European real estate continues to be a gateway to long-term residency, especially in countries like Portugal, Spain, Greece, and Italy. While obtaining residency through property investment has become increasingly popular over the past decade, maintaining and renewing that residency comes with its own set of obligations.

This guide outlines how investors can retain their European residency in 2025 through strategic real estate ownership, legal compliance, and residency management.

Why Residency Maintenance Matters

Investors who fail to meet ongoing requirements risk:

• Losing their legal residency status

• Facing fines or bans on reapplying

• Compromising future citizenship eligibility

With changing immigration policies across the EU, understanding the nuances of residency maintenance is essential.

Key Countries & Their Residency Maintenance Rules

1. Portugal (Golden Visa)

• Stay Requirement: 7 days/year minimum

• Renewal: Every 2 years (now shifting to 5-year permits in 2025)

• Ownership Proof: Property must be retained until permanent residency or citizenship

Tip: Keep your property taxes, utility bills, and insurance up to date to show active ownership.

2. Spain (Golden Visa)

• Stay Requirement: At least 1 day/year to renew the permit

• Renewal: After 2 years, then extendable every 5 years

• Compliance: Annual property tax (IBI), health insurance, and proof of investment

Warning: Absence from Spain for long periods may complicate citizenship eligibility.

3. Greece (Golden Visa)

• Stay Requirement: No minimum stay for residency

• Renewal: Every 5 years

• Must Maintain: Ownership of property valued at €250,000+ continuously

Good To Know: Properties can be rented short-term without affecting your status.

4. Italy (Elective Residency or Investor Visa)

• Stay Requirement: 183+ days/year for tax residency

• Renewal: Annual renewal for the first 5 years

• Documents Needed: Proof of income, residency address, insurance, and ownership

Note: Italy requires more presence than other golden visa programs.

How Real Estate Helps Secure Residency Renewal

Active Ownership Signals

• Property maintenance receipts

• Utility bills in your name

• Rental income (if applicable)

• Local bank account activity

Tax Compliance

• Payment of municipal and wealth taxes

• Filing annual tax returns if required

Residency Card Renewal Process

• Submit biometric data (fingerprints, photos)

• Show updated title deed or lease agreement

• Health insurance coverage (private or national)

Mistakes to Avoid

• Selling too early: Triggers revocation in Portugal, Spain, and Greece

• Non-use of property: May raise red flags during renewal

• Failure to visit: Even 1 missed year in Spain can create issues

• Tax evasion: Risk of fines and legal consequences

Long-Term Path: Permanent Residency & Citizenship

Note: Residency doesn’t equal citizenship unless you meet presence and integration criteria.

Residency-Friendly Real Estate Tips

• Choose high-demand areas for better rental yield and resale

• Maintain the property with regular upkeep

• Consider local management firms to keep the property active if you live abroad

• Document everything: from insurance to tax payments to minor repairs

Final Thoughts

Maintaining your residency through real estate in Europe in 2025 is more than just owning a home or investment unit. It’s about proving engagement, following local rules, and meeting minimum visit and documentation requirements.

With proper planning, your real estate asset can serve as both a lifestyle investment and a pathway to long-term European living and even future citizenship.

Residency is earned not only once, but continually through smart, compliant ownership.