At the end of 2024, the Hungarian government unexpectedly for all participants in the investment residence permit market decided to exclude residential real estate from the Guest Investor Program (Hungary Guest Investor Residence Permit). This was officially published in December 2024 in Magyar Közlöny, a Hungarian periodical that publishes laws and other official documents. Some experts say that the reason for the cancellation of this option for the Hungary Guest Investor Residence Permit, Golden Visa program is the authorities’ reluctance to potentially heat up prices on the local real estate market. It is believed that increased demand from wealthy foreign investors could make it more difficult for Hungarians to buy a home. Although the decision surprised the public, it supports the European trend of eliminating real estate as an option for Golden Visa applicants.

Other Golden Visa programs in Europe: can you get one for real estate?
In particular, it has long been impossible to obtain a residence permit in Portugal for the purchase of real estate, and Spain has also introduced a ban on accepting such applications (and in general, this program will close in 2025). Currently, you can become a property owner in Europe and receive a “Golden Visa” for this, i.e. a residence permits without significant requirements for residence, in Greece (from €250,000) and Cyprus (from €300,000).
Guest Investor Program of Hungary (Hungary Guest Investor Residence Permit) is a unique program for obtaining a European residence permit for investment. The applicant does not receive a sticker in the passport, but a resident card, which is issued immediately for 10 years. And after this period, it will be possible to extend the residence permit once for another 10 years while maintaining the investment. As a result, the program makes it possible to obtain permanent status in Europe for 20 years. Moreover, a Hungarian residence permit can be issued for a spouse and children under 18. No other country in this market, in the Schengen area, provides such long-lasting permits for investors and their families. On the other hand, a Greek residence permit is issued for 5 years with the possibility of multiple extensions while maintaining the investment. And an investor residence permit in Cyprus is automatically extended also if the investor confirms ownership of real estate for the required amount.
How to get a Hungary Guest Investor Residence Permit for investments in 2025?
Thus, for applicants of the Guest Investor Program, the following options remain available at the beginning of 2025: purchase of shares in authorized real estate funds in the amount of €250,000 and a charitable contribution of €1 million to a higher education institution in Hungary. Shares in the authorized fund must be owned for at least 5 years, according to the terms of the program.
Let us clarify that at the time of writing, only one fund is authorized – SPRINT (Hungary Real Estate and Development Fund). The fund is a 20-year closed-end real estate fund, with an option for an additional 20-year extension. It focuses on a diverse range of property types, including residential, logistics, hotel, and office projects, primarily within Hungary.
Four more funds are in line to complete accreditation, but the completion dates are unknown, as is the result. For now, the SPRINT fund has no alternatives and processing will be formed on the basis of a single proposal.
If you are interested in participating Guest Investor Program of Hungary do not hesitate to contact Apex Capital Partners.