Golden Visa programs have long been a popular route for non-EU investors to secure European residency through real estate. But in 2025, the landscape has evolved. Reforms, zone restrictions, and growing political scrutiny have reshaped the criteria in several countries—yet opportunities still remain.

This guide breaks down the current Golden Visa offerings in Portugal, Spain, Greece, and emerging EU programs for those seeking residency through property.

What is a Golden Visa?

A Golden Visa is a residence-by-investment program that grants non-citizens legal residency in exchange for a qualifying real estate purchase (or other investment). It often includes:

• Residency for the investor and family

• Access to local services (healthcare, education)

• Schengen travel rights (for EU-based programs)

• A path to permanent residency or citizenship

2025 Golden Visa Hotspots in Europe

1. Portugal (Reformed Program)

• Eligible Properties: Commercial real estate or residential in low-density interior regions

• Minimum Investment: €500,000 (or €350,000 with renovation criteria)

• Residency Rights: 2-year renewable visa (stay 7 days/year)

• Citizenship Eligibility: After 5 years + basic Portuguese language test

• What Changed:

  • No longer valid for Lisbon, Porto, or coastal residential properties

  • Commercial and interior zones remain valid

Top Cities for 2025: Braga, Coimbra, Evora, Fundao

2. Greece (Updated Zoning Tiers)

• Eligible Properties:

  • €250,000 minimum (most of mainland and islands)

  • €500,000 minimum (Athens, Thessaloniki, Mykonos, Santorini)

• Residency Rights: 5-year renewable residency

• Citizenship Eligibility: 7 years of residence + Greek language exam

• Benefits:

  • No minimum stay requirement

  • Access to Schengen

  • Spouse, children, and dependent parents included

Trending in 2025: Crete, Peloponnese, Chalkidiki

3. Spain

• Eligible Properties: Residential or commercial in any region

• Minimum Investment: €500,000

• Residency Rights: 2-year renewable visa

• Citizenship Eligibility: After 10 years of residency

• Pros:

  • No need to live in Spain full-time

  • Includes family members

  • Potential EU long-term residency path

Popular Areas: Valencia, Malaga, Alicante, Canary Islands

Benefits of EU Golden Visas

• Freedom of Movement: Travel across the Schengen Zone without separate visas

• Family Inclusion: Spouses, minor children, and sometimes dependent parents qualify

• Access to European Education & Healthcare

• Real Estate Asset: Own a European property with rental yield potential

• Path to Citizenship: Long-term benefits if residency is maintained

Common Requirements Across Programs

Challenges & Considerations in 2025

• Limited Inventory: High-demand areas have low availability under Golden Visa rules

• Tightening Regulations: Local pushback in major cities may lead to further reforms

• Currency Fluctuations: Affects total cost of property and taxes

• Due Diligence: Always use vetted lawyers and licensed agents to avoid scams

Pro Tips for Investors

• Choose secondary cities for better rental yields and eligibility

• Renovation projects in Portugal can qualify for reduced investment minimums

• Hold the property for at least 5 years to preserve residency rights

• Opt for commercial or touristic zones to ensure eligibility in Portugal

• Factor in transfer taxes, legal fees, and maintenance costs

Who Should Consider a Golden Visa?

• High-net-worth individuals seeking EU access

• Families planning for EU education and long-term mobility

• Remote workers and retirees wanting flexible relocation

• Investors seeking rental yield with long-term residency upside

Final Thoughts

Despite reforms, EU Golden Visa programs remain highly attractive for real estate investors in 2025. Portugal, Greece, and Spain continue to offer pathways to residency and citizenship, especially when approached strategically.

With expert legal guidance and a well-chosen property, real estate can still unlock Europe—and a long-term future within the EU.

Invest smart, stay informed, and build your global lifestyle through property.