Background:  

In the Republic of Slovenia, current administrative practice allows third-country nationals to obtain a temporary residence permit if they can demonstrate a valid reason justifying their stay in the country, which includes the purchase of real estate or a long-term rental agreement of 50 years or more. To obtain such a permit, applicants must also meet general conditions, such as having no criminal record, sufficient financial means, and health insurance. The Republic of Slovenia is now considering changing this practice and launched this query to understand the standards applied across other EMN Member and Observer Countries. 

Respondents:  

25 EMN Member and Observer Countries (including BE) provided a public answer to this ad hoc query. 

Findings:  

A preliminary analysis of the results of the ad hoc query shows that: 

• The vast majority of responding countries do not grant temporary residence permits solely for the purpose of purchasing real estate. In these countries (including AT, BE, CZ, CY, EE, FI, FR, DE, HU, IE, LT, LU, NL, PL, PT, SK, ES, SE), property ownership does not establish a legal basis for residence; however, it may serve as evidence of "adequate housing" when applying for permits under other categories like employment or study. 

• A few countries maintain specific residence schemes linked to significant real estate investment (BG, EL, LV). These programs require substantial financial commitments: BG requires an investment of at least €306 755.13 for foreigners who hold a long-stay visa, while LV sets a threshold of €250 000. In EL, the minimum acquisition value was recently increased to €800 000 in highly populated regions to address domestic housing needs. 

• There is a notable trend toward repealing or restricting property-based residence permits due to market impacts. PT revoked its real estate investment residence option in October 2023, and ES repealed its investor category in April 2025, citing the negative impact of such permits on the local housing market. 

• Residence based on renting a property is even less common among countries. While SI accepts leases of 50 years or more, other countries that allow rental-based residence (such as HR, CY, IT, and PT) do so under general or "visitor" regimes that require proof of stable, passive income from abroad and strictly prohibit local employment. 

• Reported issues or particularities include the simulation of investments and lack of physical residency. PT identified issues with "simulated" rehabilitation projects where minor works were presented as qualifying investments. LV noted that many third-country nationals who purchase property rarely physically reside there, using the permit primarily as a means to obtain free movement rights within the Schengen area. 

For further details, please read the compilation of answers attached above.