Europe residency by investment 2026 — open vs closed country map
“Europe residency by investment” and “Europe Golden Visa 2026” still rank, but the country map has moved. This hub is what ArenOne puts on the table before any pitch: which routes are practically open for Iranian applicants, which are closed or banking-risky, and where property still links to residence — without keyword stuffing or guaranteed passports.
2026 map in one glance
Greece: open — eligible property with approximate €250k / €400k / €800k tiers by region and deal type.
Portugal: open in a different shape — simple apartment purchases removed from ARI; supervised funds and cultural/job routes; D7 for passive income is separate.
Spain: effectively closed for new Golden Visa property applicants; property can still be an asset, not a residence ticket.
Hungary / Italy: investment or startup routes exist; for Iranian passports, confirm banking KYC before any payment.
Germany / France / Netherlands: work, study and talent are the main pillars — not Greek-style property Golden Visas.
Greece — when you want a deed and keys
If budget reaches a regional tier and the goal is a family plan B with a tangible asset, Greece is usually the first model. Details live in our Greece Golden Visa guide; review Polygono Athens through a residency lens, not only rental yield.
Portugal — funds, culture, or D7
If capital sits in a fund and presence is light, model ARI funds with Portuguese counsel. If you have passive income but not Golden Visa capital, review D7 separately. Read the Portugal vs Greece 2026 comparison for numbers and trade-offs.
Spain and outdated ads
Do not judge today’s law by old “buy a villa in Spain and get residence” posts. Spanish property can still be a real-estate investment; for new applicants it is usually not a substitute for Greece’s Golden Visa.
How ArenOne decides
- Goal: family residence, asset, work, or Schengen travel only?
- Real budget + 8–12% side costs + banking rails from Iran
- Deed in your name vs capital in a fund?
- Treat citizenship timelines separately from the residence card
Next step
Pair this hub with the Greece guide and the Portugal vs Greece comparison, then book a free budget/profile review. We refresh the map as laws move.
Not sure which country is open for your budget? In a free ArenOne consult we map the 2026 options against real numbers.
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