In short
Seven European countries still grant residence for an investment in 2026: Portugal, Greece, Cyprus, Malta, Italy, Hungary and Latvia. Spain and Ireland have closed their programmes, Portugal no longer accepts property, and Latvia has only its company share-capital route left. The calculator compares the minimum investment for each route — government fees, taxes and legal costs come on top — and every figure comes from the same checked fact registers as our country guides.
The Calculator
Find the Programmes That Fit Your Budget
7 of 7 open programmes match
No programme matches all your choices. Try a higher budget or fewer must-haves — or ask us: there may be a route that fits your situation.
-
Latvia Residence by Investment
From€50,000
- Share capital in a Latvian company (+ €10,000 state fee)€50,000
- Share capital in a larger company (+ €10,000 state fee)€100,000
Rules, fees and sources
- Permanent residence
- After 5 years on a temporary permit, with Latvian at A2 level and a culture and history courseSource: PMLP: New Immigration Law takes effect, key changes · LV portāls: New Immigration Law in force (official publisher)
- Citizenship
- By naturalisation after 5 years of permanent residence, counted from the permanent residence permit — about 10 years after your first permit; fluent Latvian plus tests on the Constitution, anthem and history; US citizens may keep US citizenshipSource: Citizenship Law of Latvia, Sections 9 and 12 (likumi.lv)
- State fee
- €10,000, paid after the positive decisionSource: PMLP: Share capital investor
- Permit
- Up to 2 years (was up to 5)Source: LV portāls: New Immigration Law in force (official publisher)
- Routes left
- Share capital only (bank deposit and real estate closed 15 Sep 2026; bonds closed 20 May 2026)Source: PMLP: New Immigration Law takes effect, key changes · Amendments to the Immigration Law (in force 20 May 2026), likumi.lv
Investment rules: PMLP: Share capital investor
-
Malta Permanent Residence (MPRP)
From€169,000
- Contributions (€99,000) + renting €14,000 a year for 5 years€169,000
- Contributions (€99,000) + buying property for €375,000€474,000
Rules, fees and sources
- Minimum stay
- No minimum stay requirementSource: Chetcuti Cauchi Advocates: MPRP 2026 requirements (24 Jul 2026)
- Permanent residence
- €60,000 admin fee, €37,000 contribution, €2,000 donation, plus a €375,000 property purchase or €14,000/year rent for 5 years; assets of €500,000 (€650,000 with fewer financial assets)Source: BDO Malta: MPRP amendments · KPMG Malta (licensed agent): MPRP · Dixcart: MPRP key facts
- Citizenship
- By naturalisation after 1 year of continuous residence plus 4 years in the preceding 6, at the minister's discretion; dual citizenship allowedSource: Maltese Citizenship Act Cap.188
- Total cost
- About €99,000 in fees and contributions for the main applicant, plus the property; applications only through a licensed agentSource: BDO Malta: MPRP amendments · KPMG Malta (licensed agent): MPRP
Investment rules: BDO Malta: MPRP amendments · KPMG Malta (licensed agent): MPRP · Dixcart: MPRP key facts
Watch out: €60,000 admin fee, €37,000 contribution, €2,000 donation, plus a €375,000 property purchase or €14,000/year rent for 5 years; assets of €500,000 (€650,000 with fewer financial assets)
-
Portugal Golden Visa
From€250,000
- Arts and cultural heritage€250,000
- Qualifying investment funds (no real estate)€500,000
- Company capital + 5 jobs€500,000
- Scientific research€500,000
- Create 10 jobsNo fixed amount
Rules, fees and sources
- Minimum stay
- 7 days in the first year and 14 days in each later 2-year periodSource: Global Citizen Solutions: Portugal Golden Visa Oct 2026
- Permanent residence
- After 5 years of temporary residence, with A2 Portuguese, means of support and accommodationSource: Lei 23/2007 art. 75 (PGD Lisboa)
- Citizenship
- Since 19 May 2026: 10 years of legal residence (7 for EU and Portuguese-speaking countries), counted from when the first permit is issued; applications pending before then keep the old 5-year ruleSource: Lei Organica n.o 1/2026: Diario da Republica · Portugal Citizenship Law Published: LiveinPT
- Processing
- Often 12–24 months or more in 2026; the government has said investors are processed after other casesSource: Grow in Portugal: GV filers face 12-month wait for biometrics (Aug 2026)
- Government fees
- Per person in 2026: €842.80 application analysis, €8,418.90 permit issuance, €4,210.30 per renewalSource: Global Citizen Solutions: Portugal Golden Visa Oct 2026 · Grow in Portugal: AIMA fees 2026
Investment rules: Lei 23/2007 consolidated text (PGD Lisboa) art. 3 · Lei 56/2023: Diário da República
Watch out: Portuguese investment funds are PFICs for US investors: Form 8621 each year and punitive default tax unless the fund provides a PFIC statement for a QEF election
-
Greece Golden Visa
From€250,000
- Converting or restoring a building€250,000
- Property outside the premium zones (120 m²+)€400,000
- Property in Attica, Thessaloniki, Mykonos, Santorini or a large island€800,000
Rules, fees and sources
- Minimum stay
- 5 years, renewable while you keep the investment; no minimum stay; no right to workSource: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds · Mitos (gov.gr): golden visa, change of use — initial issuance
