In a historic change, Malta recently abolished its Exceptional Investor Naturalization (MEIN) program following a European Court of Justice ruling that condemns citizenship as a purely transactional process. Now, Malta is broadening its merit-based citizenship framework—emphasizing innovation, philanthropy, entrepreneurship, and job creation instead of just monetary investment.
With Malta’s investment-driven citizenship program ended, many investors are shifting their focus to residency programs across Europe—particularly those that still permit real estate-backed migration. Let’s examine Malta’s new merit-based pathway and the alternatives available in Latvia, Portugal, Cyprus, and Greece.
Malta’s New Merit-Based Route
Malta’s updated system no longer includes commercial entry routes and instead evaluates applicants based on exceptional service, such as in science, culture, technology, or job creation. Applicants may undergo interviews and assessments on a case-by-case basis by relevant sector experts to ensure they align with national interest goals.
While the previous investment-heavy scheme is gone, Malta still offers a Permanent Residence Program (MPRP) linked to real estate—along with higher requirements:
- Property purchase minimum increased to €375,000, rental option still available
- A significant government contribution and due diligence process still applyy
Latvia Golden Visa: Value Entry at Lower Cost
Latvia continues to be one of the most affordable residency programs in the EU:
- €250,000 real estate purchase, or
- €50,000 investment in a Latvian business, plus a €10,000 application fee
- No language or residency requirement
- Permanent residency possible after 5 years, citizenship after 10 years
A quick, affordable option for those looking to gain Schengen access through real estate or business entry.
Portugal Golden Visa: Investors Shift from Property to Value
Portugal officially ceased considering real estate as a qualifying investment in October 2023. The program now emphasizes real economic impact.
- €500,000 invested in regulated investment or research funds
- €250,000 allocated to cultural initiatives or heritage preservation
- Business ventures that employ at least 10 people
Portugal still has low physical presence requirements (only 7 days every two years), offers potential citizenship after 5 years, and provides access to top-tier health and education systems — but it requires more economic substance. Backlogs remain significant — estimated to continue until 2030 for some applicants.
Cyprus Permanent Residency: Fast, Affordable, Real Estate-Based
Cyprus continues to provide permanent residency through at least a €300,000 investment in property or qualifying funds. The program remains one of the quickest in the EU.
- Average processing time: 6-8 months
- Permanent residence status (no renewals needed, as long as property is retained)
- Minimal physical presence (visit once every two years)
Though Cyprus no longer offers citizenship-through-investment, it offers quick EU residency access with relatively low commitment.
Greece Golden Visa: Still Real Estate-Focused — With Growing Regulation
Greece remains one of the few large EU countries still offering real estate-based residency:
- Tiered minimums: €250,000 – €400,000 – €800,000, depending on region and property type
- Residency granted to immediate family, renewable every five years, with the possibility of obtaining citizenship after seven years
- Recent regulatory changes prohibit short-term rental platforms in many areas to protect local housing markets
Greece leads in accessibility, but increasing regulation highlights the need for careful planning.
Why Now Is Critical
With Malta’s citizen-for-investment route gone and the EU pushing for stronger oversight across programs, the investment landscape has shifted:
- More strategic selection required: Program stability, compliance, and policy longevity matter more than ever
- Focus on performance over presence: Countries prioritize economic contribution and national interest impact
- Transparency and substance: Due diligence, fund traceability, and project depth are emphasized
Property-led residency still exists—especially in Cyprus, Latvia, and Greece—but investor credentials and legal security now carry equal importance.
How John Hu Migration Consulting Can Help
At John Hu Migration Consulting, we focus on matching investor goals with the right European residency options—supported by legal, financial, and immigration expertise:
- Program selection aligned with your priorities (time, cost, EU mobility options)
- Thorough property due diligence and developer screening
- Assistance with applications, compliance monitoring, and renewals
- Regular updates on rule changes and legal trends across EU countries
Take the Strategic Route
Europe’s residency-by-investment market has shifted from simple access to policy-driven criteria. The right program now depends on more than just capital—it’s about vision, alignment, and execution.
Contact John Hu Migration Consulting to learn how Malta, Latvia, Portugal, Greece, or Cyprus can support your global plans.
FAQ
What significant change did Malta recently make regarding its citizenship by investment program?
Malta recently abolished its Exceptional Investor Naturalization (MEIN) program. This historic change followed a European Court of Justice ruling condemning citizenship as a purely transactional process. Malta is now broadening its citizenship framework to be merit-based, emphasizing innovation, philanthropy, entrepreneurship, and job creation over just monetary investment.
What is Malta's new merit-based citizenship route, and what does it entail?
Malta’s updated system no longer includes commercial entry routes for citizenship. Instead, it evaluates applicants based on exceptional service in areas such as science, culture, technology, or job creation. Applicants may undergo interviews and assessments by relevant sector experts to ensure alignment with national interest goals.
Does Malta still offer a permanent residence program linked to real estate? What are its requirements?
Yes, Malta still offers a Permanent Residence Program (MPRP) linked to real estate. However, it comes with higher requirements, including a property purchase minimum increased to €375,000 (rental option still available), a significant government contribution, and a thorough due diligence process.
What are the alternative European residency programs mentioned that still permit real estate-backed migration?
The article highlights Latvia, Cyprus, and Greece as European countries that still offer real estate-backed residency programs. Portugal has ceased real estate as a qualifying investment for its Golden Visa, shifting focus to other economic contributions.
What are the key investment options and requirements for the Latvia Golden Visa?
Latvia continues to be an affordable EU residency program. Key options include a €250,000 real estate purchase or a €50,000 investment in a Latvian business, plus a €10,000 application fee. It has no language or residency requirement, with permanent residency possible after 5 years and citizenship after 10 years.
How has Portugal's Golden Visa program changed, and what are its current investment categories?
Portugal officially ceased considering real estate as a qualifying investment in October 2023. The program now emphasizes real economic impact through investments such as €500,000 in regulated investment/research funds, €250,000 for cultural initiatives, or business ventures that employ at least 10 people. It still offers low physical presence requirements and potential citizenship after 5 years.
What are the main investment options and processing times for Cyprus Permanent Residency?
Cyprus continues to provide permanent residency through at least a €300,000 investment in property or qualifying funds. It remains one of the quickest programs in the EU, with an average processing time of 6-8 months. It offers permanent residence status with minimal physical presence (visit once every two years).
What are the tiered minimums for the Greece Golden Visa, and have there been recent regulatory changes?
Greece remains real estate-focused with tiered minimums: €250,000, €400,000, or €800,000, depending on the region and property type. Recent regulatory changes prohibit short-term rental platforms in many areas to protect local housing markets, highlighting the need for careful planning.
Why is now a critical time for EU residency investors, given the changes across programs?
Now is critical because the investment landscape has shifted. Countries prioritize program stability, compliance, policy longevity, and focus on economic contribution over mere physical presence. Transparency, due diligence, fund traceability, and project depth are increasingly emphasized, making strategic selection and expert guidance more important than ever.
