EU Residence Permit Without Relocating, Is It Possible?

Legal Framework: EU Residency Without Physical Relocation

For high-net-worth individuals considering an EU residence permit, one of the key factors to understand is how each country defines “residency” under its laws. This includes understanding whether the chosen residence-by-investment program requires actual physical relocation or allows investors to maintain residency status without living there full time. 

While each EU member state has its own immigration rules, many EU countries have created residence-by-investment programs in the EU that allow the applicants to obtain residency with minimal or no physical stay.

Defining Residency vs. Physical Presence Under EU Law

When considering the possibility of obtaining an EU residence permit, a good place to start is understanding the legal difference between residency and domicile. Holding a residence permit in the European Union offers the right to legally reside in a member state, access certain public services, and have visa-free movement within the Schengen Area. However, simply having residency in the EU does not necessarily require the individual to establish permanent full-time residency (domicile) in that country.

Each EU member state retains sovereignty over its own immigration laws, meaning that the conditions for eligibility for non-EU citizens to apply for EU residence permits vary between member states. 

While some states require EU residence permit holders to satisfy annual physical presence requirements, others offer minimal-stay or no residency requirement options. 

Investment-Based Residency Programs: Legal Foundation

The ability for EU member states to offer residence-by-investment programs is based upon national legislation that allows governments to grant long-term residence permits in return for qualifying investments. Commonly known as “Golden Visas,” these programs provide non-EU nationals with a legitimate way to obtain residency rights in exchange for a financial contribution that is used to support the host country’s economy.

EU Residence Permit holders are generally permitted to live, work, and study in the host country, while also being able to have visa-free travel across the Schengen area. Another advantage of having EU residency is that non-resident permit holders enjoy the same legal protections as those who reside full time.

The following programs offer applicants either minimal residency obligations or, in some cases, no residency requirements at all.

Portugal Golden Visa: Legal Analysis and Requirements

Portugal remains one of the most popular choices for HNWIs who wish to apply for a EU residence permit. Portugal’s Golden Visa is especially popular among investors seeking flexible residency options without permanent relocation by only requiring an average stay of seven days per year. 

Qualifying Investment Routes Under Portuguese Law

The Portuguese Golden Visa provides several qualifying investment options, which include:

Portugal Golden Visa Investment Fund Option

Investors can invest a minimum of €500,000 in a qualified investment or venture capital fund. 

The selected fund must focus on the capitalization of Portuguese companies, have a minimum maturity of five years, and allocate at least 60% of its portfolio to businesses headquartered in Portugal. 

Please note, funds linked to real estate are excluded from eligibility.

Portugal Golden Visa Donation Option

Applicants may also make a capital transfer of at least €250,000 (€200,000 in a low population density area) to support artistic production or the preservation and restoration of national cultural heritage. This contribution must be made through approved public institutions or private foundations recognized for their public utility status.

Please note that as of 2024, Portugal no longer allows real estate investments under its golden visa program. 

Path to Portuguese Citizenship: Legal Timeline

After five years of holding the Portuguese Golden Visa and fulfilling the minimum stay requirements, investors become eligible to apply for permanent residency, followed by Portuguese citizenship.

To qualify for citizenship, applicants must demonstrate basic Portuguese language skills at an A2 level, either through examination or by completing a certified 150-hour language course. 

Applicants must also not have been convicted of a crime carrying a penalty of three years or more under Portuguese law.

If an applicant can show genuine integration and ties to the Portuguese community, this is likely to be a positive consideration for approval. 

Importantly, Portugal permits dual citizenship, allowing investors to retain their original nationality while acquiring a Portuguese passport. Receiving citizenship means that the holder will receive the same rights as Portuguese nationals, including the ability to live, work, and study anywhere in the European Union.

Malta Permanent Residence Program: Legal Overview

The Malta Permanent Residence Program (MPRP) is one of the most attractive options for high-net-worth individuals who are looking for an EU residence permit without relocation. Unlike other residence-by-investment programs in the EU, Malta’s program offers permanent residency with no minimum stay requirement.

Eligibility Requirements Under the Maltese Golden Visa

To qualify for the Malta Permanent Residency Program (MPRP), applicants must satisfy the following requirements.

