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Thomas Scott is Group Head of Real Estate at Henley & Partners.
As highlighted in the World’s Wealthiest Cities Report 2025, global wealth is increasingly concentrating in a select group of dynamic urban centers — many of which are also prime locations for real estate–linked residence and citizenship programs. Affluent investors are not only following wealth — they’re strategically placing themselves at the intersection of lifestyle, opportunity, and mobility. For globally minded individuals, real estate remains a tangible and resilient pathway to unlock both financial returns and enhanced global access.
From the golden shores of the Caribbean to lush Central American locations and thriving hubs in Europe, Africa, and the Middle East, emerging real estate markets offer lucrative opportunities for portfolio diversification in countries offering residence or citizenship by investment programs, allowing investors to acquire high-end, luxury properties while maximizing returns and gaining significant lifestyle and mobility advantages.
Antigua and Barbuda features beautiful beaches, a rich cultural heritage, and a flourishing tourism sector that makes up 80–85% of its GDP. The dual island nation is establishing itself as a crypto-friendly jurisdiction, particularly for offshore businesses and investors, and with its pro-investment climate and advantageous tax system, it continues to attract significant interest in luxury real estate, particularly beachfront properties, villas, and exclusive resorts. As the demand for property continues to grow and prime prices continue to rise, investors are well-positioned to benefit from both capital appreciation and rental income potential.
For a minimum real estate investment of USD 300,000, the Antigua and Barbuda Citizenship by Investment Program offers investors access to citizenship and visa-free travel to over 150 destinations, including Hong Kong, Singapore, the UK, and Europe’s Schengen Area, making it both an idyllic option for a second home and a strategic investment opportunity.
The picturesque island nation of Grenada is a sought-after destination, known for its immaculate beaches, warm climate, and thriving tourism industry. With a lucrative real estate market, political stability, low crime rate, and strong commitment to sustainable development, the country presents a valuable opportunity for investors seeking both capital growth and a serene Caribbean lifestyle.
For a non-refundable contribution of USD 50,000 and a minimum real estate investment of USD 270,000 in a government-approved project, the Grenada Citizenship by Investment Program unlocks visa-free access to over 140 destinations, including China, Hong Kong, Singapore, the UK, and Europe’s Schengen Area. It is also one of the few programs that provides access to the USA through the E-2 visa treaty, making it a compelling choice for globally minded investors.
Brimming with natural allure, Costa Rica is renowned for its high standard of living, diverse wildlife, pioneering role in ecotourism, and strong commitment to sustainability. Investors can choose from eco-conscious developments, oceanfront estates, and verdant rainforest retreats — all while capitalizing on the country’s business-friendly landscape, favorable tax regime, and stable political and economic environment.
The Costa Rica Residence by Investment Program provides investors and their families with a pathway to residence through a minimum real estate investment of USD 150,000. With critical trade advantages, proximity to the USA, and a top-tier healthcare system, this appealing Central American country continues to stand out as a key destination for those looking to invest in both property and an enviable lifestyle.
Panama’s diverse natural landscape features five distinct ecosystems, from lush rainforests and a desert to beaches along both the Caribbean Sea and Pacific Ocean — all within driving distance of the capital, offering an unparalleled lifestyle experience. Ideally located, Panama serves as a global hub for international banking and commerce in Latin America.
Through a real estate investment of USD 300,000, the Panama Residence by Investment Program investors gain residence and access to the Americas and key markets across Europe, East Asia, and Oceania. From modern condominiums in Panama City to scenic villas along the Caribbean and Pacific coasts, the country offers diverse property options and a secure, profitable real estate market.
Cyprus, with its tranquil beaches and warm climate, is an attractive and well-positioned destination for investors seeking European residence and a dynamic real estate market. The island nation offers a resilient economy, favorable tax policies, and a comparatively low cost of living.
For a minimum real estate investment of EUR 300,000, the Cyprus Permanent Residence Program grants investors the right to reside in Cyprus and access to a diverse portfolio of properties — from seafront residences to integrated master-planned communities. Investors can secure both an elevated lifestyle and enduring property value, with eligibility for citizenship after just seven years of residence.
Steeped in history and natural charm, Greece attracts investors with a broad range of real estate options and competitive property prices. From heritage villas on the Aegean islands and traditional stone-built homes to boutique hotels and sleek modern apartments in Athens, the property market presents a wealth of short- and long-term opportunities for those seeking sustained value and capital gains.
Investors can secure residence through Greece’s Golden Visa Program with a minimum specialized real estate investment of EUR 250,000. This Mediterranean hotspot affords residents high levels of safety and security, visa-free travel within Europe’s Schengen Area, and a dependable rule of law. After seven years, residents may be eligible for Greek citizenship, which comes with European Union status.
Strategically located on the Baltic coast, Latvia offers excellent transport and cultural links with Western Europe. Its capital, Riga — a UNESCO World Heritage Site — showcases a striking blend of medieval and Art Nouveau architecture, while the country’s vast forests and nature trails further enhance its global magnetism, making it an appealing option for high-net-worth individuals seeking both asset growth and greater regional access.
