Estimate only — not legal, tax or immigration advice. Only the official authority's decision is binding.

Europe for non-EU citizens: residence permits and buying a home

Updated 21 Oct 2026

For citizens of any country outside the EU: where buying a home in the European Union still gets you a residence permit, what it really costs all in, where you can buy a home at all — and the routes that need no property. Last checked: 12 Oct 2026 (property), 13 Oct 2026 (other routes).

Not a valid document. Estimate for information only — not legal, tax or immigration advice. Rules change often and errors are possible. Confirm every figure with a licensed lawyer in the country before you pay anything.

Residency by buying propertyFour EU countries grant a residence permit with a property purchase.Greece, Cyprus, Malta and Bulgaria — compared side by side, with the full 27-country table. Latvia closed its route on 15 September 2026.Compare the four →

Greece — from €400,000 (€250,000 for conversions)Five-year permit, renewable, no minimum stay. About €427,176 all in at the €400,000 tier (one person, resale).Cyprus — €300,000 + VATPermanent residence, income test, visit once every two years. Not in Schengen.Malta — €375,000 + €99,000 feesPermanent residence in Schengen, no minimum stay; about €500,646 all in.Bulgaria — €306,775.13 minimumOne-year permit renewed yearly; about €318,620 all in, the lowest of the four; thinnest official detail.

Buying without residency

Can I buy a home in …?All 27 EU countries: which approval a non-EU citizen needs, land and zone limits, and the buyer's tax.

Residency without buying property

Other routesEvery EU country has a way in without buying a home.Investment from €250,000 (business routes from €60,000), own income from €920 a month, digital nomad permits in 14 countries, entrepreneur routes in all 27 — compared country by country.See all 27 countries →

Investment without propertyFunds, company shares, bonds, deposits or a donation — from €250,000 for a passive investment (Portugal, Italy, Greece, Hungary); business routes from €60,000.Living on your own incomePension or passive income: from €920 a month in Portugal; Spain, Italy, France, Austria, Greece, Cyprus, Ireland.Digital nomad permitsRemote work for a foreign employer or clients: 14 countries, from about €2,100 to €5,600 a month.Entrepreneur and start-upEvery EU country has one; most judge a business plan rather than a fixed sum.Portugal: golden visa, D7 and D8No property: funds or company from €500,000, own income from €920 a month, remote work, and 10 years to citizenship.

Information only, not legal or immigration advice; rules change often — confirm with a licensed lawyer in that country. Last checked: 12 Oct 2026 (property routes), 14 Oct 2026 (other routes). Figures marked verify come from law firms or commercial sources rather than an official tariff.

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