Can You Still Buy EU Residency? The New Investment Map
Can You Still Buy EU Residency in 2026? The New Investment Map
The era of cheap, real-estate-backed European residency is fading. Following the total repeal of Spain’s Golden Visa in April 2025 and the 2026 price hikes in Greece, investors must now look toward funds, startups, and donations to secure their place in the Schengen Area.
If your goal is to buy EU residency legally this year, your strategy must pivot to these four dominant 2026 pathways.
1. Hungary: The New 2026 Value Leader (€250,000)
Since its launch in mid-2024, Hungary’s Guest Investor Program has become the most sought-after route in 2026 due to its speed and longevity.
- The Investment: €250,000 in a government-accredited real estate investment fund (e.g., Gravitas or SPRINT).
- The Reward: A 10-year residence permit, renewable for another 10 years.
- The Advantage: Zero physical presence required. Unlike other programs, Hungary grants you the permit before you are required to transfer the full investment, minimizing capital risk.
2. Greece: The €800,000 Split (Law 5275/2026)
Greece remains a top choice, but the “Buy a house, get a visa” model is now significantly more expensive following the Law 5275/2026 updates.
- Tier 1 Areas (€800,000): Athens, Thessaloniki, Mykonos, and Santorini now require a minimum investment of €800,000 for a single property of at least 120sqm.
- Tier 2 Areas (€400,000): Other regions of the Greek mainland and smaller islands now sit at the €400,000 mark.
- The “Hack” (€250,000): You can still secure residency for €250,000 if you invest in a commercial-to-residential conversion or the restoration of a listed heritage building anywhere in the country.
3. Italy: The “Approval First” Speed Track (€250,000)
Italy’s Investor Visa (Visto per Investitori) has become the gold standard for speed in 2026, often delivering residency in under 4 months.
- Low-Entry Option: €250,000 in an Italian “Innovative Startup.”
- Standard Option: €500,000 in a limited company or a regulated stock portfolio of classic Italian “Made in Italy” brands.
- The Benefit: Italy operates an “Approval First” model. You apply for a Nulla Osta (Certificate of No Impediment) online, and only after it is granted do you need to execute the investment.
4. Portugal: The Fund-Only Era (€500,000)
Portugal has successfully transitioned away from real estate. In 2026, the Golden Visa is strictly about capital and jobs.
- The Primary Route: €500,000 investment in a Portuguese Private Equity or Venture Capital fund (CMVM-regulated). These funds often focus on technology, green energy, or hospitality infrastructure.
- The Benefit: Still maintains the lowest stay requirement in Europe: just 7 days per year. It remains the clearest 5-year path to a European passport.
The 2026 Compliance Checklist
Buying residency is a legal financial transaction, not a simple purchase. In 2026, the EU’s anti-money laundering (AML) checks are at an all-time high:
- Source of Wealth Audit: You must provide a “clean trail” of where your investment capital originated.
- KYC (Know Your Customer): Expect deep background checks on criminal records and political exposure.
- Diploma Shop Legalization: For your family’s residency permits, all birth and marriage certificates must be Apostilled and translated. Our Diploma Shop provides these certified documents, ensuring they are accepted by the Greek ANEF or Portuguese AIMA portals.
How Mercurial Global Passport Secures Your Investment
We don’t just find a property; we protect your capital and your future status.
- Fund Due Diligence: We audit the 2026 performance and regulatory compliance of Portuguese and Hungarian funds before you commit.
- Zero-Risk Italy Pathway: We manage the Nulla Osta process so you don’t spend a Euro until your residency is pre-approved.
- Translation & Apostille: Through Diploma Shop, we handle the mandatory legalizations for your entire family’s dossier.
[Compare 2026 Investment Routes – Book Your Private Strategy Call]
