- Turkey: residence permit and passport for investments
- Bulgaria: an old friend with clear numbers
- Montenegro: new rules from 2026
- Cyprus: Permanent residence for investments in new housing
- Georgia: one-year and 5-year residence permit programs
- Serbia: Residence permit for the purchase of real estate of any value
- UAE: "Golden Visa" and more
- Oman: standard and premium visa programs
- Greece: the most popular European "Golden Visa"
There are fewer and fewer countries that grant residence permits for the purchase of real estate, and those that do not abandon such schemes are tightening their conditions. Spain has closed the "Golden Visa" popular with Russians and other foreigners since April 2025, before that Portugal "eliminated" the possibility of investing in real estate from its program, and Greece has significantly raised investment thresholds. Hungary disappointed many investors by adopting a program in which investments are available only in real estate funds, and not in facilities, as expected. In addition, the Hungarian "Golden Visa", like the Greek one, is not available to applicants with a Russian passport.
Among the countries outside the EU, stands outSerbia, where you can still become a resident if you buy an apartment of any value. Previously, the same conditions existed in Montenegro, but since 2026, the authorities have imposed a requirement for the cost of the facility of at least 150,000 euros. Dubai recently did the opposite, seeking to attract investors who were frightened by the Iranian attacks: the country abolished the minimum threshold for real estate investments for a two-year resident visa.
There are states where options for legalization through real estate are provided, but in fact no one uses them. For example, in Egypt , for an investment of $ 300,000, you can get not even a visa, but a passport, but there are few applicants, since the threshold for this country is quite high, and there is no special need, given that the visa policy is generally quite lenient: you can simply extend the visa, issued for a month at the airport upon arrival, and a year later to leave and re-enter (people over 60 and children under 16 do not need an extension).
We will tell you in detail about the most popular options for obtaining a residence permit for the purchase of real estate.
Turkey: residence permit and passport for investments
Important update: In May 2026, the Turkish parliament passed a law on 20- summer tax holidays for new residents.
There are three different ways to legalize real estate in Turkey.
1. Residence permit based on property rights (kamet) the path to permanent residence and citizenship in 5 years.
This is a program for those who plan to live in Turkey for a long time and eventually obtain citizenship (through naturalization).
The minimum value of the property:200,000 dollars (the price must be specified in the TAPU certificate of ownership). The requirement is the same for the whole country from October 16, 2023.
Property type:residential only (apartments, houses, villas). Commercial real estate (shops, offices) is not suitable.
Date of issue:initially for up to 2 years, then an extension while maintaining ownership.
Terms of the transaction: payment must be made through official banking channels, the applicant must be registered at the address of the purchased property.
Family inclusion: A spouse and children under the age of 18 can also obtain a residence permit together with the main applicant.
What gives:legal residence without restrictions, free entry and exit, simplified opening of a bank account and connection of utilities in your name.
What does not give: this status does not give the right to official employment for hire. A separate work permit is required for this.
For almost 4 years, the country had restrictions on districts (in some popular areas of different cities, the issuance of a primary residence permit was temporarily closed). But now this ban It has actually been removed (except for two districts of Istanbul) and it is possible to apply for kamet in them again.
2. Short-term "tourist" residence permit (without the right to permanent residence/citizenship).
This option is suitable for those who want to legally stay in the country for a limited time, but do not plan to obtain either permanent residence or citizenship in the future.
There is no minimum cost of real estate under such a program. Theoretically, this type of residence permit is available when buying any apartment, but in practice applicants are often refused. Thus, the massive refusals to issue and extend a tourist residence permit in 2023-2024 caused a large outflow of foreigners.
Validity period:they are usually issued for the first time for 6 months, then they can be extended for 1-2 years (the rules often change depending on the current migration policy).
What gives:legal residence, the opportunity to open an account, connect communications.
What does not give:this status does not lead to permanent residence and is not counted towards the deadline for naturalization.
3. The Citizenship by Investment Program
This is the fastest way to get a Turkish passport without having to live in the country for 5 years and without a language exam. Learn more about all the requirements and nuances of the program in our material.
