Real estate citizenship allows foreign investors to obtain a second citizenship by purchasing real estate in the target country. Some of the countries that offer real estate citizenship in are Turkey, Grenada, St. Kitts, Antigua, and Egypt.
Several governments have introduced these citizenship programs to attract foreign investors and boost their economies.
This article will dissect real estate citizenship-by-investment programs country by country and break down the criteria for a successful application.
Real Estate Citizenship: Key Takeaways
Factors to consider when choosing a citizenship by real estate investment program
Investing in international real estate or engaging in other types of foreign direct investment to fulfill the investment criteria for a real estate investment immigration program requires careful consideration of several key factors.
The results should align with your future goals, which could be economic, strategic, or lifestyle aspirations. Here are eight factors to consider during a permanent residence or citizenship by real estate decision-making process:
Research available programs
Begin by researching and identifying the countries that offer real estate investment programs. Compile a list of potential options that would fulfill your objectives, whether you’re seeking a permanent residence permit, second citizenship, or merely a new tax residency.
Assess eligibility criteria
Review the eligibility requirements for each program, including the minimum investment amount, property ownership requirements, and any other relevant criteria.
Real estate investment programs often include significant administration fees or the need to make a charitable donation to a government-approved fund.
Some countries have the option of renting real estate to be eligible for their investment programs, significantly reducing the initial capital investment for those without the required liquidity or interest to purchase property overseas. Ensure that you meet the necessary criteria.
Evaluate the country’s stability
Consider the country’s political, social, and economic stability. Assess factors such as the rule of law, transparency, economic growth, and safety. These factors are crucial in foreign risk assessments as risk should be limited to market dynamics rather than the potential occurrence of unforeseen events in an unstable country, such as political unrest, corruption scandals, and financial crises.
Examine the real estate market
Evaluate the real estate market in the country of interest. Consider factors such as property prices, market trends, potential rental income, and overall investment potential. Conduct thorough market research to make informed decisions. Another factor to consider when evaluating the real estate market is that certain countries impose limitations on foreign ownership.
In the UAE, for example, there are designated zones in Abu Dhabi, Dubai, and Sharjah, where foreigners are allowed to buy and own property. In Cambodia and Thailand, foreign land ownership is prohibited, and individuals with temporary or permanent residency status are restricted to owning residential property units above ground level.
Analyze benefits and privileges
Assess the benefits and privileges of the citizenship or residency obtained through the real estate investment program. This may include visa-free travel, dual citizenship, access to healthcare and education, tax advantages, and business opportunities. Beyond visa-free access, strong passports on the Global Passport Index include countries with a solid overseas consular presence. Determine which benefits align with your personal and financial goals.
Consider lifestyle and quality of life
Concerning foreign investors purchasing real estate to move abroad with their family members, evaluating the country’s lifestyle, culture, climate, and overall quality of life is at the top of the list of considerations. Take into account factors such as education, healthcare, infrastructure, recreational activities, and personal preferences.
The Global Passport Index’s Quality of Life Index provides a great overall perspective of how countries fair against each other in terms of environmental sustainability, the cost of living, infrastructure, and personal and political freedoms.
If you’re an American citizen looking to obtain citizenship close to home, Caribbean citizenship by investment programs may be the most suitable for your lifestyle choice. Moreover, Malta could be the best option for members of the LGBTQ+ community seeking citizenship in one of the most LGBTQ-friendly countries.
Compare costs and returns
Real estate investment often serves as a long-term strategy individuals opt for, with the intention to pass on residency or citizenship to future generations. However, analyzing the financial aspects of the investment, including the total costs involved, the potential return on investment, and the overall profitability of the real estate venture, can present further advantages beyond obtaining citizenship or a residence permit. Consider the long-term sustainability of the investment and weigh it against your exit strategy and future financial objectives.
Seek professional advice
Consider professionals specializing in real estate investment programs, such as immigration lawyers, investment advisors, and migration consultants. They can provide valuable guidance, assess your individual circumstances, and help you make an informed decision.
Global Citizen Solutions is a boutique global citizenship and residence advisory firm providing international clients with citizenship, residency, and foreign investment solutions. Contact us today to begin your journey to permanent residency or citizenship by real estate investment.
By implementing these steps and conducting thorough research, you can identify a real estate investment immigration program that matches your aspirations and puts you on the path to global citizenship.