Provide Proof of Financial Assets

Applicants are required to submit an affidavit confirming that, as of the application date, they hold capital valued at a minimum of €500,000, of which at least €150,000 must be in financial assets. Alternatively, they may demonstrate assets with a total value of not less than €650,000, including at least €75,000 in financial instruments.

Make a Qualifying Investment 

Applicants must make an investment in an approved vehicle, with two qualifying options available:

Real Estate Investment

Applicants are required to either rent or purchase property in Malta, maintain it for a minimum of five years, and fulfil the associated contribution requirements.

Purchase

Acquire real estate worth at least €375,000, to be held for a minimum of five years. During periods when the applicant is not residing in Malta, the property may be leased to third parties on a temporary basis, subject to approval.

Rental

Lease a property with a minimum annual rent of €14,000, also maintained for five years. After the initial five-year lease period has elapsed, applicants may, with the landlord’s consent, sublet the property.

NGO Donation

Applicants are also required to make a €2,000 donation to a registered non-governmental organisation (NGO). 

Government Contribution

Applicants must make a government contribution of €37,000. This payment is non-refundable and ensures that participants in the Malta PR visa program contribute meaningfully to the country’s national development.

Government Administration Fees

A fixed administration fee of €60,000 applies to each application. This fee covers the principal applicant, a spouse, and minor children. For additional dependents, an additional €7,500 is charged per dependent adult, such as parents or children over 18 years of age.

Path to Maltese Citizenship: Legal Timeline

Malta residency can also lead to citizenship if the following conditions are satisfied: applicants must maintain continuous residence for 12 months immediately prior to their application, in addition to four years (48 months) of residence during the preceding six years. 

Applicants must demonstrate sufficient proficiency in either Maltese or English, ensuring they can integrate effectively and meet the program’s language requirements.

Harvey Law Group provides strategic citizenship planning from day one, helping clients understand pathways and requirements for eventual Malta and EU citizenship acquisition.

Read Also: Easiest European Countries To Get Citizenship in EU in 2025

Greece Golden Visa: Legislative Updates and Legal Requirements

The Greece Golden Visa is now regarded as one of Europe’s most popular and desirable residency-by-investment programs. In 2024, demand for the program hit record highs, with around 9,300 applications submitted and over €2.3 billion (approximately USD 2.5 billion) in foreign direct investment generated.

Investors should also be aware that like Malta, there are no obligations for the applicant to reside in Greece at any time.

Greek Residence by Investment

To obtain residency in Greece under the Golden Visa program, applicants must make a qualified investment. Current eligible investments include:

Real Estate

Real estate is the most popular option for applicants applying for the Greece Golden Visa. By making an investment through real estate, investors will receive direct property ownership in a steadily growing market. 

The Greek Golden Visa provides structured investment tiers, giving investors flexibility to select from different minimum investment amounts based on the property’s location and type. 

• Minimum investment of €800,000 in a property in the entire Administrative Region of Attica (includes Piraeus and most of the capital region), the Regional Units of Thessaloniki, Mykonos, Santorini, islands with a population of over 3,100 inhabitants; or
• Minimum investment of €400,000 in a property in other areas

Investors are required to purchase a single property with a minimum area of 120 m², which cannot be used for short-term rentals. Alternatively, an investment of €250,000 can be made if the investor converts a commercial property into residential use or restores a listed building of historical or cultural significance. There are no restrictions to the size or location of the property for this option.

Other Qualifying Investments

Although real estate remains the most popular route, Greece also provides non-property investment options. Eligible alternatives include:

Long-Term Lease or Timeshare

Enter into a 10-year timeshare or lease agreement for hotel accommodation or furnished tourist residences. The minimum investment ranges from €400,000 to €800,000 depending on the property’s location.

Bank Deposit 

Make a fixed-term deposit of at least €500,000. This deposit must be made in a Greek credit institution.

Capital Contributions 

Invest a minimum of €500,000 into a public limited real estate investment company (the company must focus exclusively on Greece), or contribute to a closed-end investment company, mutual fund, or share capital increase of a Greek-based business.