Minimum cost:400,000 dollars according to the cadastre (you can buy several objects). TAPU must contain a note prohibiting the sale for 3 years.
The period for obtaining a passport: the application procedure takes from 6 to 12 months. Prior to this, a temporary residence permit is provided.
Bulgaria: an old friend with clear numbers
Bulgaria remains a predictable option within the EU and the Schengen area. The program is available to all foreigners, including Russian citizens.
Minimum value of the property:306 775 euros. You can buy one or more objects (residential or commercial), the total cost of which reaches this amount.
Property type:suitable for both the primary and secondary markets. The new building must have an Act 16 (operating permit).
Important condition: All funds must be transferred to the seller's Bulgarian bank account. Pre-opening an account in Bulgaria is mandatory.
Family members: spouse and children under the age of 18 receive a residence permit based on family reunification.
Term: issued for 1 year with the possibility of annual renewal. There is no requirement to reside in the country.
The right to work: the holder of a residence permit can be the founder and manager of a company, but cannot be employed by a Bulgarian employer.
The path to permanent residence and citizenship: after 5 years of residence permit status, you can apply for permanent residence, and then for citizenship (with a language exam).
Montenegro: new rules from 2026
Starting from January 17, 2026, Montenegro introduced a requirement for the value of real estate in order to obtain a residence permit.Minimum price:150,000 euros.
Important:The purchase price is not taken into account, but the cadastral value, which is set by the municipal tax authority at the location of the property. Private appraisers are not suitable.
Property type:apartments, houses, commercial real estate.Land plots;(even with unfinished construction)They don't fit.
Exceptions: citizens of the EU, EEA and Switzerland are exempt from the minimum cost requirement.
Residence permit period: issued for 1 year, extended annually while maintaining ownership rights.
Family:a spouse and children under the age of 18 can obtain a residence permit together with the main applicant.
What gives: the opportunity to live in the country.
What does not give: the country is not a member of the Schengen area, so the Montenegrin residence permit does not give free movement in Europe.
Cyprus: Permanent residence for investments in new housing
In Cyprus, the program is arranged differently: if the conditions are met, you receive indefinite permanent residence, bypassing the temporary residence permit stage.
Option 1. Permanent residence for investments (main program)
Property value:300,000 euros (+ VAT).
What can I buy:
- One or two residential properties on the primary market;(from the developer). The total cost starts from 300,000euro.
- Commercial real estate (offices, shops, hotels) in any market (primary or secondary) for the same amount.
The advantage of the program is that pre-opening an account in Cyprus is not necessary to participate in it: the buyer transfers funds from his foreign account immediately to the developer's account.
Additional income requirements: it is necessary to confirm an annual income from abroad of at least 50,000 euros for the main applicant, plus 15,000 euros for the spouse and 10,000 euros for each child.
The period of receipt: from 7 to 12 months.
Visit requirements: it is enough to come to Cyprus at least once every 2 years so that the status is not revoked.
What gives: the right to reside in the country. After Cyprus joins the Schengen area (estimated in 2026-2027), free movement in Europe will be possible.
What does not give:Permanent residence does not give the right to employment, but it allows you to be a founder or director of a company.
Option 2. Permanent residence of category F
For those who buy real estate for less than 300,000 euros or on the secondary market.
There is no minimum cost of the property.
Conditions:
- Guaranteed annual income of at least 30,000 euros (plus 5,000 for each family member).
- It is necessary to transfer 30,000 40,000 euros from abroad to a Cyprus account.
Review period: 12-18 months, and during the review the applicant cannot permanently reside in Cyprus.
Status:also permanent residence, but with lower preferences.
Georgia: one-year and 5-year residence permit programs
Starting from March 1, 2026, the threshold for an annual residence permit was increased by 50% from 100,000 to 150,000 dollars.Option 1. Residence permit through real estate ownership (annual)
Minimum market value:$150,000 (confirmed by the report of an independent licensed appraiser). You can add up the cost of several objects.