Real Estate Citizenship Versus Residency
| Real Estate Citizenship | Real Estate Residency | |
|---|---|---|
| What it is | Obtaining full citizenship in a country by making a qualifying real estate investment | Obtaining long-term (often permanent) residency rights in a country through a qualifying real estate investment |
| Investment structure | Fully purchasing a property, or investing in a share of a real estate asset | Fully purchasing a property, or renting/leasing, depending on the program |
| Legal status granted | Full citizenship and a second passport | Residency rights only. Citizenship can be obtained down the line through naturalization. |
| Right to live and work | Yes | Yes |
| Right to travel freely within the country | Yes | Yes |
| Voting rights | Yes | No |
| Visa-free access to other countries | Potentially, depending on the strength of the new passport | No. Residency does not always confer travel rights beyond the host country/region. However, as a legal resident of an EU country, you are granted free movement within the 29-country Schengen Area within a specified time period. |
| Example countries | Egypt, Turkey, St. Lucia, Antigua & Barbuda | UAE, Jordan, Malta (MPRP) |
| Best suited for | Investors prioritizing global mobility, a second passport, and generational citizenship | Investors prioritizing a long-term legal foothold, tax benefits, or an EU/Gulf base without being in a hurry to get a new passport. |
Which country gives citizenship by buying property?
Antigua and Barbuda
Antigua and Barbuda is one of the most popular choices to purchase real estate from the cluster of Eastern Caribbean nations with citizenship by real estate investment programs.
Not only does its popularity arise from being a beautiful, safe, and welcoming country, but its real estate investment program is one of the cheapest for investors bringing their entire family. Foreign investors are eligible to obtain citizenship through a real estate investment starting from $300,000. This $300,000 threshold is for shared ownership, while outright freehold ownership starts at $350,000.
For successful investors wondering how many family members can be included in their application, there are no additional processing fees to include up to three immediate family members. The government will also grant citizenship by donating $230,000 to the country’s National Development Fund (NDF).
Dominica
The Dominica real estate citizenship program is another Caribbean citizenship program granting citizenship through property investment. Unlike the Antigua and Barbuda program, eligible real estate investments to Dominican citizenship are restricted to government-approved real estate projects.
Immediate family members can be included in applications, but investors must pay an additional processing fee.
The real estate investment requirements start from a minimum purchase of $200,000. Additionally, citizenship by investment applications can be submitted by donating $200,000 to the country’s Economic Diversification Fund (EDF).
Grenada
Grenada’s real estate citizenship program provides another option to obtain citizenship in a Caribbean country. Investors can choose sole ownership or shared ownership in pre-approved commercial real estate.
The investment starts from a minimum amount of $350,000 in approved commercial real estate for sole ownership or $220,000 for shared ownership, usually high-end tourist accommodations such as villas, resort complexes, or hotels.
Like other countries in the Caribbean, a government donation is a viable investment option to obtain citizenship, which requires a donation of $235,000 to the country’s National Transformation Fund (NTF).
St. Kitts and Nevis
St. Kitts and Nevis has the longest-running and most reputable investment immigration program of the Caribbean countries offering citizenship by real estate investment.
For that reason, the country provides a highly refined property investment application process to acquire citizenship. It offers one of the strongest passports in the Caribbean, allowing passport holders to travel visa-free or with a visa on arrival to 153 countries worldwide.
While St Kitts and Nevis real estate citizenship is one of the most sought-after, the investment threshold stands at $600,000 for sole ownership. A joint investment or sole purchase of a condominium unit are viable options for the citizenship program, with a minimum investment amount of $325,000 per investor; however, the purchase must be of pre-approved commercial property. The St Kitts and Nevis citizenship scheme allows several alternative investment options, including a donation of $250,000 to the nation’s Sustainable Island State Contribution (SISC).
St. Lucia
The last of the Eastern Caribbean islands that offer citizenship by real estate investment, the St Lucia real estate citizenship program for foreign investors is one of the more affordable citizenship programs in the region. You must invest in pre-approved government real estate projects; however, real estate investment starts at $300,000 for sole ownership and covers the spouse and financially dependent children, parents, grandparents, and siblings.
Additionally, residential or commercial property prices are generally cheaper than in St. Kitts and Nevis and Antigua and Barbuda. Like other countries in the Caribbean, donating to the National Economic Fund (NEF) is a viable investment option, with a minimum donation of $100,000.
Turkey
The Turkey citizenship by investment program is the highest-volume citizenship program in the world.
According to the Global Citizenship Programs Report 2026 by our Global Intelligence Unit (GIU), Turkey’s appeal is largely driven by the strength and scale of its real estate market, giving investors a wide range of property investment opportunities.
