{"id":21060,"date":"2026-08-01T17:07:58","date_gmt":"2026-08-01T13:07:58","guid":{"rendered":"https:\/\/tropicalriviera.com\/?p=21060"},"modified":"2026-08-11T12:15:05","modified_gmt":"2026-08-11T08:15:05","slug":"greece-vs-spain-portugal-uae-property-investment","status":"publish","type":"post","link":"https:\/\/tropicalriviera.com\/fr\/greece-vs-spain-portugal-uae-property-investment\/","title":{"rendered":"Greece vs Spain, Portugal, and the UAE for property investment"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"21060\" class=\"elementor elementor-21060\">\n\t\t\t\t<div class=\"elementor-element elementor-element-faa58fd e-con-full e-flex e-con e-parent\" data-id=\"faa58fd\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-ea83274 elementor-widget elementor-widget-html\" data-id=\"ea83274\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t\n<!-- ============================================================\nYOAST FIELDS\nFocus keyphrase: Greece vs Spain Portugal UAE property\nSEO title: Greece vs Spain, Portugal & UAE for Property Investment\nMeta description: Spain and Portugal closed their residency-by-property routes. 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.tr-cmp-compare td{padding:9px 8px}\n}\n<\/style>\n\n<!-- HERO -->\n<div class=\"tr-cmp-wrap tr-cmp-section\">\n  <div class=\"tr-cmp-kicker\">Market comparison \u2014 2026 guide<\/div>\n  <h1 class=\"tr-cmp-title\">Greece vs Spain, Portugal, and the UAE for property investment.<\/h1>\n  <div class=\"tr-cmp-two-col\">\n    <div class=\"tr-cmp-copy\">\n      <p>Three years ago, Spain, Portugal, and Greece all offered comparable investor residency routes tied to real estate purchase. Buyers genuinely could compare them on price alone. That's no longer true. Spain's route is gone. Portugal's residential route is gone. Greece kept its programme but restructured the thresholds by geography.<\/p>\n      <p>What used to be a straightforward price comparison across three near-identical EU programmes is now a comparison between fundamentally different frameworks.<\/p>\n      <div>\n        <a class=\"tr-cmp-btn-wa\" href=\"https:\/\/wa.me\/23052565725\" target=\"_blank\">WhatsApp an advisor<\/a>\n        <a class=\"tr-cmp-btn-ghost\" href=\"https:\/\/tropicalriviera.com\/international-real-estate-advisory\/\">See our full market coverage<\/a>\n      <\/div>\n    <\/div>\n    <div class=\"tr-cmp-card\">\n      <div class=\"tr-cmp-kicker\">What to know, at a glance<\/div>\n      <ul class=\"tr-cmp-list\">\n        <li><strong>Spain<\/strong> \u2014 abolished its property Golden Visa in April 2025, no replacement<\/li>\n        <li><strong>Portugal<\/strong> \u2014 closed its residential real estate route in 2023, non-residential routes remain<\/li>\n        <li><strong>Greece<\/strong> \u2014 restructured rather than abolished, \u20ac400,000 entry point still open outside prime zones<\/li>\n        <li><strong>UAE<\/strong> \u2014 a fundamentally different model, flat threshold, no zone system, 0% annual tax<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n  <div style=\"border-radius:24px;overflow:hidden;margin-top:36px\">\n    <img decoding=\"async\" src=\"https:\/\/tropicalriviera.com\/wp-content\/uploads\/2026\/07\/Real-Estate-in-Greece-2-1.jpeg\" alt=\"Comparing Greece, Spain, Portugal and UAE for property investment\" style=\"width:100%;height:auto;display:block\" loading=\"lazy\">\n  <\/div>\n<\/div>\n\n<!