Golden Visas have become a popular route to residency or even citizenship for individuals looking to live, work, or invest in countries outside their own. These programs usually require a significant investment—often in real estate. However, not everyone has large sums of money sitting idle. That’s where real estate loans come into the picture.
With the right approach, it’s possible to finance your property purchase through a loan and still qualify for a Golden Visa in several countries. But there are key details and country-specific rules you need to understand before moving forward.
What is a Golden Visa?
A Golden Visa is a type of residency program that offers foreign investors the right to live in a country (and sometimes travel freely within a region like the EU’s Schengen Zone) in exchange for a qualifying investment. Real estate is one of the most common investment paths, especially in Europe.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
Can You Use a Loan to Fund Your Investment?
In some countries, yes—but with restrictions. Many Golden Visa programs allow the use of mortgages or loans, but usually only from banks within the same country. This means:
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You can’t typically take a loan from your home country.
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The loan amount cannot reduce the minimum investment threshold set by the Golden Visa policy.
For example, if a country requires a €500,000 property purchase to qualify, you must invest that full amount in real estate, even if part of it is financed by a local bank.
Popular Countries That Allow Real Estate Loans for Golden Visas
1. Portugal (Before 2023 Changes)
Portugal’s Golden Visa program previously allowed real estate investments, and some investors used local mortgages to fund part of their property purchase. However, as of recent updates, real estate is no longer an eligible route—so always check the current law.
2. Greece
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Minimum investment: €250,000 in real estate (rising to €500,000 in certain areas)
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Loan usage: Allowed, but the minimum investment amount must be paid in cash
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You can take a local mortgage for any amount exceeding the qualifying minimum
This makes Greece a good option for those wanting to leverage financing.
3. Spain
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Minimum investment: €500,000 in real estate
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Loan usage: Permitted only above the €500,000 threshold
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In other words, the first €500,000 must be paid without a mortgage; financing is allowed only for the excess
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
4. Turkey
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Minimum investment: $400,000 in real estate
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Loan usage: Yes, but the property’s total value must still meet the investment threshold
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Local financing is available and commonly used
5. United Arab Emirates (Dubai)
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Minimum investment: Varies by visa category (typically AED 1 million+)
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Loan usage: Widely accepted from local banks
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Dubai has a relatively flexible system where many investors use mortgages to meet the property requirement
What Lenders Look For
To get a mortgage in a foreign country, especially as a non-resident, you’ll usually need to provide:
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Proof of income
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Good credit history
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Down payment (often 30–50% of property value)
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A valid passport and legal ID
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Investment intent for visa purposes
Some countries also require life insurance, property insurance, and additional documentation during the application process.
Things to Watch Out For
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Currency risks: If your income is in one currency and your mortgage is in another, fluctuations can affect your repayment amounts.
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Residency requirements: Some Golden Visas require you to live in the country for a minimum period—others don’t.
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Tax implications: Owning property and gaining residency may change your tax status or expose you to foreign property taxes.
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Legal help: Working with a local lawyer is essential when using a loan for immigration-related real estate purchases.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