Government Bonds 

Purchase at least €500,000 in Greek government bonds with a remaining maturity of three years or more. The investment must be made through a Greek credit institution.

Listed Securities 

Invest €800,000 in shares, corporate bonds, or government bonds traded on Greek regulated markets or multilateral trading facilities.

Mutual or Alternative Investment Funds 

Invest at least €350,000 in a mutual fund or alternative investment fund that invests exclusively in Greek assets, including corporate bonds, government bonds, or listed equities.

Path to Greek Citizenship: Legal Timeline

Holders of the Greek Golden Visa may become eligible for Greek Citizenship after seven years of residence in Greece. 

To qualify for citizenship, applicants must be able to demonstrate strong ties to Greece and be able to provide evidence of successful integration into Greek society, both economically and socially. 

Applicants are also required to pass a Greek language test.

Real Estate Investment: Legal Considerations

For non-EU nationals applying for an EU residence permit under the Greek Golden Visa, real estate investments are the most popular investment choice. However, when purchasing real estate in Greece, investors should consider the following.

Property Acquisition for Non-EU Nationals:

Applicants of the Greek Golden Visa can purchase property in Greece provided the investment meets the program’s minimum thresholds. When purchasing real estate, the transaction must be executed through a notarial deed and registered with the Land Registry or Cadastral Office.

Title Verification and Due Diligence

Before purchase, investors are legally required to verify clear title to the property. This includes confirming ownership rights, ensuring the property is free of encumbrances or liens, and checking zoning compliance. The Due Diligence is typically undertaken by a licensed Greek lawyer.

Renting Real Estate

Investors are permitted to lease their property on a long-term basis. However, properties acquired under the €400,000 or €800,000 qualifying thresholds for a Golden Visa cannot be used for short-term rentals (such as Airbnb).

Exceptions apply for conversions of commercial properties into residential use or for restoration of listed heritage buildings.

Read Also: Golden Visa Comparison: Greece vs Portugal 2026 Guide

Cyprus Permanent Residency: Fast-Track Legal Process

The Cyprus Permanent Residence Program is a strong option for investors seeking both international real estate opportunities and an attractive residence destination. With a relatively quick application process compared to other programs, approvals are typically issued within 2–3 months, making it one of the fastest residency-by-investment routes in Europe.

Although there is no minimum stay requirement, applicants must visit Cyprus at least once every two years to maintain their residency status..

Cyprus Immigration Law Framework

To be considered eligible for the Cyprus Golden Visa, the following requirements must be satisfied:

• Invest at least EUR 300,000 in real estate properties located in Cyprus.
• Provide evidence of a secured annual income of at least EUR 50,000 sourced from outside Cyprus.
• Additional secured income requirements apply in case the dependent spouse (EUR 15,000) and per each additional child (EUR 10,000) are included in the application.
• Clear criminal record, good health.
• Visit Cyprus every 2 years (no minimum residency requirements).

Eligible Investments

Investors must make an investment in one of the following options:

Residential Property

Applicants may purchase up to two newly built residential properties with a combined market value of at least €300,000 plus VAT. The properties may be acquired from either one or two different developers.

Commercial Property

Applicants may purchase up to two non-residential properties, either new or resale, such as offices, retail units, hotels, or other developments, with a total market value of at least €300,000 plus VAT.

Cyprus Company Investment

Applicants may invest €300,000 in the share capital of a Cyprus-registered company that has a physical presence in the country and employs a minimum of five staff members.

Collective Investment Funds

Applicants may invest €300,000 in units of a collective investment scheme regulated by the Cyprus Investment Funds Association (AIF, AIFLNP, or RAIF).

Path to Cypriot Citizenship: Legal Timeline

Residency in Cyprus through the Golden Visa program can lead to EU citizenship. To qualify, the applicant has resided in Cyprus for at least five years within an eight-year period. Applicants must also pass a Greek language and culture examination as part of the naturalization process.

Comparative Legal Analysis: Four Jurisdictions

One of the most attractive features of certain residence-by-investment programs in the EU is the absence or reduction of physical stay obligations. This allows investors to secure an EU residence permit while continuing to live primarily outside the European Union.

