How much does visas cost? Total investment breakdown (2026)

How much does visas cost? Total investment breakdown (2026)

The headline investment figures you see advertised for golden visas and residency-by-investment programs are just the starting point. The true total cost includes government fees, legal representation, due diligence charges, property transfer taxes, and ongoing compliance costs. Depending on the program, these extras add 5-15% on top of the base investment.

This guide shows you the complete cost picture for every major program active in 2026. No hidden fees, no surprises. Every figure below reflects the actual total you should budget, not just the marketing number.

Total cost comparison: every program at a glance

This table shows the minimum investment plus all mandatory government fees, typical legal costs, and transaction taxes. It does not include optional expenses like property furnishing, travel, or relocation costs.

How much does it cost to move to Greece?

Greece offers the widest range of entry points among European golden visa programs, with real estate investment thresholds tiered by location. The total cost varies significantly depending on where you buy.

Greece golden visa cost by tier

Tier 1 -- Prime locations (EUR 800K minimum): Central Athens, Thessaloniki center, Mykonos, and Santorini. Total cost with transfer tax (3.09%), notary fees, legal representation, and government application fees: approximately EUR 840K-860K.

Tier 2 -- High-demand areas (EUR 400K minimum): Other popular urban and island locations. Total cost: approximately EUR 425K-440K.

Tier 3 -- Most other regions (EUR 250K minimum): Regional cities, rural areas, and commercial property conversions. Total cost: approximately EUR 268K-280K.

The 3.09% transfer tax is the largest additional cost on Greek real estate transactions. For an EUR 800K property, that alone is EUR 24,720. Legal fees for the property purchase and golden visa application together typically run EUR 8,000-15,000. Notary and registration fees add another EUR 1,500-3,000.

Processing takes approximately 3 months, with citizenship available after 7 years. Greece offers 185 visa-free destinations on its passport, making it one of the strongest in the world.

How much does a Cyprus visa cost?

Cyprus permanent residency requires a minimum real estate investment of EUR 300K. Among Mediterranean EU programs, this makes Cyprus the most affordable entry point for European residency -- cheaper than Greece's prime tiers and Portugal's fund-based route.

Cyprus PR total cost breakdown

• Real estate investment: EUR 300K minimum (new property from developer, plus VAT considerations)
• Government application fees: EUR 500-1,000
• Legal representation: EUR 8,000-12,000
• Property transfer fees and stamp duty: EUR 3,000-8,000 (varies by property value)
• Total estimated cost: EUR 311K-321K

Processing takes approximately 6 months. The path to Cypriot citizenship is 8 years of continuous residency. Cyprus sits at the crossroads of Europe, the Middle East, and Africa, with a corporate tax rate of 12.5% that attracts international businesses.

The cost of living in Cyprus is notably lower than Western European capitals. Expect monthly living expenses of approximately EUR 2,000-3,500 for a comfortable lifestyle outside Limassol and Nicosia, the two most expensive cities.

How much does a golden passport cost?

A "golden passport" -- actual citizenship, not just residency -- is only available through Citizenship by Investment (CBI) programs. These are distinct from golden visas, which grant residency permits. The distinction matters because a passport gives you visa-free travel, voting rights, and full diplomatic protection.

Golden passport costs compared

Due diligence fees are the major "hidden" cost in CBI programs. Governments conduct thorough background checks on every applicant and family member. These fees are non-refundable regardless of outcome. Family applications increase the total significantly -- each additional dependent adds USD 15K-35K depending on the program and the dependent's age.

Grenada stands apart from the other Caribbean options because of its E-2 treaty with the United States. Grenadian citizens can apply for E-2 investor visas, which allow them to live and work in the US. This unique access makes Grenada's slightly higher price point worthwhile for US-focused investors.

UAE golden visa: the true cost of Dubai residency

The UAE Golden Visa requires a minimum investment of AED 2M (approximately USD 545K) in eligible real estate. Despite the high entry price, the total additional costs are among the lowest of any program, and the absence of income tax creates long-term savings that can dwarf the initial investment.