-- WHERE EACH MARKET STANDS -->\n<div style=\"background:#fff;padding:52px 0\">\n  <div class=\"tr-cmp-wrap\">\n    <div class=\"tr-cmp-center\" style=\"margin-bottom:12px\">\n      <div class=\"tr-cmp-kicker\">Side by side<\/div>\n      <h2 class=\"tr-cmp-h2\">Where each market actually stands<\/h2>\n    <\/div>\n    <table class=\"tr-cmp-compare\">\n      <tr><th>Market<\/th><th>Residency via property?<\/th><th>Entry point<\/th><th>Acquisition tax<\/th><\/tr>\n      <tr><td><strong>Greece<\/strong><\/td><td>Yes \u2014 restructured 2024<\/td><td>\u20ac400K regional \/ \u20ac800K prime<\/td><td>3.09%<\/td><\/tr>\n      <tr><td><strong>Spain<\/strong><\/td><td>No \u2014 abolished April 2025<\/td><td>N\/A<\/td><td>7% ITP resale (Andaluc\u00eda)<\/td><\/tr>\n      <tr><td><strong>Portugal<\/strong><\/td><td>No \u2014 residential route closed 2023<\/td><td>N\/A<\/td><td>Varies by region<\/td><\/tr>\n      <tr><td><strong>UAE (Dubai)<\/strong><\/td><td>Yes \u2014 flat threshold<\/td><td>AED 2M (~USD 545K)<\/td><td>4% DLD<\/td><\/tr>\n    <\/table>\n  <\/div>\n<\/div>\n\n<!-- FOUR CASES -->\n<div class=\"tr-cmp-wrap tr-cmp-tight\">\n  <div class=\"tr-cmp-center\" style=\"margin-bottom:26px\">\n    <div class=\"tr-cmp-kicker\">Market by market<\/div>\n    <h2 class=\"tr-cmp-h2\">Four markets, four different cases<\/h2>\n  <\/div>\n  <div class=\"tr-cmp-summary-grid\">\n    <div class=\"tr-cmp-summary-item\">\n      <span>Greece<\/span>\n      <strong>Open EU route<\/strong>\n      <p>Full freehold, a live Golden Visa route at \u20ac400,000 outside prime zones, and one of the lower transaction tax rates in the EU.<\/p>\n    <\/div>\n    <div class=\"tr-cmp-summary-item\">\n      <span>Spain<\/span>\n      <strong>No residency route<\/strong>\n      <p>Deep secondary market and legal clarity, but property purchase no longer supports investor residency since April 2025.<\/p>\n    <\/div>\n    <div class=\"tr-cmp-summary-item\">\n      <span>Portugal<\/span>\n      <strong>Closed for real estate<\/strong>\n      <p>Since 2023, residential property purchase no longer qualifies for Golden Visa purposes. Other investment routes remain open.<\/p>\n    <\/div>\n    <div class=\"tr-cmp-summary-item\">\n      <span>UAE<\/span>\n      <strong>A different model<\/strong>\n      <p>A single flat threshold qualifies anywhere in designated freehold zones. 0% annual tax and the deepest secondary market of the four.<\/p>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- WHICH FITS -->\n<div style=\"background:#fff;padding:52px 0\">\n  <div class=\"tr-cmp-wrap\">\n    <div class=\"tr-cmp-two-col\">\n      <div class=\"tr-cmp-copy\">\n        <div class=\"tr-cmp-kicker\">Matching objective to market<\/div>\n        <h2 class=\"tr-cmp-h2\">Which framework fits which objective<\/h2>\n        <p>A buyer whose primary objective is EU residency at the most accessible entry point currently has one real option among these four: Greece. A buyer prioritising the deepest, most liquid secondary market might still prefer Spain. They'd accept that residency now runs through a separate, unrelated visa category.<\/p>\n      <\/div>\n      <div class=\"tr-cmp-card\">\n        <div class=\"tr-cmp-kicker\">The mistake to avoid<\/div>\n        <p class=\"tr-cmp-copy\" style=\"margin:0\">Comparing these four markets as if they're still offering the same product. Evaluate each against your actual objective \u2014 capital preservation, EU residency, rental yield, or lifestyle \u2014 not against a headline entry price that no longer means what it used to.