Sitz ohne Immobilienkauf in der EU: 5 echte Alternativen für 2026

For years, property was the fastest route to EU residence via Golden Visa programs. But that door largely closed between 2023-2026: Portugal removed property from its Golden Visa in 2023, and Spain scrapped its Golden Visa entirely in April 2025. The good news: several solid, law-based routes to EU residence without buying any property still exist — often at a much lower budget. Below are the main 2026 routes, who they fit, thresholds and timelines, with the service that handles each.

1) Residence via Passive Income (Portugal D7)

If you have regular income without working (pension, rent, dividends), this is the most common and accessible no-property route. 2026 threshold: ~€920/month for the main applicant (+50% spouse, +30% per child), plus ~€11,040 savings. Consular visa → AIMA 2-year card → 3-year extension → permanent residence/citizenship at 5 years. Details + free eligibility check: Portugal D7 (Retirement / Passive Income) Visa.

2) Residence via Remote Work (Digital Nomad Visas)

• Portugal D8 Digital Nomad Visa: ~€3,680/month remote income (4× minimum wage).
• Spain Digital Nomad Visa (DTV): the leading route after Spain's Golden Visa ended.

3) Residence via Company Formation

• Estonia e-Residency & Company Residence
• Lithuania Startup Visa
• Latvia Residence via Company Investment (from €50,000; €150,000+ preferred)
• Romania Company-based Residence
• Bulgaria Company Residence

4) Elective Residence (Italy)

For those living on sufficient passive income (~€32,000/year), Italy's Elective Residence visa grants residence without property. See Italy Elective Residence Visa.

Which Route Fits You?

Passive income → D7 or Italy Elective; remote work → D8 / Spain DTV; running a business → Estonia, Lithuania, Latvia, Romania, Bulgaria. Compare all on our Residence & Citizenship Comparison. We manage the entire process end to end — tax number, bank account, documents, consulate and AIMA.