Golden Visa by Property 2026: Türkiye vs Greece vs Portugal vs UAE

Several countries offer residence or citizenship to foreigners who invest, and these schemes are often grouped together as "golden visas". The four discussed most by property buyers in Türkiye are Türkiye itself, Greece, Portugal and the United Arab Emirates. They are not alike. Türkiye’s route leads to citizenship. Greece and the UAE give residence permits. Portugal no longer accepts property purchases at all. This guide compares what each route offers, the minimum investment, holding rules, family members, time you must spend in the country and the path to citizenship, as of November 2026.

Key points

• Türkiye: Turkish citizenship for buying property worth at least USD 400,000, with a three-year no-sale annotation on the title deed. There is no requirement to live in Türkiye.
• Greece: A five-year renewable residence permit. Since 2024 the minimum depends on location: EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands, EUR 400,000 elsewhere, and EUR 250,000 for certain conversions and listed buildings.
• Portugal: Buying property has not qualified for the golden visa since 7 October 2023. Other investment routes remain, such as EUR 500,000 in qualifying funds.
• UAE: A 10-year renewable residence permit for owning property worth at least AED 2 million. Mortgaged and off-plan property can qualify.
• Recent changes: Greece raised its thresholds in 2024, Portugal’s new nationality law took effect on 19 May 2026, and Türkiye opened citizenship valuations to all licensed firms on 29 September 2026.

Rules change often and depend on your nationality and circumstances, so get independent legal advice in the country concerned before you commit money.

Türkiye: citizenship through property

What it gives. Türkiye’s route leads to citizenship, not only residence. Under the exceptional citizenship rules for investors, a foreigner who buys qualifying real estate can apply for Turkish citizenship. Our Turkish citizenship by property explainer covers the rules in full.

Minimum investment. At least USD 400,000 in real estate, for sale or promise-to-sell contracts made from 13 June 2022. The threshold was USD 250,000 before that. Several properties can be combined to reach the amount. The land registry checks three figures against the threshold: the price on the title deed, the value in the valuation report and the total of the payments. Payments must be documented through the bank, as our guide to the foreign currency purchase document (DAB) explains.

Holding period. You commit not to sell the property for three years, and an annotation is entered on the title deed. Law firms warn that breaking this commitment within three years can lead to the investment certificate, and citizenship based on it, being cancelled.

Family members. A spouse and minor or dependent children can apply on the basis of the same investment. Each person is assessed separately, including security checks. Independent adult children need their own route.

Stay requirements. Neither the official guides nor the law firms we checked set a minimum stay. The general five-year residence rule for naturalisation does not apply to investors. The investor does obtain a short-term residence permit for investors, and some steps are done in person.

Processing time. There is no fixed legal deadline. Law firms describe the process as taking several months, and in some cases up to about a year, often because background checks take time. Our step-by-step guide to the application after purchase describes each stage.

Recent changes.

• 12 December 2023: For property acquired after this date, agricultural land and plots without buildings cannot be used for citizenship.
• 29 September 2026: Citizenship valuation reports can now be prepared by any valuation firm licensed by the Capital Markets Board (SPK), not only one designated firm. Validity periods in the valuation and certificate process were extended to 12 months.

Türkiye also has a separate residence permit route for property owners. See our residence permit through property explainer.

Greece: residence permit through property

What it gives. A residence permit for non-EU investors and their families, valid for five years and renewable as long as the investment is kept. It does not give citizenship.

Minimum investment. Law 5100/2024, published in April 2024, replaced the earlier thresholds with three tiers:

• EUR 800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents.
• EUR 400,000 in the rest of Greece.
• EUR 250,000 anywhere for converting a non-residential or disused industrial building into a home, with the conversion completed before applying, or for restoring a listed building.

Under the new tiers, the investment must be in a single property of at least 120 square metres. Several smaller homes cannot be combined. Buyers who had paid a 10% deposit or signed a preliminary agreement by 31 August 2024 could complete under the old rules by the end of 2024.

Holding and use rules. The property must still be owned when the permit is renewed. Properties bought under the 2024 rules cannot be rented out short-term, for example through holiday rental platforms. Breaking the rule can lead to a EUR 50,000 fine and loss of the permit. Long-term letting is allowed.

Family members. A spouse, children under 21 and the parents of the investor and spouse can be included.

