Now, when the European Union is trying to limit migration flows and make entry into its territories more regulated and less accessible, it is high time to pay attention to current programs for obtaining a residence permit for investors aka Golden Visas (such as Greece Golden Visa). This is an opportunity to become a legal resident without moving to another country, passing a language exam and tax burden.
At the same time, the Golden Visa program participant and his family members will be able to permanently or temporarily reside in the territory of the state that issued the residence permit, as well as travel around Europe without obtaining a Schengen visa. That is, you will fly to Europe and travel there not with a tourist visa, but with a residence permit card. You will be able to become a full-fledged participant in the European banking system with an address in Europe. A unique option in the immigration services market in 2025 is the Greece Golden Visa. Let’s take a closer look at the two most popular Golden Visa programs among investors – Greece Golden Visa and Portugal Golden Visa.
Greece Golden Visa Sets Records
In April 2025, Greece managed to reduce the queue of people waiting for their residence permit application to be processed from 52,821 to 52,399. These numbers include both initial applications and extensions of residence permits for main applicants and their family members.
A key role in increasing the efficiency of processing was played by the administrative reform, namely the decentralization of the process: now Golden Visa applications are processed not only in Athens, but also in regional offices throughout the country. The ability to file documents in any municipality, not just the one where the property is located, has existed before, and APEX Capital Partners has always found and continues to find the best solutions for its clients, the least congested municipalities.
If the current dynamics for the Greece Golden Visa program are maintained, 2025 could end with a record 10,000+ applications (versus 9,407 in 2024). There is high interest from citizens of China, Turkey, Lebanon, and Israel.
Key Features of the Greece Golden Visa
- Option to purchase real estate for an amount of €250,000. Real asset with title deed.
- Registration in 2-3 months.
- Residence permit immediately for 5 years with the right to extend while maintaining the investment.
- No requirement to know Greek.
- Three generations of the family can be included in the application, including children under 21.
- Income in euros from renting out real estate.
- – Visa-free travel to the Schengen area.
In the summer of 2024, the Greek residence permit program underwent a reform, during which the investment rate was raised and the conditions for choosing real estate were made more complicated. It is possible that these are not the last amendments to such a popular program, so we recommend taking part in it under the current conditions.
Portugal Golden Visa on the Eve of Important Reform
Real estate has long been removed from the options of the Portugal Golden Visa program for investment. They offer to invest in authorized venture funds (from €500,000), in scientific national projects (€400,000), in business (€500,000), or to support cultural heritage (from €200,000).
However, former Portuguese Prime Minister Antonio Costa and his team presented and approved amendments to the law on naturalization. The reform included special conditions for participants in the Portugal Golden Visa program. According to the new conditions, the path to Portuguese citizenship begins for them from the moment of registration of their application for a residence permit in the system. And, without actually living permanently in the country, one can plan to apply for Portuguese citizenship in 5 years. Many investors saw this as an opportunity to reach EU citizenship through a Portugal Golden Visa.
As a result, the Portuguese Constitutional Program 2025 has a completely different agenda, which includes tightening the conditions for naturalization (obtaining citizenship). For example:
- To obtain citizenship, you will need to reside with a valid residence permit for 6 or 10 years.
- Mandatory passage of the new “Teste Nacional de Integração e Cidadania” (a multiple-choice test on knowledge of the history, culture, values and organization of Portuguese society).
- Citizenship applicants will be required to demonstrate proficiency in the Portuguese language.
The amendments are currently under consideration by officials. There is no mention of exceptions to the rules for holders of the Portugal Golden Visa.
Are there any other alternatives to Golden Visas in Europe? Cyprus and Spain
Cyprus Permanent Residence for Real Estate Purchase. Europe Outside the Schengen Agreement
Cyprus has approved more than 28,000 Golden Visas since 2014. This figure includes all family members who applied with the main applicant. In total, the government has processed 14,646 cases in 11 years, Finance Minister Makis Keravnos said.
Please note that Cyprus permanent residence does not give the right to travel around the Schengen area without a visa, since Cyprus is not a party to this agreement. But with Cyprus permanent residence, you can become a full member of the European banking system, and live temporarily or permanently in Cyprus.
The Cyprus Golden Visa can be obtained by purchasing real estate worth at least €300,000, and also demonstrating a post-tax income of at least €50,000 for the main applicant and €5,000 for each dependent family member.
Residence permit in Spain for investments in 2025
The current Prime Minister of Spain, Pedro Sanchez, became the chief inquisitor of the Spanish Golden Visa program. First, the real estate option was cancelled, and then the program abolished in the spring of 2025. Therefore, anyone who would like to obtain residency in Spain will be forced to move there based on the current options for obtaining a residence permit, such as a student visa, Nomad visa, etc. This includes fulfilling obligations under the rules of stay in the country, which will make the candidate a tax resident of Spain.
