Buying Property Abroad: Portugal, Greece & Spain Compared

Real estate remains one of the most tangible ways to invest abroad — but the rules, costs, and residency benefits vary dramatically depending on where you buy. Here's how Portugal, Greece, and Spain actually compare for foreign buyers in 2026.

Portugal: Property Investment, Minus the Golden Visa Link
Since 2023 reforms, buying property in Portugal no longer qualifies you for the Golden Visa — but it remains an attractive, straightforward market for foreign buyers who simply want to own real estate, relocate, or generate rental income.

• Foreign ownership restrictions: none — foreigners can buy freely
  Golden Visa eligibility: no longer applicable (as of 2023)
• Typical costs: property transfer tax (IMT), stamp duty, and notary fees typically add 6–8% to the purchase price
• Best for: buyers who want straightforward ownership or rental income, independent of residency programs

Greece: Real Estate Still Linked to Golden Visa
Unlike Portugal, Greece's Golden Visa program remains directly tied to real estate investment, making it the clearest property-to-residency pathway among the three.

• Foreign ownership restrictions: minimal, though border and island regions may require additional permits
• Golden Visa eligibility: yes — investment thresholds vary by region, with higher minimums in Athens, Thessaloniki, and popular islands
• Typical costs: transfer tax, notary, and legal fees typically add approximately 10–13% to the purchase price
• Best for: buyers who specifically want their property purchase to secure EU residency

Spain: Strong Rental Market, No Golden Visa Route
Spain discontinued its real estate-based Golden Visa route in 2025, shifting the country's appeal toward its strong rental market and lifestyle factors rather than residency-by-investment.

• Foreign ownership restrictions: none for most property types
  Golden Visa eligibility: no longer applicable (discontinued 2025)
• Typical costs: transfer tax, notary, and registration fees typically add 10–13% to the purchase price, varying by region
• Best for: buyers prioritizing rental yield, lifestyle, and an established expat market over residency benefits

Side-by-Side Comparison

Which One Fits You?

• Choose Portugal if you want straightforward property ownership without expecting a residency benefit.
• Choose Greece if your real estate purchase is specifically intended to secure Golden Visa residency.

Choose Spain if your priority is rental yield and lifestyle rather than a residency pathway.

Residency-by-investment rules change frequently across all three countries — what secured a visa a few years ago often no longer applies today.

Common Mistakes to Avoid

• Assuming all property purchases qualify for residency: this is no longer true in Portugal or Spain, and region-specific in Greece.
• Underestimating total transaction costs: taxes, legal fees, and notary costs can add significantly more than buyers initially expect.
• Skipping local legal due diligence: property law, especially around title verification and permits, varies significantly by country and region.

The Bottom Line

Real estate can still be a smart part of your relocation or investment strategy — but the link between property and residency has weakened in Portugal and Spain, while remaining strong in Greece. Knowing which country matches your actual goal, ownership or residency, prevents costly missteps.

Considering a property purchase as part of your relocation plans?           Contact MAROLE & Partners for current, country-specific guidance.