Residency by Investment 2026: Complete Guide to Golden Visa Programs

From Greece to the UAE, Portugal to Singapore: how residency-by-investment works in 2026 and which programs deliver real value.

Residency by investment (RBI) is not citizenship by investment. The distinction matters. RBI programs grant the right to live in a country, access certain services, and sometimes work or do business locally. They don't give you a passport. The appeal is different: lower investment thresholds, faster processing, and flexibility without full citizenship commitment.

What RBI programs actually offer

Golden visa programs share common features but vary in what they actually provide:

• Residency rights: Legal right to reside, usually renewable every 1-5 years
• Schengen access: EU programs typically grant 90/180 Schengen travel rights
• Path to citizenship: Some programs lead to naturalization after 5-10 years; others never do
• Physical presence: Requirements vary from zero to substantial annual minimums
• Family inclusion: Most programs allow spouse and dependent children

The practical value depends entirely on your goals. Schengen travel access? Path to EU citizenship? Tax residency establishment? Each requires different program selection.

Europe: the golden visa landscape

Greece

The Enterprise Greece investment portal shows minimum thresholds that now vary by region. Athens, Thessaloniki, and popular islands: EUR 800,000. Other areas: EUR 400,000. That's up from the uniform EUR 250,000 that made Greece famous as Europe's cheapest golden visa. Duration: 5-year residence permit, renewable. Schengen access: yes. Path to citizenship: 7 years of actual residence with significant physical presence.

Portugal

Real estate is no longer an option since 2023. The SEF portal now shows only funds-based routes: EUR 500,000 in qualifying investment funds. Citizenship timeline extended to 8 years in 2026 (from 5 years). Minimal physical presence required (7-14 days per year). The program still works but the value proposition has shifted considerably.

Spain

EUR 500,000 minimum in real estate remains the standard option. The Ministry of Foreign Affairs confirms the program continues unchanged. Residency renewable annually, then every 2 years. Path to citizenship: 10 years, with actual residency requirements. Less attractive than Portugal for citizenship seekers, more attractive for those who actually want to live in Spain.

Malta

The Residency Malta Agency offers a permanent residence program requiring either EUR 300,000 property purchase (EUR 350,000 in prime areas) plus EUR 60,000 contribution, or EUR 12,000 annual rental (EUR 14,000 prime) plus EUR 60,000 contribution. Also requires property ownership or rental for 5 years minimum. Government processing contribution on top. Complex but provides permanent status in an EU jurisdiction.

Middle East options

UAE Golden Visa

AED 2 million (about $545,000) in property unlocks 10-year renewable residency. The UAE government portal details alternative routes: business investment, specialized talent categories, entrepreneurs. No physical presence requirement after initial setup. No path to citizenship (UAE doesn't naturalize). No personal income tax. The appeal is straightforward: premium residency in a zero-tax jurisdiction with world-class infrastructure.

Asia Pacific

Singapore Global Investor Programme

The EDB Singapore administers the GIP with SGD 20 million minimum investment as of January 2026, doubled from the previous SGD 10 million threshold. That's roughly $14.8 million. This isn't comparable to European golden visas; it's a high-net-worth program for serious business operators. Leads to permanent residence, with citizenship possible after 2 years PR status.

Malaysia MM2H

Malaysia My Second Home had requirements tightened dramatically in 2021. Current thresholds from the official program: RM 1 million offshore income annually (about $220,000), RM 1.5 million fixed deposit. Age minimum: 35. The program went from accessible retiree visa to wealthy-only in a single revision. Still functional but serves a different market than before.

The Caribbean and Americas

Panama Friendly Nations

Not technically a golden visa, but the Panama migration service offers permanent residency for citizens of 50 "friendly nations" (including US, UK, most of Europe) through economic ties. Deposit $5,000 in a Panamanian bank, demonstrate professional or economic connection. Costs perhaps $3,000-5,000 all-in with legal fees. No investment required beyond the bank deposit. Arguably the best value residency program available.

What to actually consider

The investment is rarely the hard part. The questions that matter:

What do you actually want? Schengen travel without relocating? Greece or Spain. Tax residency in a zero-tax jurisdiction? UAE. A backup residency that costs almost nothing? Panama.

Will you use it? Golden visas that require minimal presence sound attractive until you realize you've invested hundreds of thousands in a right you never exercise.

Does it lead anywhere? If eventual citizenship matters, verify the naturalization path before investing. Most RBI programs don't lead to passports without years of actual residence.

Tax implications: Residency can trigger tax obligations in the new country, and may not end them in your home country. Get professional advice before assuming a golden visa solves tax problems.

Start by clarifying your actual goal. The program selection follows from there.