Obtaining Residency in the EU Without Buying Property: Five Realistic Alternatives for 2026

For many years, the shortest path to residency in Europe was through real estate: Golden Visa programs granted renewable residence permits to those who purchased property above a certain threshold. However, this door has largely closed between 2023 and 2026: Portugal removed residential property from its program in 2023, and Spain completely abolished the Golden Visa in April 2025. The good news is that there are still multiple ways to obtain legal residency in the EU without purchasing property. In this guide, we compare five alternatives valid as of 2026, based on official legislation.

Why have non-property residency paths come to the fore?

Rising real estate prices and local housing crises have driven many EU countries away from "residency by investment" models. Instead, residency pathways based on passive income, business/company establishment, and innovative startups have strengthened. These routes require you to generate real income or engage in economic activity rather than locking capital into a property — and are often much less expensive.

2026 Comparison Table

1. Italy — Elective Residence (Residenza Elettiva)

This visa is designed for those who wish to live in Italy without working, supported by passive income. You must prove regular and stable income (such as rent, dividends, or pension) of approximately €32,000 per year for a single person (higher for couples). Purchasing property is not mandatory; a long-term rental agreement is sufficient. For details, see our Italy Elective Residence service page.

2. Bulgaria — Company (TRO) or Retirement Residency

You can obtain EU residency in Bulgaria by opening a Commercial Representation Office (TRO) with your existing and active company of at least two years' standing — no property is required, and there is a 10% flat tax advantage. Alternatively, there is a separate residency path for those with regular pension income. See Bulgaria TRO and retirement residency.

3. Romania — Residency through Company Establishment

You can obtain residency in Romania by establishing and managing a company as an executive or investor. It is an EU member option, low-cost, and close to Turkey. See Romania company residency.

4. Estonia — Digital State, Company, and Startup

You can manage your company entirely online via e-Residency; for actual physical residency, you can use the company investment route (~€65,000 equity) or the startup visa path. Important: e-Residency alone does not grant a residence permit. See Estonia e-Residency and residency.

5. Lithuania — Startup Visa

If you have an innovative business idea, the Lithuania Startup Visa provides EU residency without a fixed capital requirement. It is ideal for technology and scalable ventures. See Lithuania Startup Visa.

Which one is right for you?

• If you have regular passive income → Italy Elective Residence
• If you have an active company → Bulgaria TRO or Romania
• If you are retired → Bulgaria or Italy
• If you have an innovative venture → Lithuania or Estonia startup

To see the investment amounts, duration, and outcomes of all these paths side by side, you can review our residency and citizenship comparison page.

With Resida Global

Resida Global manages the entire process in Turkish, from selecting the right country and path to application, legal compliance, and obtaining the residence card. Contact us for a free evaluation.

Frequently Asked Questions

Is it really possible to get EU residency without buying property?

Yes. The paths through Italy (passive income), Bulgaria/Romania (company), and Estonia/Lithuania (startup) do not require purchasing property. However, property-based residency programs in Portugal and Spain were closed between 2023 and 2025.

Which is the lowest-cost path?

If you have an innovative venture, the Lithuania Startup Visa does not require fixed capital. For those with active companies, Bulgaria TRO and Romania are low-cost options.

Do these residencies lead to citizenship?

In most EU countries, 5 years of permanent residence opens the path to citizenship after approximately 10 years (varies by country). Italy requires 10 years, and many other countries have similar timelines.