Turkey’s CBI ranks 10th in the Global Citizenship Programs Index 2026, with its real estate sector playing a key role in its position. The country is also recognized as a stable hub connecting Europe, Asia, and the Middle East.
The commercial or residential real estate investment threshold is $400,000, and there are no restrictions on the type of properties investors can buy. Several additional investment options are available to obtain a Turkish passport, including a bank deposit, purchasing government bonds, or job creation.
Egypt
The Egypt citizenship by investment via real estate program offers route to a second passport through property. Investors can purchase residential or commercial properties or land plots, starting at a minimum investment of $300,000. To qualify, the property must be registered or belong to a state-owned developer, GAFI-approved, and must be held for at least five years. After this holding period, the investor can sell the property without affecting their citizenship status, offering possible capital recovery.
Like other real estate citizenship programs, Egypt’s option gives investors a tangible asset with government-backed oversight, rather than a purely non-refundable contribution, alongside the flexibility of no minimum residency requirement to maintain citizenship.
| Country | Minimum investment | Additional fees | Real estate limitations | Stay requirements | Citizenship processing time | Global Passport Index ranking |
|---|---|---|---|---|---|---|
| Antigua and Barbuda | $300,000 joint/ $350,000 sole | Processing fee $10,000 -Due diligence $10,000 | None | 5 days in the first 5 years | 14 months | 50th, visa-free travel (including eVisa , ETA and visa on arrival) to 162 countries |
| Dominica | $200,000 | Government fee $75,000 + $1,000 processing fee | Pre-approved real estate | None | 6 months | 63rd, visa-free travel (including eVisa, ETA and visa on arrival) to 161 countries |
| Grenada | $350,000 or $220,000 for shared ownership | $1,500 application fee + Processing fee $1,500 | Lowest investment must be shared or sole purchase in government-approved commercial real estate | None | 7 months | 72nd, visa-free travel (including eVisa, ETA and visa on arrival) to 154 countries |
| St. Kitts and Nevis | $600,000 for private purchase and $325,000 for shared ownership or condominium unit | Processing fee $25,000 -Due diligence $11,000 | Lowest investment must be shared purchase in government-approved commercial property or a condominium unit with sole ownership | None | 5 months | 45th, visa-free travel (including eVisa, ETA and visa on arrival) to 167 countries |
| St. Lucia | $300,000 | Government fee- $30,000 + 2,000 processing fee | Must be government-approved commercial real estate | None | 15-16 months | 69th, visa-free travel (including eVisa and visa on arrival) to 155 countries |
| Turkey | $400,000 | Not listed | None | None | 12 months | 96th, visa-free travel (including eVisa,ETA and visa on arrival) to 136 countries |
| $300,000 | $10,000 Government/Administration fee | Must be government-owned or GAFI-approved; held for 5 years | None | 6-12 months | 144th, visa free/visa-on-arrival/ETA access to 99 countries |
Countries with Residency by Real Estate Investment Programs
Anguilla
Anguilla is one of several British Overseas Territories in the Caribbean allowing foreigners to become permanent residents in exchange for investing in real estate.
Also recognized as a tax haven, Anguillan residents pay zero income tax, inheritance tax, capital gains tax, and wealth tax.
Investors can acquire a permanent residence permit from a real estate investment of $750,000.
Brazil
Brazil has made substantial strides in the past year to restore and elevate its position in the global economic landscape. A recent announcement to expand its double taxation agreements, with the UK now included as one of its double tax treaty countries, proves the country’s forward-thinking mentality, bolstering its viability for obtaining permanent residence by real estate investment.
A property purchase of BRL 1,000,000 (about $208,000) [BRL 700,000 (about $146,000) in the north/northeastern region] will reward buyers with Brazil permanent residency. The Brazilian government is lenient toward applicants with past criminal records, provided they possess a clean criminal record and proof of rehabilitation.
Cambodia
Cambodia is the only realistic choice when pursuing long-term residency in the Far East through real estate investment.
The Cambodia My Second Home program (CM2H) offers ten-year residency to investors who purchase real estate in one of several designated government real estate projects.
The residence permit is renewable, provided the investment is maintained. The minimum investment is $100,000, and investors are eligible for citizenship after five years. Cambodia also has a citizenship by investment program.
Cayman Islands
The Cayman Islands is perhaps the most famous example of countries with no taxes. Foreign investments are deeply rooted in the country’s economic fabric, mainly due to the exclusion of common taxes, such as income tax and capital gains tax.