Portugal

The Golden Visa requires an average of 7 days in the first year OR 14 days in first 2 years + 21 days in next 3 year

Malta

The Malta Permanent Residence Program (MPRP) imposes no legal minimum stay requirement. This means applicants can maintain their EU residency status without relocating to Malta.

Greece

Similarly, the Greek Golden Visa requires no minimum physical presence requirement. Investors may obtain and renew their long-term EU residence permit while residing entirely outside Greece.

Cyprus

Residents of Cyprus must visit the country at least once every two years to maintain their permanent residency status. However, there is no minimum duration required for this visit.

These flexible legal frameworks make Portugal, Malta, Greece, and Cyprus highly attractive options for those seeking EU residence permits without significant lifestyle disruption.

Citizenship Pathways: Legal Comparison

Beyond immediate residency rights, many investors are interested in EU residency by investment programs that offer the potential for obtaining EU citizenship. While each jurisdiction follows its own legal framework, the following outlines the key requirements:

Portugal

Citizenship can be applied for after 5 years of residency and fulfilling the minimum stay requirements (7 days in the first year  OR 14 days in first 2 years + 21 days in next 3 years) under the Golden Visa. Applicants must demonstrate basic Portuguese language skills (A2 level) and maintain a clean criminal record. 

Malta

Citizenship is available to applicants who maintained 12 months of continuous residence prior to application, plus at least 4 years of residence in the preceding 6 years. Language proficiency in Maltese or English is also required.

Greece

Citizenship may be applied for after 7 years of residence. Applicants must prove strong ties to Greece, including economic and social integration, and pass a Greek language test.

Cyprus

Provides a citizenship route after 5 years of residence within an 8-year period. Applicants must pass a Greek language and culture test. Although Cyprus previously offered direct “citizenship by investment,” this scheme was repealed, and the current route requires sustained residence.

While all four programs grant EU residence permits, only Portugal and Cyprus offer relatively short, structured naturalisation timelines under clear legislation. Malta and Greece also provide citizenship routes, but these require deeper integration and longer periods of residence.

What are the rights conferred by the EU Residency?

Obtaining an EU residence permit through a residence-by-investment program offers the holder the right to live in a specific country as well as a series of rights and protections protected under both EU and national law. 

Schengen Area Rights Under EU Law

Holders of EU residence permits are entitled to travel freely within the Schengen Area without the need for additional visas. 

Furthermore, unlike ordinary visitors, residents are not subject to the standard “90 days in any 180-day period” rule when entering their host country.Instead, they may reside indefinitely in the member state that issued their residence permit, provided the permit remains valid.

It is important to note that rights are not identical to EU citizens. Residence permits do not automatically confer the right to work or reside permanently in other EU countries, unless specifically authorised under national law or through long-term EU residence status after five years.

Business and Economic Rights

Many residence-by-investment programs in the EU provide investors with the right to start and operate businesses within the member state. This includes setting up companies, acquiring shares, and operating commercial activities in compliance with local law.

While the right of establishing a business is limited to the host country, residency in one EU member state often simplifies cross-border operations, particularly in sectors governed by EU-wide harmonisation rules such as financial services, trade, and investment funds.

Family Reunification Rights

Most EU Golden Visa programs allow dependents to be included under the main applicant’s permit. Typically, this covers spouses and minor children, and in some cases, dependent parents or adult children. However, the specific eligibility criteria, such as age limits and marital status, vary by country.

Read Also: Golden Visa Comparison: Hungary and Italy Golden visa

Harvey Law Group’s Legal Process for Residency Applications

Harvey Law Group brings over 32 years of immigration expertise with offices in 20 countries globally, including major hubs like Hong Kong, Paris, Miami, and Montreal. Our specialized knowledge of European Golden Visas is available available to clients.

Our services cover the entire process, from planning and investment selection to document preparation, submission, and renewals. Whether your goal is Schengen access, eventual EU citizenship, or portfolio diversification, HLG ensures a smooth and compliant process. 

Contact our experts for a personalized golden visa comparison and more information about whether you are eligible and how to get started.