Stay requirements. There is no minimum stay in Greece to keep or renew the permit.

Path to citizenship. The permit can lead to long-term residence, but citizenship requires a separate naturalisation application after years of residence, including a Greek language and culture exam.

Recent changes. The 2024 threshold increase is the main one. In December 2025 and January 2026, Greek and industry outlets reported a government plan for the five-year validity to run from the date the permit is issued, rather than the earlier application date. They also reported a large backlog of pending files. Check with a Greek lawyer whether this change is now in force.

Portugal: the property route has closed

What changed. Portugal’s golden visa (ARI) no longer accepts real estate. Law 56/2023 took effect on 7 October 2023 and removed property purchases, including the reduced-price rehabilitation option, and the simple capital transfer route for new applications.

What remains. The routes still open include:

• EUR 500,000 in qualifying investment funds, with a maturity of at least five years and at least 60% invested in companies based in Portugal.
• EUR 500,000 for scientific research.
• EUR 250,000 for arts or cultural heritage.
• Creating at least 10 jobs, or EUR 500,000 in company capital together with job creation.

Family members. Family members can be included through family reunification. Fees are charged for each applicant.

Stay requirements. An average of seven days a year: at least seven days in the first year and 14 days in each following two-year period.

Path to citizenship. Permanent residence can be requested after five years. Citizenship has become slower. Organic Law 1/2026 was published on 18 May 2026 and took effect on 19 May 2026. Most non-EU nationals now need 10 years of legal residence, and nationals of the EU and Portuguese-speaking countries need seven. Residence now counts only from the date the first residence permit is issued, not from the date of application. Nationality applications filed before 19 May 2026 are assessed under the old rules.

UAE: 10-year golden visa through property

What it gives. A 10-year renewable residence permit (golden residency). The official pages describe it as a residence permit, and none of the pages we checked present it as a route to citizenship.

Minimum investment. Property worth at least AED 2 million, registered in the investor’s name. Under the federal ICP rules, this can be one or more properties, or off-plan units from approved local developers. Property bought with a loan from an approved local bank can qualify. Dubai Land Department asks for a letter from the bank showing the amount paid and the balance outstanding.

Recent change. In early 2024, the earlier requirement for mortgage and instalment buyers to have paid at least AED 1 million, or 50% of the price, was removed. Since then, eligibility has been based on the value of the property.

Holding period. The official pages we read set no minimum holding period in years. Eligibility depends on owning the property.

Family members. A spouse, children of any age and parents can be sponsored. Health insurance is required for the investor and family members.

Stay requirements. Ordinary UAE residence visas lapse after six months outside the country. Golden visa holders can stay abroad for longer, and the ICP page sets no limit.

Side-by-side comparison

What the property route gives

• Türkiye: citizenship.
• Greece: five-year renewable residence permit.
• Portugal: none. Property no longer qualifies.
• UAE: 10-year renewable residence permit.

Minimum property investment (November 2026)

• Türkiye: USD 400,000.
• Greece: EUR 800,000, EUR 400,000 or EUR 250,000 depending on location and type.
• Portugal: not available. Funds start at EUR 500,000.
• UAE: AED 2 million.

Holding and use rules

• Türkiye: three-year no-sale annotation on the deed.
• Greece: keep the property to renew. No short-term letting.
• Portugal: not applicable to property.
• UAE: keep the property registered in your name. No fixed period on the official pages.

Family members

• Türkiye: spouse and minor or dependent children.
• Greece: spouse, children under 21, parents of both spouses.
• Portugal: family reunification.
• UAE: spouse, children of any age, parents.

Minimum stay

• Türkiye: none for citizenship.
• Greece: none.
• Portugal: seven days a year on average.
• UAE: no limit on time abroad for golden visa holders.

Path to citizenship

• Türkiye: citizenship is the result of the route.
• Greece: separate naturalisation after years of residence.
• Portugal: 10 years for most non-EU nationals since 19 May 2026.
• UAE: not described as a citizenship route.

Frequently asked questions

Q: Which of the four countries still gives residence or citizenship for buying property?

A: Türkiye, Greece and the UAE. Portugal removed real estate from its golden visa on 7 October 2023.

Q: Is Türkiye’s property route a residence permit or citizenship?

