Golden Visa programs have become an attractive pathway for high-net-worth individuals seeking residency in foreign countries through investment. Among the most popular investment routes is real estate, which often raises the question: Can you use a real estate loan to qualify for a Golden Visa?
The answer largely depends on the country and its specific program requirements. While some nations allow partial financing, others strictly require the investment to be made with unencumbered personal funds. Understanding how loans are treated under different Golden Visa schemes is essential for anyone considering this route.
What Are Golden Visas?
Golden Visas grant temporary or permanent residency to foreign nationals who make qualifying investments in a country’s economy. These programs are especially popular in countries like Portugal, Spain, Greece, and the United Arab Emirates, where real estate purchases are commonly accepted as eligible investments.
The main benefits include:
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Residency rights (and sometimes citizenship opportunities)
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Visa-free travel in the Schengen Area (for EU programs)
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Access to healthcare, education, and business markets
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
Can You Use Loans for Golden Visa Investments?
1. Portugal
Portugal’s Golden Visa program, prior to the changes in 2023, allowed real estate investments starting from €280,000. However, Portugal requires that the minimum investment amount must come from the applicant’s own funds. Loans or mortgages from Portuguese banks may be used for amounts above the required minimum, but not for the qualifying investment itself.
For example, if the minimum is €500,000:
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€500,000 must be from personal, unencumbered funds
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Any additional amount can be financed through a mortgage
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
2. Spain
Spain offers flexibility compared to other programs. While the required investment in real estate is €500,000, the law permits the use of loans for amounts exceeding that threshold. Like Portugal:
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The first €500,000 must be mortgage-free and fully owned
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Financing can be used for any portion beyond that
This makes Spain an attractive option for those looking to leverage their investment while still meeting Golden Visa criteria.
3. Greece
Greece has become a rising star in the Golden Visa world, especially after raising its minimum real estate investment to €250,000–€500,000 depending on the region. However, Greek authorities typically require the entire investment amount to be paid upfront without any encumbrances. Financing is rarely accepted, and any loan structure would undergo intense scrutiny.
4. United Arab Emirates (UAE)
The UAE’s Golden Visa allows property investors to qualify with a minimum investment of AED 2 million. Unlike EU programs, the UAE does allow mortgages—especially if taken through approved local banks. This provides significant flexibility, as long as:
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The property’s value meets the threshold
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The investor has sufficient income to support the mortgage
This makes the UAE one of the more loan-friendly Golden Visa programs.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
5. Other Countries
Each Golden Visa program comes with its own legal framework:
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Italy and Ireland typically do not allow loans for qualifying investments
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Turkey, which offers citizenship by investment, allows real estate financing as long as the title deed shows full ownership and value compliance
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Malta is stricter and usually demands proof of personal funds
Key Considerations Before Using a Loan
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Ownership Requirement: The property must be free of liens up to the qualifying investment amount.
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Proof of Funds: Even with a loan, applicants need to demonstrate the legal source of their personal investment.
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Due Diligence: Lenders and immigration authorities alike will review the financial structure of your investment.
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Valuation and Tax Implications: Mortgaged properties may impact property taxes or registration requirements depending on the country.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
