Written by Elly Herriman
Founder, Overseas Property Insider
Director of Marketing, Communication and Innovation at International Property Alerts
20+ years in the international property industry
Investment migration is entering a new phase in 2026.
Across Europe and the Middle East, residency by investment programmes are being restructured, tightened or repositioned. Governments are balancing foreign capital with domestic housing pressure. Investors are becoming more strategic. And buyers are no longer choosing destinations based purely on the lowest entry threshold.
Golden Visa programmes still exist, but the landscape looks different from even two years ago.
Here is what has changed and where global investors are now focusing.
Residency by investment is still very much a thing in 2026, but it has evolved.
Across Europe, governments have tightened rules, raised thresholds, or removed property routes altogether. Outside Europe, the UAE continues to strengthen its residency offering, and that shift is influencing where global buyers are directing capital.
This is the 2026 reality: Golden Visa programmes still exist, but strategy matters more than ever. Rules, thresholds and eligibility have changed, and buyers are adapting fast.
Quick note before we start: programmes and thresholds can change, sometimes with short notice. Always confirm details with official government sources or a qualified adviser before applying.
Portugal: The Property Route Is Gone
Portugal is the clearest example of a major shift.
The Portugal Golden Visa no longer accepts real estate investment, with the property route removed as part of the 2023 changes that ended real estate eligibility in October 2023.
In simple terms, Portugal has moved away from being a property led residency route. The programme continues, but qualifying investment options now centre on alternatives such as eligible funds and specific contribution pathways, rather than buying property to qualify.
What this means in 2026: Portugal is still a major lifestyle and relocation destination, but it is not the property driven Golden Visa play it used to be.
Greece: A Tiered System With Higher Minimums in Prime Areas
Greece has taken a different approach. The property route remains, but the entry point depends on location and property type.
Recent updates introduced a tiered structure that includes higher thresholds in high demand areas, and lower thresholds reserved for specific property categories such as certain conversions or restoration style projects. For example, credible summaries of the updated structure reference €800,000 in top zones (including central Athens and other high demand areas), with lower tiers in other regions and special cases.
So Greece in 2026 is not one simple number. It is a strategy decision:
Prime locations generally cost more to qualify
Regional and secondary areas can remain more accessible
Certain property categories may sit in a lower threshold band
The bigger point: Greece is still active and still relevant, but it is no longer a one size fits all option.
Spain: The Golden Visa Ended in 2025
Spain is no longer part of the Golden Visa shopping list.
Spain’s Golden Visa programme ended in 2025, with sources citing that the law came into force in early April 2025 and property based applications were no longer available under the previous structure.
What this means in 2026: buyers looking at Spain are now using other residency routes rather than a Golden Visa path.
UAE and Dubai: Property Linked Golden Visa Remains a Major Pull
While parts of Europe have tightened or closed routes, the UAE remains one of the clearest, most widely discussed residency options in 2026.
Official UAE government guidance lists property and investment based pathways, and Dubai Land Department services describe a real estate investor route where a property purchase value of AED 2 million or more can support a 10 year renewable residence permit, with family sponsorship options referenced as well.
This is one of the reasons Dubai continues to pull international interest. It is not just about residency, it is the combination of:
long term residency structure
global connectivity
ongoing development and market expansion
sustained investor demand across freehold areas
If you are seeing “Dubai extensions” talked about online, it is often referring to the strength and continuity of long term residency options, including renewals and eligibility clarity tied to property value, rather than the stop start uncertainty seen in parts of Europe.
For investors analysing markets where property ownership and residency align, reviewing current Dubai developments provides useful context.
https://internationalpropertyalerts.com/property-for-sale-in-united-arab-emirates/
So Where Are Investors Moving in 2026
The pattern is pretty clear.
Buyers are prioritising:
stable policy direction
clear qualifying rules
lifestyle and healthcare access for long term relocation
tax and currency planning
markets with ongoing international demand
As a result:
Portugal is still attractive, but the property driven residency demand has shifted elsewhere
Greece remains on the table, but location choice now directly affects eligibility cost
Spain is off the Golden Visa list entirely
Dubai and the UAE continue to strengthen their position for globally mobile investors
Greece property investment opportunities
https://internationalpropertyalerts.com/property-for-sale-in-greece/
Golden Visa decisions in 2026 are less about chasing the cheapest threshold and more about choosing the best long term fit.
If you are planning a move abroad, it is worth thinking beyond the visa headline and asking:
Is the residency pathway stable
Does the destination suit long term living
Does the property market have real global demand
Is the transaction structure clear and secure
That is where the smartest international buyers are focusing right now.
International property opportunities
https://internationalpropertyalerts.com/our-properties/
Sources and verification note
This article reflects publicly available information verified as of 18 February 2026. Residency rules can change quickly, and eligibility details can vary by applicant circumstances, property type and location. Always confirm with official sources and professional advisers before making an applicatin.
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