In 2024, the Hungarian authorities revised their immigration policy, introducing the guest investor visa, among other innovations. Initially, the program offered 3 investment options, including the purchase of residential real estate in Hungary. Although the law has already been approved, the issuance of visas and residence permits for homeowners was planned to begin on January 1, 2025. However, before its launch, the Hungarian authorities canceled this category of the residency by investment program, so it is now impossible to obtain Hungarian residence permit through the purchase of real estate.
There are several reasons for this decision. First, the program would strain the local real estate market and increase the risk of speculative transactions. Second, it would be more difficult to ensure compliance with investment requirements. Third, pan-European politics also played a role. In recent years, the European Parliament has actively criticized programs that grant residency through real estate investments.
Nevertheless, search queries for Hungarian residence permits for real estate remain popular. After all, immigrating through the purchase of housing is one of the simplest and most straightforward ways to relocate, and it is therefore in high demand. In turn, Hungary is an attractive country because it has affordable real estate prices and is a member of the EU and the Schengen Area. However, many people are unaware that the Hungarian program was canceled before any residence permit applications were accepted. Meanwhile, in some EU countries, purchasing real estate can still allow you to obtain a residence permit or permanent residency.
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Why’s everyone talking about investment residence permits for real estate in Hungary?
In fact, there has never been an opportunity to obtain a Hungarian residency through real estate purchases. Yet, this topic continues to appear in requests and publications. The reasons for the misconception are the misinterpretation of legislation, terminological confusion, and marketing distortions.
In January 2024, the Hungarian authorities issued an updated law, «On General Rules for the Entry and Residence of Third-Country Nationals». Under the new provisions, an investment program was established that enables applicants to obtain a visa and, subsequently, a residence permit valid for 10 years in Hungary. Initially, the program offered 3 investment options, one of which was the purchase of residential real estate valued at at least EUR 500,000. However, this program option was not scheduled to launch immediately; it was set to launch on January 1, 2025.
However, the legislation was revised in December 2024. The provision on purchasing real estate for investment was excluded from the law prior to the program’s launch, leaving 2 other investment options.
Nevertheless, materials on the Hungarian residence permit for the purchase of real estate continued to appear. Some authors relied on early versions of the law and initial announcements, without recognizing that this option was never implemented. Others deliberately used this wording to attract attention because it is simple and accessible to a wide audience.
The term «golden visa» is often used generically, which creates additional confusion. It usually refers to any investment residence permit, regardless of the specific conditions. Since investment programs in several EU countries, such as Greece and Cyprus, are linked to the purchase of real estate, many believe that a similar Hungarian «golden visa» model exists. However, this is not the case.
As a result, a stable but erroneous image has been established in the public domain. In practice, a Hungarian residence permit for the purchase of real estate does not exist and never has, although it was briefly included in the law.
What is the significance of real estate when it comes to obtaining a Hungarian residence permit?
When applying for a residence permit in Hungary, whether for work, entrepreneurship, or study, it is mandatory to provide the address where the foreigner intends to reside. The migration authorities verify whether a person has a legal right to reside in the specified housing; this must be supported by documentation such as a lease agreement, certificate of ownership, or written consent from the owner.
Whether you own or rent your home is irrelevant to your visa application process. The main point is that your right to reside at the address is properly formalized and confirmed by the required documents. A current lease agreement is suitable for the initial application and renewal of a residence permit.
There are no requirements regarding the housing itself—cost, area, or property type do not matter. Any premises with an official residential address are suitable.
What options are available to investors who want to obtain a Hungary residence permit in 2026?
Although the real estate purchase program has been canceled, investors can still obtain a Hungarian residence permit through one of the 2 existing routes.
The first option is to invest at least EUR 250,000 in a real estate investment fund registered and supervised by the Hungarian National Bank. The investment must be held for at least 5 years, and at least 40% of the fund’s assets must be allocated to Hungarian real estate. Investors receive an official investment certificate from the management company or the share distributor confirming the investment.
The second option is a non-refundable donation of at least EUR 1,000,000 to educational, scientific, or cultural activities. The funds are transferred to a university or other organization with a socially significant function. Proof of donation is provided by an official receipt.
The advantages of an investment residence permit include:
- a 10-year validity period with the right to extend;
- no requirements for employment, opening a business, or permanent residence in the country;
- the opportunity to apply for permanent residence and/or Hungarian citizenship without extending the residence permit;
- maintaining resident status with passive investments.
Despite the program’s many advantages, a Hungarian residency by investment is not suitable for everyone. The program offers only 2 investment options. If a person buys shares of the fund, they must hold the shares for a specified period, and the donation is non-refundable. Additionally, the status is issued only to the main applicant and cannot be extended to family members.
Another option is a residence permit based on entrepreneurial activity, which is often chosen by investors. This is a good fit for those planning to start a company or manage an existing business in Hungary. A residence permit issued under this category is valid for up to 3 years and does not require significant cash deposits.
Which option is right for you?
When planning to move to Hungary or purchase property, it is important to determine your priorities immediately.
If your goal is to obtain the legal right to reside in Hungary without working or operating a business, a residence permit by investment is the most appropriate way. This option is ideal for individuals planning to live in Hungary long-term and willing to meet the financial requirements established by law.
However, if you are only interested in the real estate market, you can buy a property without obtaining a residence permit. In this case, the cost or type of property is immaterial. All you have to do is choose the appropriate option, complete the transaction, pay the real estate purchase tax, and return home.
If your goal is to combine living in the country with asset ownership, you can adopt a combined approach. A residence permit is issued on the basis of other criteria, such as an investment program or entrepreneurial activity, whereas real estate is acquired separately as a place of residence or as a property asset.
Which countries allow you to obtain a residence permit through real estate purchases in 2026?
Despite many European countries gradually reducing and revising investment programs, it is currently possible to obtain a residence permit through real estate purchases in several countries.
Cyprus, for example, permits investors to obtain EU permanent residence status upon the purchase of new housing or commercial property. Greece has a «Golden Visa» program under which the purchase of real estate serves as the basis for obtaining a residence permit. You can purchase an entire property, a share of a property, commercial space that can be converted into housing, or a property of cultural significance that requires restoration. In Malta, permanent residence is granted upon the purchase or rental of a home. You must own the property for at least 5 years and confirm the presence of financial assets totaling at least EUR 500,000. In all 3 countries, you can obtain residency for your relatives.
Below is a brief comparison of the programs’ key aspects:
| Country | Minimum real estate investment, € | Type of status granted | Status validity |
|---|---|---|---|
| Cyprus | 300,000 | Permanent residence | Indefinite |
| Greece | 250,000 | Temporary residence | 5 years, renewable |
| Malta | 375,000 | Permanent residence | Indefinite |
The choice of investment route and country depends on many factors that are not fully reflected in general program descriptions. These include your property preferences, family composition, intended length of stay, tax implications, and the rules governing renewal and maintenance of your status. For this reason, it is important to consult experienced legal professionals at an early stage. During the consultation, our specialists will assess your situation, help you compare available options, and identify the most suitable path to achieve your goals without unnecessary costs or risks.
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