<\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- PRACTICAL CONSIDERATIONS -->\n<div style=\"background:#fff;padding:52px 0\">\n  <div class=\"tr-cmp-wrap\">\n    <div class=\"tr-cmp-center\" style=\"margin-bottom:12px\">\n      <div class=\"tr-cmp-kicker\">Beyond the headline threshold<\/div>\n      <h2 class=\"tr-cmp-h2\">Practical considerations that don't show up in a price comparison<\/h2>\n    <\/div>\n    <table class=\"tr-cmp-compare\">\n      <tr><th>Consideration<\/th><th>Greece<\/th><th>Spain<\/th><th>Portugal<\/th><th>UAE<\/th><\/tr>\n      <tr><td>Currency<\/td><td>EUR<\/td><td>EUR<\/td><td>EUR<\/td><td>AED (USD-pegged)<\/td><\/tr>\n      <tr><td>Schengen access<\/td><td>Yes<\/td><td>Yes (non-residency routes only)<\/td><td>Yes (non-residency routes only)<\/td><td>No<\/td><\/tr>\n      <tr><td>Language of contracts<\/td><td>Greek (certified translation used)<\/td><td>Spanish<\/td><td>Portuguese<\/td><td>English widely used<\/td><\/tr>\n      <tr><td>Path to citizenship<\/td><td>Possible after extended residence<\/td><td>N\/A for real estate route<\/td><td>N\/A for real estate route<\/td><td>Not through Golden Visa<\/td><\/tr>\n    <\/table>\n    <div class=\"tr-cmp-note\">Citizenship timelines and requirements are subject to each country's separate naturalisation law, not the residency-by-investment framework itself \u2014 confirm current requirements with immigration counsel rather than assuming residency alone leads to citizenship on a fixed timeline.<\/div>\n  <\/div>\n<\/div>\n\n<!-- HOW WE GOT HERE -->\n<div style=\"background:#fff;padding:52px 0\">\n  <div class=\"tr-cmp-wrap\">\n    <div class=\"tr-cmp-center\" style=\"margin-bottom:12px\">\n      <div class=\"tr-cmp-kicker\">Context<\/div>\n      <h2 class=\"tr-cmp-h2\">How we got here: a short timeline<\/h2>\n    <\/div>\n    <table class=\"tr-cmp-compare\">\n      <tr><th>Date<\/th><th>Change<\/th><\/tr>\n      <tr><td>2023<\/td><td>Portugal removes residential real estate as a qualifying Golden Visa investment<\/td><\/tr>\n      <tr><td>31 Aug 2024<\/td><td>Greece's Law 5100\/2024 takes effect, replacing the flat threshold with three geographic zones<\/td><\/tr>\n      <tr><td>April 2025<\/td><td>Spain abolishes its property-linked Golden Visa entirely, with no replacement route<\/td><\/tr>\n      <tr><td>2026<\/td><td>Greece issues further operational guidance (Circular 1\/2026, Law 5275\/2026) clarifying the 2024 reform<\/td><\/tr>\n    <\/table>\n    <div class=\"tr-cmp-note\">Three policy changes in three years, across three countries, all moving in the same direction \u2014 tighter, not looser. Buyers relying on older comparison content are likely working from a landscape that no longer exists.<\/div>\n  <\/div>\n<\/div>\n\n<!-- FITS WIDER PURCHASE -->\n<div class=\"tr-cmp-wrap\" style=\"padding-bottom:0\">\n  <p class=\"tr-cmp-copy\" style=\"max-width:840px;margin:0 auto\">If Greece is the market that fits, go deeper with our <a href=\"https:\/\/tropicalriviera.com\/understanding-greece-real-estate\/\" class=\"tr-cmp-inline-link\">Greek ownership framework<\/a> and <a href=\"https:\/\/tropicalriviera.com\/invest-in-greece-real-estate\/\" class=\"tr-cmp-inline-link\">Greece investment guide<\/a> covering current entry points and the buying process.