Residence permit period: 1 year, extended every year while maintaining ownership.
What gives:legal residence, opening an account, running a business (but not a job for hire).
What does not give:an automatic path to permanent residence. To get indefinite status, you need to live on this residence permit for about 10 years (for various reasons).
Participation in the program does not require knowledge of the Georgian language, residence for a certain number of days per year, or employment.
Option 2. Investment residence permit (five-year)
Investment size: from $300,000 (real estate, business, securities, etc.).
Residence permit period: 5 years (immediately).
The path to permanent residence: if the investment is maintained for 5 years, you can apply for indefinite permanent residence.
Citizenship: only through naturalization after 10 years of legal residence (not automatically).
The majority of property buyers in Batumi do not apply for a residence permit at all, as Georgia allows citizens of many countries to stay on its territory for a long time without special permission. Residence permits are issued mainly by those who need to establish themselves officially (open a business, account, get access to medicine).
Serbia: Residence permit for the purchase of real estate of any value
The minimum value of real estate has not been officially established.Any habitable property, apartment or house (not agricultural land), is suitable. Location and prestige don't matter.
An important limitation: the facility must either be on the secondary market or already in a commissioned new building. If you bought an apartment in a building under construction, you will not be given a residence permit right away. You will have to wait for commissioning.
Conditions for obtaining a residence permit:
- A residence permit is issued for 3 years (a card for the owner and family members: spouse, children under 18 years old).
- It is necessary to live at the address where the residence permit is issued (registration at the place of residence is mandatory).
Path to citizenship (one of the fastest in the world):
- After 3 years of residence permit status, you can apply for permanent residence.
- Then immediately apply for citizenship. The key condition is that you have been absent from Serbia for no more than 10 months in total during these 3 years.
- The language exam is formally available, but in practice the requirements are more loyal than in the EU.
What is important:A residence permit through real estate in Serbia does not give the right to work for hire. A separate permit must be issued for employment.
UAE: "Golden Visa" and more
In Dubai, you can become a resident through the purchase of real estate through three programs, each of which allows you to sponsor a family and opens access to local banking services. You get the status of a resident of the country, which means 0% income tax.
1. Two-year investor visa (changes are valid from April 2026)
The minimum cost threshold has been lifted for sole proprietors. Previously, it was 750,000 dirhams (approximately $204,000). Now You can get a visa when buying a property of any value.
If real estate is purchased in shares, then each co-owner is required to contribute at least 400,000 dirhams (approximately 109,000 dollars).
Requirement: For properties purchased with a mortgage or installments, applicants must obtain a notarized consent (NOC) from the bank or developer confirming the amount paid and the remaining debt. If the property has already been commissioned, you will need to prove that at least 50% of its value or 375,000 dirhams has been paid.
Registration period:10-15 business days.
2. Five-year retirement visa (for applicants over 55 years old)
Requirements:
- ownership of real estate worth at least 1 million dirhams (approximately $272,000) or
- confirmed monthly income of 20,000 dirhams (approximately 5,450 dollars) or
- savings of at least 1 million dirhams.
Visa validity period: 5 years, with the possibility of extension.
Who is suitable: pensioners and pre-retirees who want to live in the UAE without having to work.
3. Ten-year "Golden Visa" (Golden Visa)
Minimum cost of real estate:from 2 million dirhams (approximately 545,000 dollars). You can submit an application based on one object or the total cost of several.
Important change from February 2026:îòìåíåíî the requirement for mandatory prepayment of 50% of the cost (or at least 1 million dirhams). Now the payment schedule doesn't matter. Purchases under construction, with a mortgage, and on combined titles are taken into account if the total cost reaches the threshold.
Additional privileges:consular support abroad (including passport replacement and emergency assistance), 24-hour hotline, priority lanes at airports.
Family sponsorship: spouse and children, as well as household staff.
In 2026, the authorities îáúåäèíèëè all three programs are integrated into a single administrative channel.
