Visa & Residency
Can Property Ownership Get Me Residency in Europe?
Buying property does not automatically grant you the right to live in Europe — but in several countries, it can be the gateway to a residency permit. Here is how the Golden Visa programs work and what the real requirements are.
A common misconception: buying a house in Portugal or Greece means you can move there and live freely. It does not — at least not automatically. European countries distinguish between property ownership rights (available to all foreign buyers) and residency rights (which require a specific visa or permit).
However, several European countries have programs that link substantial property investment to residency permits. These are commonly called Golden Visa programs.
Countries with property-linked residency programs
Portugal (Golden Visa — AIMI):
Portugal ended property purchases as a qualifying investment for new Golden Visa applications in 2023. Existing approved applications before the cutoff are still being processed. Today, qualifying investments focus on fund investments and job creation. The D7 Passive Income Visa remains the primary pathway for retirees — it requires proof of passive income (~€760/month minimum) but no minimum property value.
Greece (Golden Visa — still active):
Greece's Golden Visa program remains open for property purchases. New minimum thresholds: €800,000 in Athens, Thessaloniki, Mykonos, and Santorini; €400,000 in the rest of Greece. The permit is valid for 5 years, renewable, and requires no minimum stay. This is currently one of Europe's most accessible Golden Visa programs.
Spain (Golden Visa — ending):
Spain announced in 2024 that it plans to abolish its property Golden Visa program. Check current status before making plans based on the Spanish Golden Visa.
Italy (Investor Visa):
Italy offers a €500,000 innovative company investment visa and a €1M philanthropic investment visa. Property purchase alone does not qualify.
What property ownership does give you
Even without a Golden Visa, owning property in Europe gives you a stronger application for standard long-stay visas. Proof of accommodation (your own property) is a required document for most residency applications and is evaluated positively by immigration authorities.
The simplest path for most retirees
For American retirees with reliable pension or investment income, the D7 (Portugal), Non-Lucrative Visa (Spain), or Retirement Visa (Greece/Italy) is typically simpler and cheaper than a Golden Visa. These visas require proof of income and local accommodation — they do not require a minimum property investment.
Speak with one of our advisors to understand which pathway matches your financial situation.