Latvia’s Residence by Investment Program is one of Europe’s most competitive, granting residence through a minimum real estate purchase of EUR 250,000, plus a state fee of 5% of the property value. With access to Latvia’s growing economy and the broader European market, investors can choose from luxury apartments in Riga, scenic countryside estates, or coastal properties along the Baltic Sea. There is no minimum stay requirement to maintain or renew the residence permit.
Small in size but big in impact, Malta has established itself as a key player in the international property arena. As a leading financial center and a gateway to the European market, island nation continues to attract investors seeking real estate as a strategic route to permanent residence or citizenship by naturalization. Malta’s property portfolio includes elegant waterfront apartments, historic townhouses, and modern residences in prime areas such as Valletta, Sliema, and St. Julian’s. Driven by consistent demand from expatriates, students, and tourists, Malta’s rental market further enhances the country’s investment appeal by offering strong income potential. Beyond returns, Malta offers an exceptional quality of life — a Mediterranean climate, top international schools, and global connectivity.
The Malta Citizenship by Naturalisation for Exceptional Services by Direct Investment process allows for the granting of citizenship by a certificate of naturalization to foreign individuals and their families who contribute to the country’s economic development. This is possible following a 36-month (or, by exception, 12-month) residence period.
Transcontinental Türkiye uniquely blends Western and Eastern influences in both its modernity and traditions. Ideally located between Europe and Asia, the country serves as an efficient and cost-effective hub for major markets across Central Asia, the Middle East, and North Africa. As one of Europe’s fastest-growing economies, Türkiye’s real estate market — strengthened by robust infrastructure development and supportive government policies — remains a reliable and attractive investment option.
The Türkiye Citizenship by Investment Program enables investors to acquire citizenship through a real estate investment of at least USD 400,000. With a dynamic market and rising property values, available options range from upscale apartments in Istanbul and modern homes in Ankara to scenic coastal retreats along the Aegean and Mediterranean. A Turkish passport grants visa-free travel to over 110 destinations, including Hong Kong, Japan, and Singapore, appealing to those seeking both investment returns and greater global mobility.
Egypt is a cultural and political force in the Middle East and home to one of the world’s most vital seaports. As a global trade and transport hub linking Africa, Europe, the Indian subcontinent, and the Middle East, the country offers an ideal location, growing economic potential, and expanding infrastructure — positioning it as a top destination for real estate investment.
Through Egypt’s Citizenship by Investment Program investors can acquire citizenship via a minimum investment of USD 300,000 in government-approved real estate, land, or developments under construction. After five years, the property can be sold, allowing for flexibility and potential capital appreciation in a rapidly growing market.
A prime location between Africa, Asia, and Australia, Mauritius is a vibrant island nation known for its pleasant tropical climate, multi-cultural society, and extraordinary quality of life. With strong economic growth and political stability, and as a top-level Exclusive Economic Zone, the presence of numerous multi-national companies endorses its capital Port Louis as an excellent location for business. Mauritius has become a premier destination for high-net-worth individuals looking for a secure investment, residence benefits, and a luxurious retreat in the heart of the Indian Ocean.
With a minimum real estate investment of USD 375,000, investors have the opportunity to secure long-term residence through the Mauritius Permanent Residence Program. Eligible properties include exclusive beachfront villas, golf estate residences, and eco-luxury developments, with the option to generate rental income.
From Dubai’s iconic skyline to Abu Dhabi’s cultural landmarks, the UAE offers a world-class lifestyle underpinned by cutting-edge infrastructure, a secure, business-friendly environment, and world-class education. Synonymous with innovation, luxury, and global connectivity, the country stands out as a preferred destination for affluent investors.
The UAE’s Residence by Investment initiative grants real estate investors a renewable 10-year residence visa with a minimum property investment of AED 2 million (approximately USD 550,000). Investors can choose from high-end residences, waterfront properties, and branded developments in Dubai — the biggest climber in the Top 50 Cities for Millionaires ranking — and in Abu Dhabi, one of the fastest-growing wealth hubs of the past decade, as well as in other prime locations. As an advantageous link between Africa, the Middle East, Asia, and Europe, the UAE continues to attract international buyers to one of the world’s most desirable real estate markets.
Real estate-linked investment migration offers far more than just property ownership — it provides improved optionality, more security, and greater peace of mind. Emerging real estate markets in the Caribbean, Central America, Europe, and the Middle East present valuable prospects for geographical diversification and capital appreciation.
From premium developments in Dubai to rainforest retreats in Costa Rica, these investments often offer strong rental yields, high resale prospects, and strategic tax advantages. They also have the potential to expand global mobility, create business opportunities, and enhance quality of life. Amid global unpredictability, real estate remains a foundation for wealth creation and stability, offering discerning investors real mobility and real prosperity — a prime solution for securing their future.
Henley & Partners assists international clients in obtaining residence and citizenship under the respective programs. Contact us to arrange an initial private consultation.
