Turkey vs golden visa programmes: Greece, Portugal, UAE compared
Turkey offers citizenship; most golden visas offer residence. Current thresholds for Greece, Portugal, the UAE and other programmes, with dates and recent changes, set against the Turkish route.
Investors comparing Turkey with other programmes are often comparing different things. Turkey grants citizenship to qualifying real estate investors; most European golden visas grant residence, with citizenship possible only after years of living in the country. Several programmes have also changed sharply since 2023. This guide sets out the current position with dates. Thresholds change, so check the official source before making any decision.
In brief
- Turkey: citizenship for property worth at least USD 400,000, held for three years.
- Greece: residence; €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands, €400,000 elsewhere, €250,000 for conversions and listed buildings (since 2024).
- Portugal ended real estate investment as a golden visa route in October 2023; Spain closed its golden visa in April 2025.
- The UAE offers a 10-year residence visa for property of at least AED 2 million; it does not lead to citizenship.
Programmes at a glance
| Programme | Status granted | Real estate route | Notes and date |
|---|---|---|---|
| Turkey | Citizenship | Property worth USD 400,000+, three-year hold | Family included; no residence requirement |
| Greece | Residence (5 years, renewable) | €800,000 / €400,000 / €250,000 by location and type | Thresholds raised in 2024 |
| Portugal | Residence | Removed in October 2023 | Fund and other routes remain |
| Spain | — | Closed | Golden visa abolished in April 2025 |
| UAE | 10-year residence | Property of AED 2 million+ | No route to citizenship |
| Malta | — | Citizenship by investment | EU Court of Justice ruled it contrary to EU law on 29 April 2025 |
| Caribbean states | Citizenship | Real estate or donation options | Several states agreed common minimums in 2024 |
Turkey
Turkey’s route is direct: a qualifying purchase leads to a residence permit and then a citizenship application, with no requirement to live in Turkey. The property must be held for three years. Applicants can include a spouse and children under 18. The cost of the route is set out in Turkish citizenship cost.
Greece
Greece’s golden visa grants renewable residence. Since 2024, the minimum real estate investment is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, and €400,000 elsewhere, generally for a single property of at least 120 m². A €250,000 threshold remains for converting commercial buildings to residential use and for restoring listed buildings. Citizenship is possible only through naturalisation after years of residence. See the Greek Ministry of Migration.
Portugal and Spain
Portugal removed real estate purchases from its golden visa in October 2023; investment funds and other routes remain. Its nationality rules have also been under reform, so check the current residence period with AIMA. Spain abolished its golden visa in April 2025.
United Arab Emirates
The UAE grants a 10-year Golden Visa to property owners whose real estate is worth at least AED 2 million. It is a residence visa and does not lead to citizenship. See the Federal Authority for Identity and Citizenship.
Malta and the Caribbean
On 29 April 2025 the EU Court of Justice ruled that Malta’s citizenship-by-investment scheme breached EU law. Several Caribbean states continue to offer citizenship through donation or real estate and agreed common minimum thresholds in 2024; their passports offer different travel access from Turkey’s.
Costs beyond the threshold
In every programme, the headline threshold is only part of the cost. Purchase taxes and fees, legal work, application fees per family member, translations and holding costs during the minimum period all add up, and they differ widely between countries. Compare total cost and the conditions for selling the investment, not just the minimum figure. For Turkey, our cost breakdown lists each item, and the property must be held for three years before the annotation can be removed.
How to compare
- Status – do you need citizenship, or would residence do?
- Residence requirement – some routes need time spent in the country before citizenship.
- Family – who can be included, and up to what age?
- Holding period and liquidity – how long must the investment be held, and how easily can it be sold?
- Dual citizenship – does your home country allow it? See Turkey dual citizenship.
- Stability – how often has the programme changed?
Next steps
If citizenship is the goal, start with our pillar guide to Turkish citizenship by investment, the documents and timeline, rules for family members and citizenship-eligible properties. Our citizenship and residence service can review your family’s situation and explain where the Turkish route fits alongside any residence rights you already hold.
Frequently asked questions
Is Turkish citizenship by investment better than a golden visa?
They offer different things: Turkey grants citizenship, while most golden visas grant residence. The better choice depends on whether you need a passport or a residence right.
What is the Greece golden visa minimum in 2026?
€800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands, €400,000 elsewhere and €250,000 for conversions or listed buildings, under rules in force since 2024.
Can I still get a Portugal golden visa through property?
No. Real estate purchases were removed from Portugal’s golden visa in October 2023.
Does the UAE golden visa lead to citizenship?
No. It is a 10-year residence visa for property of at least AED 2 million.
Does Spain still have a golden visa?
No. Spain abolished its golden visa in April 2025.
What happened to Malta’s citizenship by investment?
On 29 April 2025 the EU Court of Justice ruled that the scheme breached EU law.
Which programme includes family members?
Turkey includes a spouse and children under 18; other programmes have their own family rules.
