Residency by investment (RBI) programs allow foreign nationals to obtain legal residency — temporary or permanent — in a country by making a qualifying investment, usually in real estate or government-approved projects.
Benefits can include:
Living and working in the country
Access to healthcare and education
Visa-free travel to certain regions
Pathways to citizenship (in some cases)
A secure Plan B in case of political or economic uncertainty
RBI should not be confused with citizenship by investment (CBI), although some programs may lead to naturalization after several years of residency.
Real estate is a preferred investment vehicle for residency programs because it:
Has tangible value and growth potential
Boosts the host country’s economy
Is easy to verify and control
Appeals to lifestyle-focused investors
In return, you get a residency status that allows you to live in the country (often without needing to relocate full-time), rent or use the property, and sometimes even benefit from tax incentives.
Minimum Investment: €280,000–€500,000
Type: Golden Visa (currently restricted to commercial and low-density real estate zones)
Benefits:
EU Schengen access
Residency with just 7 days/year stay
Path to citizenship in 5 years
Family members included
2024 Update: Residential property in Lisbon, Porto, and coastal hotspots is no longer eligible, but investments in tourism units, commercial real estate, or interior regions still qualify.
Minimum Investment: €500,000
Type: Spanish Golden Visa
Benefits:
Live and travel freely within the EU Schengen Zone
No minimum stay requirements to renew
Renewable every 2 years
Path to citizenship after 10 years
Note: The new government is reviewing the program. Changes may come in late 2024, so act soon if you're considering Spain.
Minimum Investment: €250,000–€500,000 depending on location
Type: Greek Golden Visa
Benefits:
Lowest EU investment threshold
Fast processing (approx. 2 months)
No minimum stay
Family included
2024 Update: Some areas (like Athens and Thessaloniki) now require €500,000. For €250,000 options, look at secondary cities and islands.
Minimum Investment: AED 750,000 (~USD 204,000)
Type: Property Investor Visa
Benefits:
Tax-free income
Renewable 2–10 year visas
Access to world-class infrastructure
Path to long-term residence
Tip: Dubai offers strong rental yields and lifestyle benefits. Freehold zones allow full foreign ownership.
Minimum Investment: $400,000
Type: Citizenship by Investment (leads directly to a Turkish passport)
Benefits:
Full citizenship within ~6 months
Access to Turkish education, healthcare, and business
Dual citizenship allowed
Though this is a CBI program, Türkiye also grants long-term residency to investors with smaller thresholds.
Minimum Investment: THB 10 million (~$280,000)
Type: Long-Term Resident (LTR) Visa, Elite Visa
Benefits:
10-year renewable visa
Tax perks for high earners
Residency includes spouse and dependents
Luxury lifestyle and healthcare
Thailand doesn’t have a formal RBI program, but property investment opens doors through its elite visa pathways or retirement schemes.
Minimum Investment: $300,000
Type: Friendly Nations Visa (property version)
Benefits:
Residency in a tax-friendly jurisdiction
Low cost of living
Potential citizenship in 5 years
Panama is ideal for Americans, Canadians, and Europeans looking to own tropical property with a residency advantage.
Minimum Investment: ~$200,000
Type: Citizenship by Investment
Benefits:
Full passports in 3–6 months
Visa-free travel to 140+ countries
No income or inheritance tax
Though not residency programs, these CBI options are tied to property investment and offer full nationality benefits upfront.
| Country | Minimum Real Estate Investment | Residency Granted? | Citizenship Path? |
|---|---|---|---|
| Portugal | €280K–€500K | Yes | Yes (5 years) |
| Spain | €500K | Yes | Yes (10 years) |
| Greece | €250K–€500K | Yes | Yes (7 years) |
| UAE | ~$204K | Yes | No (residency only) |
| Türkiye | $400K | Yes (direct citizenship) | Yes (immediate) |
| Thailand | ~$280K | Yes (LTR Visa) | No |
| Panama | $300K | Yes | Yes (5 years) |
Note: Always check for latest changes and regional differences within countries.
While details vary, here’s the typical step-by-step roadmap:
Choose your country and investment level
Consult an immigration lawyer or licensed agent
Find qualifying property
Conduct title checks, valuation, legal review
Transfer funds (often from a personal account)
Provide documentation (passport, proof of income, police clearance, etc.)
Submit residency application
Processing takes 2–6 months depending on country
Once approved, you receive a residence permit or visa
Most programs require maintaining the property and minimal annual presence
Stay compliant with tax filings and legal obligations
While these programs are enticing, be aware of the potential pitfalls:
Policy Changes: Governments can adjust thresholds or end programs with little notice.
Market Fluctuations: Don’t buy just for residency — ensure the property itself is a solid investment.
Legal Issues: Incomplete due diligence can lead to disputes or even loss of rights.
Scams & Misrepresentation: Always use verified agencies and never rely solely on developer claims.
Residency through real estate is ideal for:
Digital nomads or remote workers
Retirees seeking warmer, safer, or more affordable living
Entrepreneurs looking to open markets
Families planning an education/emigration backup
High-net-worth individuals needing Plan B options
It’s also a useful tool for tax optimization, global mobility, and lifestyle diversification.
Real estate residency programs give you more than a return on investment — they offer security, mobility, and flexibility in an increasingly uncertain world. Whether you’re preparing for the future, reducing tax burdens, or simply dreaming of a life abroad, residency by property is a smart, strategic move in 2024.
Just remember: due diligence, expert advice, and planning are key. With the right approach, your next property purchase could open the door to a whole new life.
