Overview
Real estate remains one of the most widely used investment routes in residence and citizenship programmes. In the Caribbean, citizenship programmes allow investment in government-approved developments; in Europe and elsewhere, residence programmes accept qualifying property purchases above set thresholds. The rules attached to these routes have tightened considerably, and the market for programme-eligible property has its own risks: inflated pricing, shared-ownership schemes with unclear exit terms, and developers whose projects depend on a steady stream of investor applications.
The regulatory landscape continues to shift. Portugal removed real estate from its golden visa investment options in 2023. Spain abolished its investor visa with effect from April 2025. Greece replaced its single threshold with regional tiers, with higher minimums in Attica, Thessaloniki, Mykonos, Santorini and larger islands, a lower tier elsewhere and a separate tier for conversions and restorations, together with restrictions on short-term letting. The FATF and OECD have also highlighted real estate as an area where values can be manipulated, which is why government due diligence units scrutinise these transactions closely.
Our approach separates two questions. The first is eligibility: does this property, at this price and under this contract, satisfy the programme's legal requirements, and will it continue to do so for the full holding period? The second is investment merit: is the developer credible, is the title clean, is the price consistent with the market, and what are realistic options for resale or redemption once the holding period ends?
We coordinate with independent local lawyers, surveyors and valuers to answer both questions, and we document the reasoning so the family understands the trade-offs before committing funds.
Key benefits
- Confirmation that a property qualifies under the programme's current rules before any deposit is paid
- Independent review of developer track record, project approvals and financial standing
- Title, encumbrance and planning checks coordinated through independent local counsel
- Price benchmarking to identify valuations out of line with the local market
- A written exit plan covering the holding period, resale conditions and any buy-back terms
- Coordination of the purchase with the immigration application timeline
Requirements
- A programme that accepts real estate as a qualifying investment at the time of application
- Investment at or above the official minimum for the location and property type
- Purchase from an approved project or seller where the programme requires government approval
- Funds transferred from a documented, lawful source through regulated banking channels
- Clean title, with any encumbrances disclosed and resolved as the programme requires
- Commitment to hold the property for the minimum period set by law
- Compliance with use restrictions, such as limits on short-term rentals where they apply
- Payment of transfer taxes, registration fees and professional fees in addition to the investment
Service modules
Eligibility and programme fit
Confirmation of whether real estate is the best route for the family's chosen programme, compared with alternative options such as funds, bonds or donations where available.
Developer and project due diligence
Review of the developer's ownership, completed projects, licences, government approvals, construction status and financial standing.
Transaction coordination
Coordination of independent lawyers, valuers and notaries, contract review, escrow arrangements and timing of payments relative to the immigration application.
Exit planning
Analysis of resale markets, restrictions on resale to future applicants, buy-back clauses and tax considerations at disposal, documented before purchase.
Step-by-step process
- 1
Define the objective
We confirm the programme, budget and whether the family values the property as a residence, an income asset or purely as a qualifying investment.
- 2
Shortlist
We identify eligible properties or approved projects and screen out those with obvious eligibility or diligence concerns.
- 3
Due diligence
Independent counsel and valuers review title, approvals, developer standing and pricing; we consolidate findings in a short report.
- 4
Contract and funds
We coordinate contract negotiation, escrow and funds transfer in line with the programme's documentary requirements.
- 5
Application integration
Proof of investment is incorporated into the residence or citizenship application at the correct stage.
- 6
Holding and exit
We monitor the holding period, compliance with use restrictions and plan the exit in good time.
Typical documents
- Reservation or sale and purchase agreement
- Developer corporate documents and government project approval, where required
- Land registry extract and title search results
- Independent valuation report
- Building and planning permits
- Proof of funds transfer through regulated banking channels
- Notarial deed and registration certificate
- Receipts for transfer taxes and government fees
How Legal Wealth helps
Legal Wealth gives families an independent view of qualifying real estate. We check eligibility against current rules, coordinate diligence by independent local professionals, and make sure the family understands how and when it can exit before funds are committed. We disclose any commercial relationships in writing and recommend properties only where the investment case stands on its own merits, alongside the immigration benefit.
Enquire with Legal WealthFrequently asked questions
Is real estate still a qualifying route in Europe?
In some countries. Greece continues to accept real estate under tiered thresholds, while Portugal removed real estate routes in 2023 and Spain closed its investor visa in April 2025. Rules change frequently, so eligibility is confirmed at the time of application.
Can we rent out the property?
Often, but not always. Some programmes restrict short-term letting or require the property to be held in a particular way. We confirm the use rules for each programme before purchase.
How long must the property be held?
Each programme sets its own minimum holding period. Selling early can jeopardise the residence permit or citizenship application and may lead to revocation.
Can we resell to another investor?
Some programmes restrict whether a resold property can qualify a new applicant, which affects liquidity. This is a central part of the exit analysis.
Why do approved projects sometimes cost more than the market?
Prices in programme-eligible projects may reflect demand from applicants rather than local market value. Independent valuation helps the family understand any premium they are paying.
Can the property be bought through a company?
Some programmes allow purchase through a company wholly owned by the applicant, others do not. The structure must be confirmed before contracts are signed.
Last reviewed: 2026-10. Requirements, fees and timelines change. Information is general, reviewed on the date shown, and is not legal or tax advice.
Sources
- IMI Daily – Greece announces tiered golden visa thresholds (€250,000–€800,000)
- KPMG – Flash Alert 2025-008: Spain eliminates the investor (golden) visa
- Greenberg Traurig – Portugal ends real estate investment visa route (2023)
- FATF/OECD – Misuse of Citizenship and Residency by Investment Programmes (November 2023)