- Permanent residence
- After 5 years; absences of at most 6 months in a row and 10 months in total; Greek language and civics, income and insurance neededSource: AIDA (ECRE): long-term residence in Greece
- Citizenship
- 7 years of legal, continuous residence (usually after long-term residence; 12 years on other permits); PEGP exam (B1 Greek + civics, €150); fee €550; dual citizenship allowedSource: Mitos (gov.gr): naturalisation of foreign nationals · gov.gr: PEGP naturalisation knowledge exam · US Department of State: dual nationality
- Permit
- 5 years, renewable while you keep the investment; no minimum stay; no right to workSource: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds · Mitos (gov.gr): golden visa, change of use — initial issuance
- Processing
- The law sets 2 months from a complete file; in practice many applications take 6–12 months estimateSource: Mitos (gov.gr): golden visa — initial issuance, fees and timing
- Government fees
- €2,000 permit fee plus €16 for the card; €150 per adult family memberSource: Mitos (gov.gr): golden visa — initial issuance, fees and timing
- Family
- Spouse or registered partner, unmarried children under 21 and the parents of both spousesSource: Uglobal: eligible parents in the Greek golden visa
Investment rules: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds · Mitos (gov.gr): golden visa, change of use — initial issuance
Watch out: Banned — Airbnb-style rental of the property means a €50,000 fine and loss of the permit; long-term leases are allowed
-
Italy Investor Visa
From€250,000
- Innovative startup€250,000
- Italian company€500,000
- Philanthropic donation€1,000,000
- Italian government bonds€2,000,000
Rules, fees and sources
- Minimum stay
- 2 years, renewable for 3 while you keep the investment; no minimum stay; MIMIT committee clearance firstSource: Embassy of Italy in Pretoria: Investor Visa for Italy · The Local Italy: five things to know about Italy's investor visa (Feb 2026)
- Permanent residence
- EU long-term permit after 5 years: no more than 6 months away in a row or 10 months in total, A2 Italian and enough incomeSource: Assolombarda: EU long-term residence permit
- Citizenship
- 10 years of legal residence, B1 Italian and enough income; €250 fee; dual citizenship allowedSource: InfoImmigrazione: citizenship by residence (Jul 2026) · Chamber of Deputies: Italian citizenship law — current rules
- Permit
- 2 years, renewable for 3 while you keep the investment; no minimum stay; MIMIT committee clearance firstSource: Embassy of Italy in Pretoria: Investor Visa for Italy · The Local Italy: five things to know about Italy's investor visa (Feb 2026)
Investment rules: Embassy of Italy in Pretoria: Investor Visa for Italy
-
Hungary Guest Investor Programme
From€250,000
- Approved real-estate fund (held 5 years)€250,000
- Donation to a public-interest trust€1,000,000
Rules, fees and sources
- Minimum stay
- 10 years, extendable once for 10; guest-investor visa first; no minimum stay; may work; family can joinSource: Immigration office (OIF): guest investor visa and permit FAQ
- Permanent residence
- After 3 years of uninterrupted legal stay — but not for White Card, self-employment or student permit holders; EU long-term residence after 5 yearsSource: Immigration office (OIF): national residence card
- Citizenship
- Usually 8 years of residence, plus an exam on the constitution in Hungarian; dual citizenship allowedSource: Hungarian nationality law (Act LV of 1993) · US Department of State: dual nationality
- Permit
- 10 years, extendable once for 10; guest-investor visa first; no minimum stay; may work; family can joinSource: Immigration office (OIF): guest investor visa and permit FAQ
Investment rules: Immigration office (OIF): guest investor residence permit · IMI Daily: Hungary drops the real-estate option from the guest investor programme
Watch out: Still listed by the immigration office, but the government elected in April 2026 has signalled it may end the scheme
-
Cyprus Investment Permanent Residence
From€300,000
- New residential property€300,000
- Other real estate€300,000
- A Cypriot company with 5+ staff€300,000
- Cyprus investment funds€300,000
Rules, fees and sources
- Minimum stay
- Visit Cyprus at least once every 2 years; card replaced every 10 years; yearly proof of investment, income and health insuranceSource: Koufettas Law: Cyprus PR by investment (fast-track 6.2) · Philippou Law: Cyprus permanent residence by investment, Regulation 6(2) · Chambers: amendments to the permanent residency by investment criteria (2023)
- Permanent residence
- Regulation 6(2): at least €300,000 (excl. VAT) in new residential property, other real estate, a Cypriot company with 5+ staff, or Cyprus investment fundsSource: Chambers: amendments to the permanent residency by investment criteria (2023) · Philippou Law: Cyprus permanent residence by investment, Regulation 6(2) · M. Hadjitofi: revised permanent residency by investment scheme
- Citizenship