You can obtain a Certificate of Permanent Residence in the Cayman Islands via real estate, by investing at least CI$2,000,000 (US$2,400,000) in developed real estate and show proof of sufficient finances to support you and your dependents, plus good health and character. The Certificate of Permanent Residence has no expiry date and can lead to Naturalization as a British Overseas Territories Citizen, and eventually full British citizenship.
Colombia
Colombia is another South American country offering residency by purchasing real estate.
The Colombian residency program works by multiples of the country’s national minimum monthly salary. The existing eligibility criteria is a real estate purchase worth 350 times the national minimum wage, which currently stands at approx. COP 500–610+ million, or $115,000–$140,000 USD). Investors receive a three-year residence permit, which can be renewed for the duration of the investment.
Curaçao
Curaçao’s real estate investment program for residency offers a diverse range of residency options based on the invested amount. There are three investment thresholds foreign real estate buyers can commit, which provide a three-year residence permit up to an indefinite residence permit.
By investing $280,000 in real estate and maintaining ownership of the property, investors can obtain a three-year residency permit in Curaçao, with the possibility of renewal. An investment of $425,000 increases the residence term to five years, and investing at least $850,000 will provide an indefinite residence permit with no renewal requirements.
An enticing feature of the Curaçao real estate investment scheme is after five years of residency, permit holders are eligible for Curaçao citizenship, which provides EU citizenship in and EU country and the right to freedom of movement within the EU, as well as other benefits associated with EU citizenship and access to the Schengen zone.
Cyprus
Cyprus Permanent Residence Program has been drawing expats globally with its real estate investment option. At €300,000 (about $329,000), it’s currently the cheapest option to obtain permanent residency by real estate investment when accounting for additional contributions and government fees.
The program is highly desirable as there are no renewal requirements after receiving the permanent residency permit, provided the investment is maintained.
It’s worth noting that the program requires a VAT payment of 19 percent on the final sale price of the property (reduceable to five percent for residential properties intended for personal use), a three-year bank deposit of €30,000 (about $33,000), and a minimum annual income of €30,000.
Greece
The Greece real estate market is booming, which has seen an influx of non-EU investors buying properties.
Greece’s Golden Visa enhances the allure of buying real estate there. Investors receive access to other Schengen countries and a five-year residence permit by purchasing a property worth at least €800,000 in high-demand areas or by getting a €400,000-worth property in rest of the Greece.
There are cheaper options too. Besides that, investors who bought a property that was converted from commercial to residential or a piece of land of historical significance that was fully restored are eligible for a Greek Golden Visa. These properties must be at least €250,000.
Provided permit holders maintain their investment, residence permits can be renewed indefinitely. Greece also offers purchasing €500,000 worth of government bonds.
Namibia
While there are many residency by investment programs, Namibia is the only African nation providing one.
Foreign investors who purchase property in the President’s Links Estate project will earn Namibia permanent residency.
The minimum purchase price is $316,000, and the residence permit remains valid without needing renewal as long as the investment is maintained.
Portugal
Real estate was also one of the most popular investment routes to acquire residency through the Portugal Golden Visa program.
However, this property investment pathway was discontinued in October 2023. Investors could buy real estate anywhere in the country for €500,000 to be eligible for the program.
And while real estate no longer qualifies for Portugal’s Golden Visa, other investment pathways, such as cultural donations and investment funds, are still available.
The program is still one of the world’s most attractive residency by investment programs, offering a pathway to permanent residency after five years, and Portuguese citizenship after 10 (seven for EU and CPLP nationals).
Turks and Caicos Islands
The Turks and Caicos Islands are the last British Overseas Territory in the Caribbean offering permanent residence by real estate investment. What makes the Turks and Caicos Islands Permanent Residence Certificate program alluring is the option to reduce the qualifying investment through multiple avenues.
As a result, the total investment amount is considerably lower than that of the permanent residence programs in Anguilla and the Cayman Islands.
The standard investment in real estate requires a minimum amount of $1 million; however, building, purchasing, or restoring a distressed property for residential use on the islands of Grand Turk, Salt Cay, South Caicos, Middle Caicos, or North Caicos will reduce the required investment to $300,000. Permanent residence is granted for the duration of property ownership.
United Arab Emirates (Dubai)
The UAE Golden Visa is one of the most sought-after long-term residency options in the Middle East, and real estate remains its most accessible route. Investors can secure a 10-year, renewable residency by purchasing property worth at least AED 2,000,000 (approximately $545,000) in a designated freehold zone open to foreign ownership, either as a single property or a combined portfolio that meets the minimum amount.
