Real Estate
& Qualifying Property Investment.
Independent advice on qualifying property under golden-visa and CBI programmes. We never accept developer commissions — our recommendation is paid for by you and answers only to you.
The right property is the one that meets the programme criteria — and your investment goals.
Qualifying-asset validation
Before any reservation, counsel confirms the property meets every programme criterion — minimum-investment threshold, location restrictions (Portugal post-2023, Greece tier zones), property type (residential, commercial, hotel-branded), rental restrictions, and ownership structure (direct, trust, company).
Title + diligence
Independent title search, encumbrance check, and structural diligence by a non-developer-affiliated firm. Critical in markets with informal title histories (Greek islands, parts of Antigua) where developer-supplied diligence has historically missed encumbrances.
Yield + exit modelling
Whether the property serves as a lifestyle base, a rental investment, or a hold-to-resale vehicle, we model net yield (after taxes, management fees, and mandatory holding periods) and the realistic exit timeline. Programme-mandatory holding periods (Portugal 5 years, Greece 5 years, Spain 5 years) shape the model.
Acquisition + holding tax
Stamp duty, transfer tax, IMI / IBI / ENFIA (annual property tax), capital-gains exposure on exit, and any non-resident withholding — modelled before purchase and revisited annually. Coordination with our tax practice for any structuring (corporate vehicles, beneficial-owner declarations, FATCA / CRS reporting).
Your real estate engagement, step by step
Discovery call
A 30-minute call with a senior advisor. We map your situation, scope the real estate brief, and confirm the right service mix.
What clients say about our real estate work
"Citizen Sure guided our family through Malta citizenship with exceptional professionalism. We now hold EU passports — the process was seamless from first consultation to passport in hand."
"Speed and certainty were our priorities. They secured UAE Golden Visas for our entire family in under three weeks. Their government relationships and due diligence process were genuinely impeccable."
"Two years into our Portugal Golden Visa journey, we're on track for EU citizenship. The investment has already paid for itself many times over in business opportunities and lifestyle freedom."
"I was initially sceptical about the process, but the team's expertise and transparency gave me complete confidence. Our Caribbean passports arrived in 58 days, exactly as promised."
No. Portugal's "Mais Habitação" Law (Law 56/2023, in force October 2023) removed the real-estate investment route from the Portugal Golden Visa programme. Existing applicants who had reserved property before the cut-off retain rights; new applicants must use one of the remaining qualifying routes — primarily fund subscription (€500K minimum into a Portugal-domiciled, non-real-estate-exposed fund). Our real-estate practice covers all currently-active golden-visa real-estate jurisdictions: Greece, Spain, Cyprus, UAE, Turkey, and several Caribbean CBI programmes.
The Greek Golden Visa real-estate minimum was tiered in 2024. Properties in higher-demand zones (Athens central, Mykonos, Santorini, Thessaloniki central) require €800,000 minimum. Properties elsewhere on the mainland and outer islands remain at €400,000. Conversion of commercial property to residential and certain restored heritage buildings have a €250,000 threshold. The tiering is set by Joint Ministerial Decision and reviewed annually — confirm current thresholds at the time of application.
No. Citizen Sure operates a strict no-commissions policy across the real-estate practice — we do not accept retainers, referral fees, success fees, or any other form of compensation from developers, sales agents, or programme operators. The full client engagement fee is paid by you, and the recommendation answers only to you. This model is unusual in the investment-migration industry and is the single most important structural feature of our real-estate advice.
Most programmes require the qualifying investment to be in the principal applicant's name (sometimes joint with the spouse). Corporate ownership structures are typically NOT accepted for the qualifying portion of the investment, though they can be used for incremental holdings beyond the minimum. Trust ownership is more permissible — Cypriot, Maltese, and Caribbean trusts are recognised in their respective programmes; UAE Golden Visa accepts certain DIFC-structured trusts. Counsel reviews the structure against the programme rules before reservation.
Once the programme's mandatory holding period expires (typically 5 years for golden-visa programmes), the property may generally be sold, gifted, or transferred without affecting the residency / citizenship already granted. There are exceptions: in some Caribbean CBI programmes, the property must be held for the full 5 years or face citizenship revocation; in a small number of jurisdictions, certain post-grant restrictions apply. Counsel confirms the specific holding-period and exit rules in the eligibility opinion before purchase.
Speak to a senior advisor — free, confidential, 30 minutes.
Every real estateengagement begins with a discovery call. We’ll listen to your situation, ask the questions that matter, and respond with a clear recommendation on the right next step — including programme shortlist, cost estimate, and indicative timeline.
- Senior advisor on every callNot a sales rep — a partner-level practitioner with direct authority.
- Strict NDA on every engagementYour case never leaves the firm; full confidentiality guaranteed.
- Independent — no developer commissionsOur recommendation answers only to you, never to a programme operator.
Latest from our research desk
Market reports, regulatory alerts, and programme updates relevant to real estate.
Investment Migration Real Estate Advisory
Citizen Sure's real-estate practice provides independent advice on qualifying property under golden-visa and CBI programmes worldwide. We never accept developer commissions; the engagement fee is paid by the client and the recommendation answers only to them. Active jurisdictions include Greece (€250K–€800K tiered Golden Visa under JMD 2024), Spain Golden Visa (€500K), Cyprus permanent residence, UAE Golden Visa (AED 2M property route under Cabinet Resolution 65/2022), Turkey CBI ($400K), and several Caribbean CBI real-estate routes (St. Kitts & Nevis, Antigua & Barbuda, Grenada, Dominica, St. Lucia). Portugal's real-estate Golden Visa route was closed by Law 56/2023 in October 2023 and is no longer available for new applicants. Every engagement begins with a written eligibility opinion confirming the property meets the programme criteria. Speak to a senior advisor for a confidential consultation.
Speak with our Real Estate team
Independent advice on qualifying property in every active golden-visa and CBI jurisdiction. We never accept developer commissions.