in another (like France). It only grants you the 90-day travel privilege. If you want to live in Paris, you need a French permit.
• Grandfathering Clauses: Always ask if your residency rights are protected if the program closes or prices increase after you apply. This is your primary defense against shifting political winds in Europe.

Why Navigate the 2026 Landscape with Savory & Partners?

Securing a second residency in 2026 is a sophisticated legal undertaking that requires more than just a bank transfer.

As the European Union tightens its "Genuine Link" requirements and digital border systems like EES become fully operational, the margin for error has disappeared.

At Savory & Partners, we don't just process applications; we engineer long-term sovereign mobility.

Pre-Submission Due Diligence

A single "flag" in your source of wealth or a previous undeclared visa refusal can lead to a permanent ban from these programs.

We utilize the same high-level screening tools used by government units to audit your file before it reaches a desk in Budapest, Athens, or Lisbon. Our goal is 100% certainty before a single Euro is committed.

The "Commercial-to-Residential" Technical Edge

For programs like the Greek €250,000 conversion route, the legal status of the property is everything.

We provide access to a vetted portfolio of projects that are already pre-approved for the "Golden Visa" conversion, ensuring you don't get stuck with a building that fails to meet the strict 2026 residency criteria.

End-to-End Asset Management

Moving capital into a Hungarian Real Estate Fund or a Portuguese Venture Capital fund requires specialized financial advisory.

We coordinate with registered fund managers and tax experts to ensure your investment is not only compliant for your residency card but is also positioned for capital preservation.

Your Lifetime "Plan B" Partner

Residency is a journey, not a transaction. From your initial 10-year card in Hungary to your 5-year citizenship application in Portugal, our team handles the renewals, the physical stay tracking, and the family additions.

We ensure that as global laws change, your rights remain protected.

FAQs on EU Residency in 2026

1. Can I still get a Golden Visa in Europe for €250,000?

Yes. While many countries (including Spain and parts of Greece) have increased their entry points, Hungary and Greece still offer €250,000 routes.

In Hungary, this is achieved through a registered Real Estate Fund.

In Greece, the €250,000 threshold remains available specifically for commercial-to-residential property conversions and the restoration of historic buildings.

2. Which European Golden Visa has the longest validity before renewal?

As of 2026, Hungary offers the most stable long-term option, granting an initial 10-year residency permit to Guest Investor Program (GIP) participants.

Most other EU programs, such as those in Portugal or Italy, require renewals every two years.

3. Do I have to live in the country to maintain my Golden Visa?

Most "Plan B" programs are designed for flexibility. Hungary, Greece, and Italy currently have no minimum stay requirements to maintain residency.

Portugal requires only 7 days per year, and Cyprus requires a visit at least once every two years.

However, if your goal is citizenship, you will generally need to establish physical tax residency (183+ days per year).

4. Is real estate still an option for the Portugal Golden Visa?

No. Direct real estate investment was removed as a qualifying route for the Portugal Golden Visa in late 2023.

In 2026, the most popular alternatives are a €500,000 investment in regulated funds or a €250,000 cultural donation to national heritage or arts projects.

5. How long does it take to get an EU passport through these programs?

The timeline varies by country. Portugal offers the fastest route, allowing you to apply for citizenship after just 5 years.

Greece and Cyprus require 7–8 years of residency, while Italy and Hungary generally require 8–10 years.

Note that citizenship applications usually require a basic level of the local language and proof of integration.

References

Hungary: National Directorate-General for Aliens Policing. Referred from: enterhungary.gov.hu

Greece: Ministry of Migration and Asylum. Referred from: migration.gov.gr

Italy: Ministry of Enterprises and Made in Italy (MIMIT) Referred from: investorvisa.mimit.gov.it

Cyprus: Civil Registry and Migration Department. Referred from: moi.gov.cy/crmd