Real Estate Citizenship by Investment
Real estate citizenship by investment lets you buy an approved property instead of donating. Compare costs, holding periods and Caribbean programs honestly.
Not every investor is comfortable writing a cheque they will never see again. That is the appeal of real estate citizenship by investment: instead of a non-refundable contribution to a government fund, you buy an approved property, hold it for a set term, and can sell later. The passport is identical. The economics are not.
How real estate citizenship by investment works
The rule that surprises most applicants: you cannot simply buy a home you like and apply. Every program approves a specific list of qualifying projects — usually a share in a branded resort, a hotel suite or villa, or a unit in an approved development — selected partly for what they contribute to tourism and construction, not for your return.
Beyond the investment itself, nothing changes: the same background checks, the same steps, the same passport as any applicant in the standard citizenship by investment process.
What the property route really costs
As of 2026, approved Caribbean real-estate options typically start from approximately US$200,000 for a share in a designated project, with roughly US$325,000+ common for whole units or higher tiers.
What the headline leaves out matters more. Government processing fees, due diligence for each family member, legal and agent costs, and a real-estate-specific government fee all sit on top of the purchase — and none are recoverable. They are the true price of the passport. Our breakdown of how much citizenship by investment costs in 2026 sets out the full stack. Program terms and thresholds change — we’ll confirm the current figures for your situation on a call.
Donation vs real estate: an honest comparison
| Donation route | Real-estate route | |
|---|---|---|
| Upfront investment | From approx. US$200,000 (single applicant) | From approx. US$200,000–$325,000+, by country and unit |
| Recoverable? | No — a one-way contribution | Potentially — resale after the holding period, at market price |
| Holding period | None | Commonly around 5–7 years |
| Complexity | Lower — one payment | Higher — developer, contract, title, ownership costs |
| Typical all-in outlay | Often lower once every fee is counted | Usually higher — fees stack on top |
| Income potential | None | Possible rental share — never guaranteed |
| Best for | Passport-first buyers: lowest, simplest total cost | Asset-first investors who accept illiquidity |
The honest conclusion is not the flattering one. If your goal is purely a second passport, the donation is usually cheaper all-in and far simpler. Property earns its place only when you genuinely want the asset.
The holding period and the liquidity you give up
Approved property must generally be held for a fixed term — commonly around five to seven years, depending on the program and tier — before resale. Under several programs your eventual buyer may also need to be a citizenship applicant purchasing through the same approved project, so you are not selling into the open market. You are selling into a narrow queue of people who want a passport at that moment, at that price.
Resale value therefore tracks program demand as much as the building. Read “recoverable” as “potentially recoverable” — the capital is at risk and the exit is not guaranteed.
Which Caribbean programs offer a real-estate option
All five Caribbean programs pair a donation with some form of approved real estate: Antigua & Barbuda, Grenada, St Kitts & Nevis, St Lucia and Dominica. They differ on project quality, the price of a co-owned share versus a whole unit, and the holding period — so the real comparison is project-by-project, not country-by-country. Our guide to Caribbean citizenship programs compares the five on cost, timeline and travel access. Grenada draws extra interest for a reason unrelated to the property: it remains the only Caribbean program whose citizens can access the US E-2 investor treaty.
Citizenship through property investment in Europe
Investors often ask about citizenship through property investment in Europe, where the door has narrowed. Portugal removed the residential real-estate option from its Golden Visa in 2023; the programme continues through qualifying funds and other routes, but buying an apartment in Lisbon no longer earns residency. A few European programs still accept property, though thresholds have risen and location restrictions are common.
Is real estate citizenship by investment right for you?
It reduces to one question: are you buying a passport, or an asset that happens to carry a passport? If the former, the donation route is usually the cleaner answer. If the latter — and you can hold an illiquid resort share for five to seven years, with income that may or may not materialise — approved real estate fits well. This page is general information, not investment, legal or tax advice — have your own advisers review any specific project before you commit.
We review approved developments with the same scepticism we bring to the paperwork, and will say plainly when a donation would serve you better. Book a free, confidential consultation with Jane Katkova and her team, and we will price both routes against your goals.
Real Estate Citizenship by Investment — your questions answered
Can I buy any property I like and qualify for citizenship?
No. Each program approves a specific list of qualifying developments — typically branded resorts, hotel shares, villas and approved mixed-use projects — and only purchases inside those projects count. A privately bought house or apartment, however valuable, will not qualify you for citizenship.
Is the real-estate route cheaper than a donation?
Usually not, once everything is counted. Government fees, due diligence, legal and agent costs, and a real-estate-specific government fee all sit on top of the purchase price and are never refunded, so the all-in outlay is generally higher than the donation route. The trade-off is that part of your capital sits in an asset you may later resell rather than in a one-way contribution.
How long do I have to hold the property before I can sell it?
Holding periods are commonly around five to seven years, depending on the program and the investment tier. In several programs the next buyer may also need to be a citizenship applicant buying through the same approved project, which narrows the resale market considerably. We will confirm the current holding period for any project you are considering.
Can I earn rental income from a CBI property?
Often yes — many approved projects are resort or hotel developments that pool rental revenue and pay owners a share. Returns are not guaranteed, however, and marketing projections should be treated as projections rather than promises. Treat any rental yield as a possible bonus, not as the reason to choose the route.
Do I get my investment back when I sell?
Potentially some of it, but never the full outlay. The government fees, due diligence and legal costs are gone for good, and the property itself will fetch whatever the restricted resale market pays at the time. Investors who need certainty of capital return should not choose this route.
Can I still get European residency by buying property?
It is narrower than it was. Portugal removed the residential real-estate route from its Golden Visa in 2023, though fund and other qualifying routes remain open. A few European programs still accept property in some form, but thresholds have risen and location restrictions are increasingly common — we will map the current options for you on a call.
What our clients say
Thank you for help with the spousal sponsorship process! It was so easy to communicate with Jane’s team. Highly recommended!
Thank you very much for your help with the visa process! Professionals work in their field. Ruslana, we thank you!
We used Jane Katkova & Associates to obtain a study/work visa for our son. From the very first contact we were impressed with her confidence and professionalism — superb, personal service.
Ready to secure your global future?
Book a free, confidential consultation with Jane Katkova and her team. We’ll map a personalized route to your second citizenship or residency.