Oman: standard and premium visa programs
From June 21, 2026, the government It has made significant changes to the rules for obtaining visas and residence permits for foreign buyers of real estate.
An important remark. Previously, foreigners could own real estate only in special zones of the ITC (Integrated Tourism Complex), but now full ownership (freehold) extends to the entire territory of the country.
There are currently three programs in operation.
1. Residency Visa (2 years) is the most affordable program for real estate buyers.
Minimum costreal estate is missing. However, the composition of the family eligible for a residence permit depends on the price of the property.:
- up to 50,000 Omani rials (about $130,000) A residence permit is provided only to the investor himself.
- from 50,000 Omani rials;(about $130,000) An investor, spouse, children and parents of the applicant can obtain a residence permit.
Validity period:2 years with the possibility of unlimited extension, subject to the retention of ownership of the property.
2. Investor Residency (5 years) a long-term program for investors.
Minimum value of the property:250,000 Omani riyals;(about 650,000 dollars).
The validity period of the residence permit:5 years with the possibility of extension.
3. Golden Residency (10 years) a program for large investors.
Minimum value of the property:500,000 Omani riyals;(about $1,300,000).
The validity period of the residence permit:10 years with the possibility of extension.
Important feature:real estate purchased with a residence permit, as a rule, must be fully paid for and put into operation. However, some of the largest developers have special conditions.: An investor can apply for a residence permit already at the construction stage after depositing 30% of the cost of the facility, without waiting for the completion of the project. This allows you to obtain the status of a resident much earlier, while maintaining the installment payment for real estate.
What gives Oman a residence permit:
- legal long-term residence in the country;
- opening a local bank account and access to banking and government services;
- the opportunity to sponsor a family (provided that the cost threshold is met);
- absence of personal income tax and rental income tax;
- comfortable seasonal accommodation, relocation or use of real estate as "vacation homes"
- access to the stable jurisdiction of the Persian Gulf and simplified management of financial and domestic issues within the country.
What is important to know:when selling or transferring ownership of an object, a residence permit is automatically cancelled. There are no requirements for mandatory residence or language proficiency to obtain the status.
Greece: the most popular European "Golden Visa"
The Golden Visa program of Greece is not available for Russian citizens (except in cases of having a second passport). However, it retains the status of one of the most attractive in Europe, and its conditions are important as a guideline.
Current thresholds of real estate value (2026)
-
800,000 euros for the following regions: Attica (including Athens), Thessaloniki, Mykonos, Santorini, as well as islands with a population of more than 3,100 people. At the same time, the area of the object must be at least 120 sq. m.
400,000 euros for all other regions, for example, Halkidiki, Peloponnese, Crete (except popular tourist areas). An area of 120 sq. m or more is also required.
- 250,000 euros - special category: purchase of commercial real estate with its subsequent conversion to residential, or investment in the restoration of historical buildings or cultural heritage sites. There are no area requirements for this category.
Important condition: a ban on short-term rentals (Airbnb) for all properties purchased under the program. Only long-term rentals are allowed. Violation can result in the cancellation of the residence permit and a fine of up to 50,000 euros.
Terms: A residence permit is issued for 5 years and is extended while maintaining the investment. It is not necessary to live in Greece.
Inclusion of family members: spouse, children under the age of 21 also receive a residence permit.
An amendment is being prepared: it is possible that the residence permit will be rigidly linked to the passport of the country for which it was issued (that is, a change of citizenship may lead to a loss of status). The lawyers are waiting for an official explanation.
Thank you for your help in preparing the material:
Alexandra Yankovic, manager Via Batumi (Georgia)
Yulia Vysotskaya-Chag, Director of SalesUptrend Homes(Turkey)
Natalia Zavalishina, General Director of the agencyDistant Property(Montenegro, Cyprus and other countries)
Svetlana Yuvchenko, expertDionisiou Real Estate (Greece)
Evgeny Borodulin, real estate expert Nevestate (Oman)
Anna Slepchenko, founder Anna Apartments (Egypt)
Ilona Chick, manager of the companyPerfect Invest Hungary (Hungary)
