In a world marked by economic uncertainty and geopolitical instability, real estate has continued to persist as a stable financial investment. As high-net-worth individuals (HNWIs) seek stability, mobility, and long-term security, it has also transformed into a strategic gateway to global freedom. Thus, the intersection of immigration and property has become an undeniable, dominant force shaping investment behaviour worldwide.
Soaring energy crisis, cryptocurrency crashes, the prolonged regional conflicts to mention a few, have all driven investors toward more secure, tangible assets, such as real estate. Over 90% of centi-millionaires own multiple homes, and 65% maintain a second residence outside their home country, according to reports. But more people have come to understand that the value of the global real estate market extends far beyond bricks and mortar. Residency and Citizenship by Investment (RBI/CBI) programmes offer access to second passports, safer jurisdictions, and lifestyle upgrades, all while delivering capital appreciation and rental income from a property.
The next wave of investment migration is also being driven by rapidly growing millionaire populations across Africa, Asia, and the Middle East. According to the Centi-Millionaire Report, the number of ultra-wealthy individuals in Vietnam is expected to grow by 95% over the next decade, while India will see an 80% increase in its centi-millionaire population. These rising economies are fuelling outbound demand for real estate–linked migration.
Dual value of property and passport
According to Knight Frank’s Wealth Report 2024, 22% of global ultra-high-net-worth individuals now cite citizenship and residency access as a key driver behind international property investments. This is because these investment migration programmes provide a rare dual-purpose advantage. Investors gain a physical, income-generating and appreciating asset while unlocking permanent residency or full citizenship in strategically located countries.
This is not just a trend, it is a signal that the ultra-wealthy are actively diversifying not only their portfolios but their jurisdictions. In this context, real estate becomes both a hedge and a launchpad. The rise of remote work has also transformed how and where HNWIs choose to live. No longer tethered to cities like London or New York, today’s wealthy professionals prioritise lifestyle, security, and digital infrastructure.
Where demand is surging in Europe
Understandably, this has created demand in places with attractive programs. Within Europe, Portugal stands out as a prime example. Before its 2023 Golden Visa reform, the country experienced a property boom and by the end of the year Portugal was home to 62,700 millionaires, including 108 centi-millionaires. Lisbon alone housed 37 centi-millionaires (34%), while the Algarve saw 45 (42%), swelling to over 250 during peak seasons. It comes as no surprise that home sales in Lisbon and Porto grew by over 20% year-on-year. Portugal was also considered to be the ninth most popular destination globally for relocating millionaires last year, with a net inflow of 800 high-net-worth individuals with liquid investable wealth of $1 million or more expected. Today, Portugal offers its Golden Visa to investors who transfer a minimum of €200,000 in capital or invest at least €500,000 in qualifying funds.
Another European country with a sought-after programme, Greece’s Golden Visa requires a minimum property investment of EUR 250,000, one of the most affordable real estate investments in Europe. In 2023 alone, more than 10,000 permits were issued, causing price surges in Athens and key coastal zones.
Malta is also a long favourite among wealth holders. The island country in southern Europe currently hosts 45 centi-millionaires, and its programme is among the most popular in the world. Its residency by investment programme allows investors to obtain a residency with a minimum real estate purchase of EUR 375,000 plus EUR 30,000 contribution and EUR 2,000 Donation.
Cyprus is also gaining renewed momentum. Its Permanent Residency Program, which requires a minimum real estate investment of EUR 300,000, continues to appeal to investors and families seeking long-term stability. With Cyprus set to join the Schengen Zone by 2026, the program is expected to become even more attractive, offering enhanced travel access and long-term security within the EU.
Caribbean real estate boom
The Caribbean real estate market is experiencing a powerful upswing, driven largely by the popularity of Citizenship by Investment (CBI) programmes. In 2023, the region recorded a 15% increase in real estate transactions, with a projected CAGR of 4.5–4.8% through 2028, pushing the market toward an estimated USD 2.7 trillion valuation by 2029. This growth is not speculative but rather backed by soaring investor interest and real, measurable inflows.
St. Kitts & Nevis, a pioneer in the investment migration space, saw a 169% spike in applications in Q4 2024, following the rollout of updated due diligence protocols and stringent screening. The programme is accessible through a USD 325,000 investment in real estate. The reforms have renewed investor confidence and significantly increased demand for approved properties.
In Grenada, real estate made up 74% of all CBI approvals in Q1 2025, generating USD 24 million in investment, an 18% increase in average revenue per applicant compared to the previous year. Prices in luxury resort areas are climbing steadily, fuelled by limited inventory and strong interest from international buyers, particularly those targeting E-2 visa access to the United States.
Meanwhile, Antigua & Barbuda experienced a record-breaking 205% rise in CBI applications in the first half of 2024, with 739 submissions, more than the total for all of 2023. A regional MOU led to a policy change, increasing the minimum real estate threshold from USD 200,000 to USD 300,000 in June 2024. In the months leading up to the change, property prices surged as investors rushed to meet the lower requirement, cementing the island’s position as a CBI hotspot.
The future of investment migration in real estate
As immigration policies tighten in many countries, Residency and Citizenship by Investment remains a legal, structured pathway to global access. For the world’s wealthiest, it’s a proactive tool, one that supports wealth diversification, legacy planning, and international living.
Real estate is no longer just a financial asset. It’s a passport to opportunity, and increasingly, the cornerstone of global mobility.
At Citizenship Invest, we guide clients through every stage of investment migration, from selecting the right programme to securing properties that fit your financial and lifestyle goals. Whether you are seeking passive rental income, second citizenship, or a base in Europe or the Caribbean, our expert team can match you with the best real estate opportunities.