UAE cost breakdown

• Property investment: AED 2M minimum (~USD 545K)
• Dubai Land Department fee: 4% of property value (AED 80K / ~USD 21,800)
• Agency commission: 2% (AED 40K / ~USD 10,900)
• Visa processing fees: AED 4,000-7,000 (~USD 1,100-1,900)
• Legal and admin: USD 3,000-7,000
• Total estimated cost: ~USD 582K-586K

The 4% DLD registration fee is the single largest additional expense. This is a one-time transfer tax paid at the point of property registration. The February 2026 elimination of the 50% upfront deposit requirement reduced the cash-flow barrier to entry but did not change the total cost.

For retirees (aged 55+), the UAE offers a retirement visa with a lower threshold of AED 1M (~USD 272K). The same 10-year renewable structure applies, though this is a residency visa, not a citizenship path.

US citizenship cost: the EB-5 full picture

The path to US citizenship through the EB-5 investor visa program is the most expensive and time-consuming option in investment migration. The total outlay goes well beyond the headline USD 800K or USD 1.05M investment figure.

EB-5 total cost breakdown

• Investment (TEA): USD 800K (or USD 1.05M for non-TEA)
• USCIS filing fees: USD 3,675 (I-526E) + USD 3,750 (I-829) = USD 7,425
• Regional center admin fees: USD 50K-75K (one-time, varies by project)
• Immigration attorney: USD 15,000-30,000
• Document preparation (translations, apostilles): USD 2,000-5,000
• Total estimated cost: USD 875K-920K (TEA) or USD 1.12M-1.17M (standard)

The regional center administrative fee is the expense that surprises most applicants. This is a separate charge from the investment itself, paid to the entity that manages the EB-5 project. It covers project structuring, job-creation reporting, and SEC compliance. It is non-refundable.

After obtaining the unconditional green card (2-5 years total timeline), you must maintain US residency for 5 years before applying for naturalization. The naturalization filing fee is currently USD 760. Total time from EB-5 application to US passport: approximately 7-10 years.

Italy investor visa: costs and the flat tax advantage

Italy offers one of the lower entry points in Europe at EUR 250K for innovative startup investments, with government fees among the lowest of any program (EUR 1,000-2,000). The total cost for the minimum investment tier runs approximately EUR 261K-267K including legal representation.

The higher tiers -- EUR 500K for Italian companies or EUR 2M for government bonds -- appeal to investors seeking Italy's flat tax regime. New Italian tax residents can opt for a EUR 100K per year flat tax on all worldwide income, regardless of the amount. For ultra-high-net-worth individuals earning EUR 1M+ annually, this represents massive savings compared to Italy's standard progressive rates (up to 43%).

Processing takes 3-4 months, making Italy the second-fastest European program after Greece. The path to citizenship is 10 years -- the longest in Europe -- so Italy is better suited for investors who value the tax regime and lifestyle over a fast passport.

Malta MPRP: the dual-cost structure explained

Malta's Permanent Residence Programme has a unique cost structure that combines a non-refundable government contribution with a property commitment. This dual structure makes it harder to compare against programs with a single investment threshold.

• Government contribution: EUR 28,000 (if buying property) or EUR 58,000 (if renting)
• Property purchase: EUR 300K minimum (or EUR 10K-12K/year rental)
• Administrative fee: EUR 40,000
• Charity donation: EUR 2,000
• Legal representation: EUR 10K-15K
• Total (purchase route): EUR 380K-397K

Malta's citizenship-by-investment program (MEIN) is currently suspended. Only the MPRP residency program is accepting applications. Processing takes 4-6 months.

Programs that are no longer available

Two formerly popular programs are no longer accepting applications, and including them in cost comparisons would be misleading:

Spain Golden Visa: Ended in April 2025. Spain no longer offers residency through real estate investment. Existing holders retain their status, but no new applications are accepted.

Malta MEIN (citizenship): Suspended. Only the MPRP residency program remains active.

The UK does not offer any investment-based immigration route. There is no British golden visa or investor visa program.