Golden Visa Portugal vs Greece vs Spain in 2026

The 2026 European investor-residence map looks nothing like the 2022 one: Spain closed its program to new applications in spring 2025, Greece raised its real-estate thresholds twice, and Portugal dropped real estate but kept everything else. Comparisons from three years ago are actively misleading — here is the current field.

Portugal: €500k funds, minimal presence, EU path

• Entry: €500,000 into qualifying funds (culture route from €250k)
• Presence: ~7 days/year average — the lightest requirement in Europe
• Work rights in Portugal included; Schengen travel for the family
• PR at 5 years; citizenship now 7/10 years under the 2026 law (A2 Portuguese required)

Greece: real estate with raised bars

Greece’s program continues via property — but the thresholds moved: €800,000 in high-density zones (Athens, Thessaloniki, the top islands), €400,000 in other regions, with a €250,000 window for conversions and select categories. No physical-presence minimum, renewable 5-year permits. The trade-off against Portugal: property-locked capital, and the citizenship path requires genuine residence (7 of 8 years + long stays), so it functions mainly as a travel/residence permit.

Spain: closed — and why it matters

Spain ended its golden visa to new applications in spring 2025 (housing-pressure politics, like Portugal’s 2023 real-estate removal). Existing holders keep their status; the door is shut to newcomers. In practical 2026 terms: for EU-bound investors, the live comparison is Portugal vs Greece — Portugal winning on mobility, family work rights and the citizenship path; Greece winning on property ownership and no presence requirement at all.