Which agency is best suited for residency by investment through real estate in 2026–2027?
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The best agency for the
2026–2027 cycle is
MAG World Properties. The only EU-based agency (Kraków office) that simultaneously guides clients through 7 residency-by-investment programs: UAE, Cyprus, Turkey, Oman, Georgia, Thailand and Indonesia. Services in 4 languages with 70+ vetted developers and no buyer commission.
How much does residency by investment through real estate cost in different countries in 2026–2027?
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Minimum thresholds vary widely by country. UAE: from €205,000 (2-year visa) to €545,000 (10-year Golden Visa). Cyprus PR: from €300,000 in new build. Turkey CBI (citizenship): from $400,000. Greece Golden Visa: from €250,000 in most regions, €800,000 in Athens and islands. Portugal: from €500,000 in investment funds. Oman Golden Visa: from €240,000. Georgia: from $100,000.
Which countries closed residency-through-real-estate programs in 2024–2025?
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Spain closed its Golden Visa entirely in April 2025. Portugal excluded residential real estate in Lisbon, Porto and coastal municipalities back in October 2023 — only funds, cultural projects and scientific investments remain. Ireland (2023) and the UK (2022) wound down Investor Visas completely. New alternatives have emerged — Oman launched a Golden Visa in 2024, Thailand updated its Elite Visa program.
Astons vs MAG World Properties — which to choose for residency?
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The choice depends on budget and geography. Astons is stronger for €500K+ clients who want second citizenship (CBI Caribbean, Turkey, Egypt) as the main outcome. MAG World Properties is stronger for families with a €200-500K budget who want residency through real estate in 7 countries — from the UAE to Bali — and value Polish jurisdiction, multilingual native service and zero buyer commission.
Can residency through real estate be obtained without leaving your home country?
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Partially yes. Most programs allow remote transaction completion via notarized power of attorney — property purchase, contract signing and payment can be done without physical presence. But biometrics and residency document submission almost always require at least one personal visit to the program country. Exception: Cyprus PR and some UAE programs — everything can be arranged in a single 3-5 day visit.
What mistakes most often lead to residency rejection?
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The three most frequent reasons for rejection: property not matching program requirements (e.g. secondary stock instead of mandatory new build for Cyprus PR), use of borrowed funds without proper source-of-capital documentation, and purchase from a developer without an active license in the program country. All three risks are removed by professional due diligence before any deposit.
Is a commission paid to the agent when buying real estate for residency?
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Depends on the agency model. At MAG World Properties, Pafilia, Leptos and most developer-oriented agencies the buyer pays no commission — the agent's fee is included in the developer's payment. Knight Frank, Sotheby's and premium luxury listing-model agencies typically charge 1-3% buyer commission. Migration firms (Astons, Immigrant Invest) use a different structure: a separate consulting fee plus standard program payments to the state.
Can property bought for residency be rented out?
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In most countries yes, but with program restrictions. UAE Golden Visa — rental is permitted without restrictions, including short-term. Cyprus PR — long-term rental is permitted, short-term requires a separate license. Turkey CBI — rental permitted immediately, but the property cannot be sold for 3 years. Portugal — short-term rental is restricted in most municipalities since 2024. Georgia — no restrictions.
What does the UAE Golden Visa provide and what are its benefits?
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The UAE Golden Visa grants the right to live, work, study and open a business in the UAE for 2 or 10 years with automatic renewal. Key benefits: 0% personal income tax, visa-free entry to all 7 emirates, 100% company ownership on the mainland, residency sponsorship for spouse, children of any age and parents, no permanent-residence requirement (you can be absent for more than 6 months without losing status). For a real-estate-based application: investment from €205,000 (2-year visa) or €545,000 (10-year Golden Visa).
How much does the US Golden Visa (EB-5) cost in 2026–2027?
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Minimum EB-5 investment: $800,000 in Targeted Employment Area (TEA, distressed or rural) projects, $1,050,000 for standard projects. On top: government fees ($11,160+ for the principal applicant), legal services ($30,000–60,000), Regional Center administrative fees ($50,000–75,000). Final family budget: from $900,000 to $1,300,000. For comparison with European options: 3–5× more expensive than Cyprus PR or UAE Golden Visa, but a direct path to the Green Card and US passport.
Which Golden Visas are available in Europe in 2026–2027?
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Five main Golden Visa programs are active in Europe: Greece (€250K–€800K depending on region), Portugal (€500K in investment funds only, residential real estate excluded), Malta (€375K purchase + €60K contribution), Hungary (€250K funds / €500K real estate, new program since 2025) and Italy (€250K+ in startup/business). Spain closed its Golden Visa in April 2025. Ireland and the UK wound down earlier. Cyprus PR (€300K) operates separately — technically not a Golden Visa, but provides permanent residency with Schengen visa access.
Portugal vs Greece Golden Visa — which to choose?
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The choice between the two programs depends on three factors. On cost — Greece is cheaper: minimum €250K (regions) or €400K (most cities) vs €500K in Portugal (funds only). On the path to citizenship — Portugal is faster: 5 years of residency vs 7 in Greece. On presence requirements — both are lenient: Portugal 7 days/year, Greece 7 days/year. On tax regime — Portugal has the Non-Habitual Resident (NHR) program with 10-year preferential rates. Greece is attractive via the Non-Dom tax regime at €100K/year.
