Greek authorities are tightening controls on fraudulent schemes in the Golden Visa program following the issuance of a new circular, No. 1/2026, by the Ministry of Migration and Asylum. According to explanations regarding the circular and reports in industry publications, Greek authorities will now forward information about misleading advertising and fictitious investment deals to the AADE tax authority and the Greek anti-money laundering agency, and confirmed violations may result in sanctions up to and including the revocation of the investor’s residence permit.
The reason for tightening controls was schemes in which investors were formally shown a property that met the program’s minimum threshold, but part of the funds was then effectively returned through hidden discounts, prepaid lease agreements, compensation for furniture, or cash payments. Industry experts note that following the increase in program entry thresholds in September 2024, the market saw a rise in advertising offers for properties priced below the legally established minimum, which drew additional attention from the authorities.
The new circular is broader in scope than mere anti-fraud measures. According to explanations from lawyers and the industry press, the document also resolves discrepancies in the application of rules among regional offices, clarifies the application submission process, and establishes stricter oversight of whether properties and applicants meet program requirements. This is intended to simultaneously increase the predictability of administration and intensify pressure on questionable schemes.
This tightening comes amid continued high demand for the Greek Golden Visa. According to data cited in industry publications, the number of approvals reached 8,879 in 2025, nearly doubling from 4,535 the previous year. This makes the program one of the most sought-after in Europe, thereby increasing incentives for abuse in the real estate market.
The UAE has simplified the process of obtaining a “golden visa” for real estate investors: the key criterion remains the cost of the property from 2 million dirhams, while in Dubai it is possible to apply on the basis of a mortgage purchase if there is a letter from the bank and confirmation of payments, according to the description of the Dubai Land Department (DLD) service for applying for a 10-year investor residence visa.
According to the DLD’s terms and conditions, the applicant must own a property (or several properties) with a total value of at least AED 2 million, and the property may be mortgaged – a letter from the bank stating that there are no objections is required, as well as an indication of the amount paid and the outstanding balance.
The changes came into effect on February 20, 2026, and expand the pool of applicants to include buyers using mortgages and installment plans, as well as buyers of off-plan properties.
New Zealand’s Active Investor Plus investor residency visa program has seen increased interest from foreign capital since the rules were changed: as of January 19, 2026, Immigration New Zealand had received 532 applications covering 1,709 applicants (including family members) representing 33 nationalities.
According to INZ data, the minimum investment “potential” of the applications submitted is estimated at NZ$3.16 billion, with 392 applications already receiving approval in principle and 159 applications completed with the issuance of residence visas. The volume of investments already committed under issued residence visas amounts to NZ$926.2 million, with most of the funds going to Invest New Zealand-approved managed funds and bonds.
The most active applicants are US citizens (201 applications), followed by China (86), Hong Kong (69), Germany (37), Singapore and Taiwan (26 each). The statistics also include the United Kingdom, Japan, South Korea, Vietnam, Switzerland, the Netherlands, as well as Russia (3 applications) and Ukraine (1 application).
The reformed rules have been in effect since April 1, 2025, and provide for two categories of investment: Growth (minimum NZD 5 million for 3 years, more “active” and risky instruments, including managed funds and direct investments in business) and Balanced (NZD 10 million for 5 years, a mixed portfolio with the possibility of lower-risk instruments). The package of changes also includes a reduction in the investment threshold compared to the previous settings, the removal of the English language requirement, and the relaxation of certain immigration conditions for investors choosing more active investments.
The Greek authorities plan to pass a law in January 2026 reforming the Golden Visa program for investors in order to speed up the processing of applications and eliminate the problem of “backdating” the validity period of residence cards.
The key change concerns the calculation of the five-year validity period of the residence permit: currently, it is often counted from the date of application, which means that due to lengthy processing of documents, the actual validity period of the card obtained is less than five years. It is proposed to start counting from the date of issue of the card so that holders receive the full five-year period from the date of actual receipt of the document.
The reform is also aimed at reducing the administrative burden – it is planned to simplify the procedures for extending permits and reuniting families by reducing the number of stages of consideration.
According to IMI Daily, the number of pending applications under the program exceeded 49,000 in July, although the pace of processing applications has accelerated significantly in 2025. The Golden Visa program provides investors with a renewable residence permit, and in 2024-2025, Greece has already changed the parameters of the program, including real estate investment thresholds and transitional conditions.
Source: http://relocation.com.ua/greece-changes-rules-for-obtaining-golden-visas-from-january/
The Romanian government plans to introduce a program called “golden investor visa” (Residency by Investment). According to the article, it will be possible to obtain a residence permit by investing €400,000 or more in the country’s economy. Applicants will have to confirm the legality of the origin of the funds, not be on any sanctions lists, and not pose a threat to national security, the publication reports.
Thus, with the introduction of this program, Romania will join the number of European countries that offer foreign investors a simplified procedure for obtaining a residence permit through investment.
What is a “golden visa” (Residency by Investment)?
This is a type of immigration program where a foreigner is granted a residence permit or residency in exchange for significant investments in the host country — for example, purchasing real estate, contributing to a fund, starting a business, etc.
The Portugal Golden Visa (ARI) program, launched in 2012, was initially based on real estate investments, but after reforms, it is now more focused on funds, donations, and capital investments.
Key parameters and changes.
1) In 2023, real estate was excluded as the main route for the program, forcing investors to switch to funds, business projects, or donations.
2) The minimum investment in a fund is €500,000.
3) In 2024, a record 4,987 golden visas (main applications + dependents) were issued, which is 72% more than a year earlier.
4) Since the program began, more than 15,619 visas have been issued to investors and about 22,000 visas to family members (as of September 2024).
China remains the largest country of origin for investors, but interest from the US, Brazil, Turkey, and other countries has increased. Changes to the program have prompted investors to diversify their investments, favoring funds and non-interest-bearing methods.
Source: http://relocation.com.ua/portugal-golden-visa-program-program-features-from-relocation/