The investment can be made in cash, via mortgage, or through off-plan payments, provided the certified property value on the title deed reaches AED 2 million. The program provides several economic advantages as the country is widely known to have no income tax, no wealth, and no inheritance tax. Furthermore, the UAE has the best quality of life of all Gulf countries.
Jordan
As of a July 2025 overhaul, real estate investment is no longer a route to citizenship in Jordan. Foreigners can, however, obtain residency by purchasing a property of at least JOD 200,000 (~$282,000) from a licensed developer. This grants a 5-year renewable residency permit. This route explicitly does not lead to citizenship, no matter how long the property is held.
The home or investment property must be officially appraised by the Jordan Lands and Survey Department at JOD 200,000 or more
Malta
Malta offers permanent EU residency through real estate investment through the Malta Permanent Residence Program. Investors can choose between purchasing or renting a qualifying property, with costs varying by region:
- €300,000 to purchase (or €10,000/year to rent) in the South of Malta or Gozo
- €375,000 to purchase (or €14,000/year to rent) elsewhere in Malta.
Applicants must also pay a €2,000 mandatory donation, a €37,000 government contribution (the same whether renting or buying), a €60,000 non-refundable administration fee, and €7,500 per adult dependent, plus demonstrate ownership of at least €500,000 in total assets (with a minimum of €150,000 in liquid financial assets). The MPRP grants a 1-year temporary residence permit. Actual permanent residence requires completing due diligence, receiving the Letter of Approval in Principle, then paying the remaining fees, securing the property, and submitting the donation and health insurance. This process takes several months at a minimum. Once obtained, permanent residence requires no physical presence in Malta to maintain it and allows family inclusion.
| Country | Minimum investment | Residency period | Stay requirement | Citizenship |
|---|---|---|---|---|
| Anguila | $750,000 | Permanent residency | None | After five years of residency with at least 183 days per annum of physical residency |
| Brazil | BRL 1,000,000 (about $208,000) or BRL 700,000 (about $146,000) in the north/northeastern region | Permanent residency | 30 days per year | After four years |
| Cambodia | $100,000 | Permanent residency | None | After five years of continuous residence (citizenship by investment available) |
| Cayman Islands | at least CI$2,000,000 (US$2,400,000) in developed real estate and show proof of sufficient finances to support you and your dependents, plus good health and character. | Permanent residency | None | After five years of residency with no absences of more than 90 days at a time |
| Colombia | Approximately COP 500–610+ million, or $115,000–$140,000 USD). (350 times the national minimum wage) | 3 years (renewable indefinitely). Can apply for permanent residency after 5 years | 180 days per year | After five years of continuous residence |
| Curaçao | $280,000 or $425,000 or $850,000 | $280,000 investment renewable every three years, $425,000 investment renewable every five years, $850,000 investment indefinite residency | None | After five years of continuous residence |
| Cyprus | €300,000 (about $329,000) plus 19 percent VAT (reduceable to five percent for residency properties for personal use), -Three-year bank deposit of €30,000 (about $33,000) | Permanent residency | Visit once every two years | After seven years of residency (continuous residence for the year prior to applying for citizenship) |
| Greece | €800,000 for high-demand areas such as Thessaloniki, Mykonos, Santorini, and islands with populations exceeding 3,100 residents. €400,000 for all other Greek regions. | Renewable indefinitely every five years | None | After seven years of residency |
| Malta | €300,000 (South/Gozo) or €375,000 (rest of Malta) purchase; or €10,000/year (South/Gozo) or €14,000/year (rest of Malta) rental | Renewable indefinitely every five years | None | After seven years of residency (continuous residence for the year prior to applying for citizenship and four years of the first six years) |
| Namibia | $316,000 | Renewable indefinitely every five years (can apply for permanent residency after seven years) | None | After 20 years of residency (ten with permanent residency) |
| Turks and Caicos Islands | $1 million or $300,000 on the islands of Grand Turk, Salt Cay, South Caicos, Middle Caicos, or North Caicos | Permanent residency | None | After ten years of continuous residence |
| United Arab Emirates | AED 2 million (about $545,000) | 10 years renewable | Restricted to designated zones in Abu Dhabi, Dubai, or Sharjah | None |
| Jordan | JOD 200,000 (approx. $282,000 USD) | 5 years renewable | Foreigners are restricted to one property whether for residential or investment purposes | None |
How Can Global Citizen Solutions Help You?
Global Citizen Solutions is an advisory migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments.
We guide you from start to finish, taking you beyond your citizenship or residency by investment application.