A: Citizenship. You buy qualifying property worth at least USD 400,000, keep it for three years under a title deed annotation and apply after obtaining the investor residence permit.

Q: Can I let out a Greek golden visa property on holiday rental platforms?

A: Not if you bought under the 2024 rules. Short-term letting is banned for these properties and can lead to a fine and loss of the permit. Long-term letting is allowed.

Q: Can a mortgaged property qualify for the UAE golden visa?

A: Yes, if the loan is from an approved local bank and the property is worth at least AED 2 million. You need a letter from the bank showing what has been paid.

Q: Do I have to live in the country?

A: There is no minimum stay for Türkiye’s citizenship route or for Greece. Portugal requires an average of seven days a year. UAE golden visa holders can stay abroad for longer than the usual six months.

Planning to buy in Türkiye? Download our free property guide for a step-by-step checklist.

Sources

• Invest in Türkiye (Presidency Investment Office): acquiring property and citizenship, USD 400,000, three-year no-sale commitment
• Your Key Türkiye property acquisition guide (TKGM): USD 400,000 for contracts after 13.06.2022, three-value test, three-year commitment, agricultural land and unbuilt plots excluded after 12.12.2023
• Yatırım yoluyla Türk vatandaşlığının kazanılması: family members, no residence requirement, processing time, security checks (Kulaçoğlu law office)
• Yatırım yoluyla Türk vatandaşlığı: 2026 conditions, three-year annotation, family, no residence obligation, 12 Dec 2023 and 28 Sept 2026 changes (Öner law office)
• Changes to valuation in citizenship by property, Makam Olurları of 28 Sept 2026, effective 29 Sept 2026 (Yılmazlar law office, 1 Oct 2026)
• Golden Visa: renewal requirements (Greek Ministry of Migration and Asylum)
• Greek golden visa regime: Law 5100/2024, EUR 800,000 / 400,000 / 250,000 tiers, 120 sq m single property, short-term letting ban, EUR 50,000 penalty, transitional rules (Zepos & Yannopoulos)
• Understanding the new golden visa law no. 5100/2024 (Watson Farley & Williams)
• 2024 Greek golden visa legislative updates (Expat Law)
• Golden Visa through real estate investment: overview of Greece’s new thresholds (Eurofast)
• Greek Govt. announces new golden visa rules: price tiers from EUR 250,000 to 800,000 (IMI Daily, March 2024)
• Where EUR 250,000 can still get you a Greek golden visa (To Vima, Sept 2024)
• Golden visa in Greece: complete guide (Engel & Völkers): family members, no minimum stay, five-year renewal
• Greek golden visa: family members, no stay requirement, five-year renewal (Kobiliris & Associates, Legal 500)
• Golden Visa 2026: permit validity to run from issuance (Ktimatoemporiki, Dec 2025)
• Greece proposes changes to backdated golden visa permits (Savory & Partners, Jan 2026)
• Portugal’s golden visa: what remains after the 2023 reform (LVP Advogados)
• Portugal golden visa changes, updates and news for 2026: Law 56/2023 in force 7 Oct 2023, remaining routes, stay requirement, Organic Law 1/2026 (Global Citizen Solutions)
• Portugal brings new Nationality Law into force: Organic Law 1/2026 published 18 May 2026, in force 19 May 2026 (Sovereign Group)
• Portugal signs revised nationality law extending citizenship timeline to 10 years (Outbound Investment, May 2026)
• Golden Residency guide: real estate investors, AED 2 million, off-plan, bank loans, family, health insurance (Federal Authority for Identity, Citizenship, Customs and Port Security, ICP)
• Golden visa application – investor: AED 2 million, bank no-objection letter, 10-year permit, family and parents (Dubai Land Department)
• Golden visa (UAE government portal u.ae): AED 2 million, family sponsorship, stays abroad beyond six months
• UAE golden visa: Dubai makes major change to property down payment requirement (BSA Law, via Legal 500, Feb 2024)
• UAE scraps minimum down payment for golden visa real estate investors (Sovereign Group, Feb 2024)
• UAE scraps minimum payment for property golden visa (AGBI)
• UAE golden visa: no minimum stay, family sponsorship (Metropolitan Premium Properties, May 2026)

Photo: Gfilip / CC BY-SA 4.0, via Wikimedia Commons