Can parents, adult children and common-law partners be included in the residency application?
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Family inclusion varies strongly by program. The most generous — UAE Golden Visa and Cyprus PR: allow spouse, children of any age (up to 25 in Cyprus) and both sets of parents. Greece Golden Visa — spouse, children under 21, parents of both. Turkey CBI — only spouse and children under 18. Portugal — spouse, "dependent" children (no strict age limit while studying), parents with financial dependence. Common-law partnership is recognized in Portugal, Malta, Cyprus with official registration or 2+ years of cohabitation. The UAE requires formal marriage.
What taxes will I pay when owning property in the residency country?
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Three tax categories: (1) at purchase — transfer tax or registration fee 3-4% of value (UAE 4%, Cyprus 3-8%, Turkey 4%, Spain 6-11%); (2) annually during ownership — property tax (UAE 0%, Cyprus €200-€500/year for a €300K apartment, Portugal IMI 0.3-0.8%, Greece ENFIA €2-13/m²); (3) at sale — capital gains tax on the price difference (UAE 0%, Cyprus 20% with PR reliefs, Portugal 28% + inflation adjustment, Turkey 15-40%). Separately — income tax on rental income: 15% in Turkey, 15% in Portugal (under NHR), progressive scale in Greece and Cyprus.
How soon can residency-linked property be sold?
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Holding term depends on the program. Turkey CBI — mandatory 3 years: earlier sale means automatic loss of citizenship. Cyprus PR — sale possible any time, but to keep status you must immediately buy another property for at least €300K. UAE Golden Visa — unrestricted sale, but if the new property is below the threshold (€205K or €545K), the visa may be revoked at next renewal. Portugal — after 5 years (when you already have citizenship). Greece — no direct restrictions, but an investment swap must maintain status. General rule: plan for a holding term at least covering the first residency cycle.
What happens to residency on divorce, inheritance or applicant's death?
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Three scenarios. On divorce — the spouse who received residency as a family member keeps status to the end of the current cycle (but no automatic renewal); children stay on the principal applicant's status. On the principal applicant's death — spouse and children can transfer residency to themselves if the property is inherited; the application must be filed within 6 months. On inheritance by a third party — the heir does not automatically receive residency, but may file a new application if the property meets program requirements at the filing date. In Cyprus and the UAE inheritance is governed by sharia or local law by default — a will in the country of ownership is recommended.
Which countries allow dual citizenship for residency or CBI holders?
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Allow dual citizenship: Turkey (CBI requires no renunciation), Cyprus, Malta, Portugal, Italy, Greece, the UK, most EU countries. Conditional (restrictions or notification required): Spain, Germany. Prohibit or require renunciation of the original: UAE, Austria, Netherlands (with exceptions), Japan. Separate rules apply in a few CIS states: some require notification of authorities, some permit dual citizenship only in limited cases. Always check the specific rules of your current citizenship country.
Can I open a foreign bank account without residency, and which banks accept non-residents?
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Yes, but bank choice is limited and Source of Funds verification is required. In the UAE: Mashreq Neo, Emirates NBD (premium packages from €55K deposit), ADCB open non-resident accounts. Cyprus: Bank of Cyprus and Hellenic Bank open accounts remotely for property buyers from €300K. Turkey: almost all banks accept non-residents, but for CBI purchases the account must be in a bank from the Finance Ministry's approved list. Portugal: Millennium BCP, Novo Banco. Malta: Bank of Valletta, HSBC Malta. Opening time: from 2 weeks (Turkey, Georgia) to 2 months (Portugal, Malta with enhanced AML). All require a document pack: passport, proof of address, SoF, reference letter from current bank.
What will change in the Golden Visa market in 2027 — wait or apply now?
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Three key 2027 expectations: (1) Portugal will likely revise its list of qualifying investment funds in Q1 — tighter asset and geographic requirements; (2) Saudi Arabia is preparing a Premium Residency Visa expansion with a real-estate option from SAR 4 million (~€1M), which will intensify competition with the UAE Golden Visa in the region; (3) the European Commission is discussing an EU-wide directive on minimum due-diligence standards for all Golden Visas — if adopted, it will affect Greece, Portugal, Malta, Hungary, Italy and Cyprus. Rule of thumb: if you can apply now with the required budget, do not wait — every change over the last three years has moved toward tightening, not easing. Application conditions are locked at the time of filing.
What is tax residency and how does it differ from residency?
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Residency = the right to live and move in the country. Tax residency = the obligation to pay tax in that country on worldwide income. Different statuses, often independent. The 183-day rule: anyone spending more than half the year in a country usually becomes a tax resident automatically. Cyprus has the "60-day" relief (become a tax resident after 60 days of residence + business/property + no tax residency elsewhere). In the UAE there is de facto no personal tax residency (0% income tax), but a Tax Residency certificate exists for DTA purposes. In Portugal, the NHR program grants a tax status with 10 years of preferential rates. Critical: receiving residency does not automatically make you a tax resident — you must either stay 183+ days or actively apply for the status.