Residency by Investment Programs Compared

Introduction: Residency by Investment Is No Longer One-Size-Fits-All

Residency-by-investment programs (often called “Golden Visas”) have changed significantly over the past few years. In 2026, these programs are more regulated, more selective, and more diverse in structure.

What investors want today is not just a residence card — but:

• predictable rules,
• clear timelines,
• family inclusion,
• reasonable capital commitment,
• and real-life usability of the residency.

This article compares the most relevant residency-by-investment programs worldwide, focusing on how they actually work in practice.

What Counts as “Residency by Investment”?

Residency-by-investment typically means gaining legal residence through one or more of the following:

• property purchase,
• capital contribution,
• business investment,
• or long-term financial commitment.

Key distinction:
Residency ≠ Citizenship.
Residency allows legal living and often travel — citizenship is a separate process.

Important Confusing residency with citizenship is a common and costly mistake. Residency is a permit to live in a country; citizenship grants you a passport and full rights as a national.

Key Criteria for Comparing Residency-by-Investment Programs

Minimum Investment Threshold
The required capital can vary dramatically between countries.

Type of Investment
Property-based programs differ greatly from fund or business-based models.

Residency Rights
Some programs require physical presence; others are flexible.

Family Coverage
Spouse and children inclusion is critical for many applicants.

Long-Term Perspective
Can residency be renewed easily? Does it lead to permanent residence or citizenship?

Major Residency-by-Investment Programs Compared

Portugal - Mature, Structured, More Selective

Portugal’s Golden Visa was long considered the benchmark.

Strengths:

• EU residency rights,
• predictable legal framework,
• long-term pathway.

Limitations in 2026:

• higher entry thresholds,
• reduced property-based options,
• longer processing times.

Portugal remains solid — but is no longer the most accessible.

Spain - Property-Based, Regionally Complex

Spain offers residency through property investment.

Advantages:

• EU access,
• family inclusion,
• clear legal ownership.

Challenges:

• regional administrative differences,
• longer processing,
• higher holding costs.

Spain works best for investors comfortable with regional nuance.

Greece - Lower Entry, Lifestyle-Oriented

Greece continues to attract investors seeking:

• EU residency,
• Mediterranean lifestyle,
• lower entry thresholds than Western Europe.

However:

• physical presence rules matter,
• property selection is crucial,
• long-term renewals require planning.

United Arab Emirates - Capital-Based Residency

The UAE offers residency through:

• property ownership,
• business activity,
• or investment capital.

Pros:

• fast processing,
• business-friendly environment,
• high safety levels.

Cons:

• higher cost of living,
• residency tied to asset maintenance.

Best suited for capital-focused investors.

Turkey - Property-Based Residency With Practical Flexibility

Turkey stands out for its straightforward property-based residency model.

Key features:

• residency through property ownership,
• renewable residence permits,
• centralised ownership registration,
• clear documentation requirements,
• realistic family inclusion.

Unlike many programs, Turkey’s residency is designed for actual living, not minimal compliance.

Northern Cyprus - Emerging, Low-Barrier Model

Northern Cyprus offers:

• lower financial thresholds,
• simpler residency structures,
• minimal bureaucracy.

It appeals to investors prioritising:

• ease of entry,
• lower costs,
• long-term stays.

Due Diligence Required Due diligence remains essential, but accessibility is high.

Property Concepts Commonly Used for Residency by Investment

Residency programs are closely linked to how property is classified and used:

• Completed residential units eligible for official registration
• Low-maintenance properties suited for long-term holding
• Managed residences with clear ownership documentation
• Homes designed for year-round occupancy

👉 Explore investment-ready residential properties

Physical Presence: A Hidden Differentiator

Some programs require:

• minimal annual stays,
• others require extended physical presence,
• some are flexible but change rules over time.

For investors with global lifestyles, flexibility often outweighs prestige.
Turkey and the UAE typically offer more practical residency management than many EU programs.

Residency vs. Citizenship: Important Distinction

Many buyers confuse the two.

• Residency-by-investment → legal stay, renewals, family residence
• Citizenship-by-investment → passport, voting rights, broader mobility

Residency programs can be a strategic first step, not necessarily the final goal.

How Investors Compare Residency Programs in 2026

• EU access & long-term pathway — Portugal, Spain, Greece
• Practical Choice Practical living & flexibility — Turkey
• Business efficiency & speed — UAE
• Low barrier entry — Northern Cyprus

👉 Compare residency-by-investment options across regions

Why Property Type Matters More Than Country

Across all programs, success often depends on:

• buying the right type of property,
• ensuring correct legal classification,
• aligning ownership with residency rules.

The wrong property can complicate or block an otherwise valid application.

RestProperty: Structuring Residency Decisions Since 2003

Since 2003, RestProperty has helped international clients structure property purchases that align with residency-by-investment requirements — not just market trends.

We focus on:

• selecting properties compatible with residency rules,
• understanding renewal and long-term implications,
• and building strategies that support real-life use.

While Turkey remains one of the most practical residency-by-investment destinations due to its clarity and flexibility, we also assist clients evaluating programs in Dubai, Thailand, and Northern Cyprus, ensuring informed, jurisdiction-specific decisions.
Residency works best when investment and lifestyle logic align.

Final Thoughts: The “Best” Program Depends on the Investor

There is no universally best residency-by-investment program in 2026.

The right choice depends on:

• budget,
• family needs,
• physical presence expectations,
• long-term plans,
• and desired lifestyle.

Smart investors compare programs not by headlines — but by how residency will function year after year.