Residency-by-investment programs have become a popular path for global citizens seeking greater mobility, business opportunities, and lifestyle benefits. Among the most accessible routes is real estate investment. However, a common question among potential investors is whether loan-backed real estate—i.e., property purchased with a mortgage or other financing—can be used to qualify for residency.
While many countries require the real estate to be fully paid for (without loans), others do accept financed properties under certain conditions. Here’s a look at countries where loan-backed real estate may qualify you for residency.
1. Portugal
Program: Portugal Golden Visa
Minimum Investment: €280,000–€500,000 (depending on location and type of property)
Portugal allows investors to use mortgages or financing from non-Portuguese banks for the portion of the real estate investment that exceeds the minimum required amount. This means:
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You must invest at least the minimum amount in unencumbered funds (cash).
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The rest of the property’s value can be financed via a loan.
Example: If a property is €700,000, you can pay €500,000 in cash (to meet the visa threshold) and finance the remaining €200,000.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
2. Greece
Program: Greece Golden Visa
Minimum Investment: €250,000 in real estate
Greece generally requires the minimum investment amount to be paid in full and without financing within Greece. However, some investors use foreign financing or personal loans secured outside of the country to raise capital. As long as the funds used for the Greek property transaction are fully transferred and declared, the source of those funds being loaned (externally) is not prohibited.
3. Spain
Program: Spain Golden Visa
Minimum Investment: €500,000 in real estate
Spain’s policy is similar to Portugal’s but stricter. The first €500,000 must be unencumbered (free of loans). Any amount beyond that threshold can be financed through a mortgage or loan.
Example: You buy a property worth €800,000. You pay €500,000 in cash and finance €300,000 with a Spanish or foreign loan—this is acceptable.
4. Turkey
Program: Turkey Citizenship by Investment
Minimum Investment: $400,000 in real estate (as of 2023)
Turkey does not explicitly prohibit the use of financing, and many investors have used mortgages from Turkish banks or private lenders. However:
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The property must be appraised at the minimum threshold.
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The full amount must be transferred to the seller.
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The investment must be maintained for at least 3 years.
Loan-backed purchases are accepted as long as the buyer has legal ownership and the title is clean and unencumbered at the time of the citizenship application submission.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
5. United Arab Emirates (UAE)
Program: UAE Property Investor Visa
Minimum Investment: AED 750,000 (~$205,000 USD)
The UAE allows mortgage-backed real estate investments for its residency programs. Many investors use local bank mortgages to purchase qualifying properties, particularly in Dubai and Abu Dhabi.
Key points:
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Property must be in a designated freehold area.
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The mortgage must come from a UAE-licensed financial institution.
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Some emirates require a certain percentage (e.g., 50%) of the property value to be paid off before applying for the visa.
6. Dominica
Program: Citizenship by Investment
Real Estate Option: $200,000 in government-approved property
Dominica requires a full investment in pre-approved real estate projects. While the program does not promote financing, there is no legal restriction against using funds obtained via external loans—as long as the funds are traceable and the investment is made fully and directly.
7. Antigua & Barbuda
Program: Citizenship by Investment
Real Estate Option: $200,000 (shared investment) or $400,000 (full ownership)
Similar to Dominica, Antigua allows external financing under certain conditions. The government’s main concern is proof of full payment and a clear source of funds—not whether the funds originated from a loan.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
Key Considerations When Using Loans for Residency Investments
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Minimum Unencumbered Amount: Most countries require the minimum qualifying investment to be debt-free.
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Loan Source: Loans from foreign banks or personal sources are often acceptable, while local mortgages may be restricted or come with additional rules.
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Documentation: Transparent and well-documented fund sources are essential to avoid legal or immigration delays.
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Due Diligence: Always work with legal professionals familiar with residency law and local property regulations.