- 8 years (7 of the last 10 + the final 12 months continuous), Greek B1 and the "Knowledge of Contemporary Cyprus" exam; dual citizenship allowedSource: KPMG Cyprus: revised rules for citizenship based on years of residence · European Commission: Cyprus new citizenship legislation (2024)
- Income needed
- €50,000 a year + €15,000 for a spouse + €10,000 per child; from abroad for the residential-property optionSource: Chambers: amendments to the permanent residency by investment criteria (2023) · Philippou Law: Cyprus permanent residence by investment, Regulation 6(2)
- Processing
- Target about 2 months from a complete applicationSource: Koufettas Law: Cyprus PR by investment (fast-track 6.2)
- Family
- Spouse, children under 18 and unmarried full-time students aged 18–25; parents need their own investment since 2023Source: Chambers: amendments to the permanent residency by investment criteria (2023)
Investment rules: Chambers: amendments to the permanent residency by investment criteria (2023) · Philippou Law: Cyprus permanent residence by investment, Regulation 6(2) · M. Hadjitofi: revised permanent residency by investment scheme
Spain: Closed: Organic Law 1/2025 repealed the investor visa from 3 April 2025. Applications filed before that date are decided under the old rules, and existing holders can renew.
Ireland: The Immigrant Investor Programme closed to new applications on 15 February 2023.
Latvia — real estate and bank deposit: Closed to new applications from 15 Sep 2026.
Latvia — government bonds: Closed from 20 May 2026.
Malta — citizenship by investment: Closed: Malta removed the investment route in July 2025 after the EU Court of Justice ruling C-181/23 (29 April 2025).
Cyprus — citizenship by investment: Ended 1 November 2020.
How It Works
How the Calculator Decides
Budget
A programme matches when at least one of its routes needs no more than your budget. The amount is the minimum investment set by law — Latvia adds a €10,000 state fee, and other programmes add permit fees, taxes and legal costs, shown on each card where our sources give them. Malta's figure adds the €99,000 of fees and contributions to five years of the minimum rent, or to the minimum property price.
Investment type
Property, funds, business or startup, donation or government contribution, and government bonds. Only routes of the types you tick count.
Must-haves
"No minimum stay" shows only programmes whose rules say so. "Permanent residence from the start" means Cyprus and Malta, which grant permanent status straight away. "Citizenship within 8 years" uses the normal naturalisation period — golden visa years usually count only if you actually live in the country.
Always current
The figures are not typed into the calculator separately: they are read from the same fact registers as our country guides when the site is built. If a programme changes, the calculator changes with it.
Programme rules depend on details the calculator cannot see — your family, where your money comes from, and which property or fund you choose. Check the full country guide and talk to a qualified adviser before you commit any money.
For Americans
Check the US Side Before You Invest
Funds are PFICs
Portuguese investment funds are PFICs for US investors: Form 8621 each year and punitive default tax unless the fund provides a PFIC statement for a QEF election.
Your residence does not change US tax
US citizens stay taxable in the US on worldwide income; Greek tax can be credited, but the 7% regime does not lower your US tax.
Two advisers, not one
Have the investment checked by a US tax adviser as well as a lawyer in the country — the best European route can be the worst for your US return.
FAQ
Frequently asked questions
What is the cheapest golden visa in Europe in 2026?
Latvia's share-capital route: €50,000 (company with ≤50 staff and ≤€10m turnover or balance), plus a €10,000, paid after the positive decision. It means investing in a Latvian company. Among property routes, Greece starts at €250,000 only for converting or restoring a building, then €400,000; Cyprus starts at €300,000.
Which golden visas have no minimum stay?
Greece, Italy, Hungary and Malta set no minimum stay for the investor permit. Portugal asks for 7 days in the first year and 14 days in each later 2-year period; Cyprus asks you to Visit Cyprus at least once every 2 years; card replaced every 10 years; yearly proof of investment, income and health insurance.
Can I still get a golden visa by buying property?
Yes, in Greece, Cyprus and Malta (where property is one part of the MPRP). Portugal, Spain and Latvia no longer accept property, and Hungary's property route never started.
Does a golden visa give me citizenship?
No EU country still has a citizenship-by-investment programme — Malta and Cyprus closed theirs. A golden visa can lead to citizenship only through normal naturalisation — usually years of real residence and a language test.
Are the amounts in the calculator the total cost?
No. They are the minimum investment. Government fees, taxes on the purchase and legal costs come on top — the cards show the fees our sources confirm, and we can give you a full estimate in a free consultation.
Turn Your Result Into a Plan
Book a free consultation. We check the programme that fits your budget against your family, your money and your US taxes.