<\/p>\n<\/div>\n\n<!-- ABOUT -->\n<div style=\"background:#fff;padding:52px 0\">\n  <div class=\"tr-cmp-wrap\">\n    <div class=\"tr-cmp-two-col\">\n      <div class=\"tr-cmp-copy\">\n        <div class=\"tr-cmp-kicker\">About Tropical Riviera International Realty<\/div>\n        <h2 class=\"tr-cmp-h2\">A licensed international advisory built on formal professional standards<\/h2>\n        <p>Tropical Riviera International Realty is a licensed international real estate advisory. Bhavesh Koonja, our principal broker, holds both the REALTOR\u00ae and Certified International Property Specialist (CIPS) designations through the National Association of REALTORS\u00ae.<\/p>\n        <p>We advise across all four markets covered here, matching buyers to the framework that fits their objective. See our <a href=\"https:\/\/tropicalriviera.com\/international-real-estate-investment\/\" class=\"tr-cmp-inline-link\">International Real Estate<\/a> overview for our full ten-market coverage.<\/p>\n        <a class=\"tr-cmp-btn-wa\" href=\"https:\/\/wa.me\/23052565725\" target=\"_blank\">WhatsApp Us Now (+230 5256 5725)<\/a>\n      <\/div>\n      <div class=\"tr-cmp-card\">\n        <div class=\"tr-cmp-kicker\">Bhavesh Koonja<\/div>\n        <ul class=\"tr-cmp-list\">\n          <li><strong>REALTOR\u00ae<\/strong> \u2014 National Association of REALTORS\u00ae<\/li>\n          <li><strong>Certified International Property Specialist (CIPS)<\/strong> \u2014 NAR designation<\/li>\n          <li><strong>Bilingual<\/strong> \u2014 English and French advisory<\/li>\n          <li><strong>Ten markets served<\/strong> \u2014 Mauritius, Oman, UAE, Qatar, Saudi Arabia, Spain, Bali, Zanzibar, and Greece<\/li>\n        <\/ul>\n        <div style=\"margin-top:16px;font-size:14px;color:var(--tr-text)\">Tropical Riviera Realty Ltd \u00b7 1st Floor, Flacq Retail Park, Boulet Rouge, Central Flacq, Mauritius<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- SOURCES -->\n<div class=\"tr-cmp-wrap\" style=\"padding-bottom:0\">\n  <div class=\"tr-cmp-note\" style=\"max-width:840px;margin:0 auto\">Greece's current framework is set out in <strong>Law 5100\/2024<\/strong> (Hellenic Parliament). Spain's abolition is confirmed by the Spanish government's April 2025 repeal. The Golden Visa's real estate route was removed from its investor residency law. Portugal's 2023 change followed amendments to its \"Mais Habita\u00e7\u00e3o\" legislative package, which removed residential real estate as a qualifying investment category. The UAE's Golden Visa framework operates under federal Cabinet resolutions governing long-term residency, administered through the Federal Authority for Identity, Citizenship, Customs and Port Security. Three of these four frameworks have changed recently \u2014 verify all figures against each government's current published position.<\/div>\n<\/div>\n\n<!-- RELATED READING -->\n<div style=\"background:#fff;padding:52px 0\">\n  <div class=\"tr-cmp-wrap\">\n    <div class=\"tr-cmp-center\" style=\"margin-bottom:26px\">\n      <div class=\"tr-cmp-kicker\">Go deeper on Greece<\/div>\n      <h2 class=\"tr-cmp-h2\">Related reading<\/h2>\n    <\/div>\n    <div class=\"tr-cmp-summary-grid\">\n      <div class=\"tr-cmp-summary-item\">\n        <span>Golden Visa<\/span>\n        <strong>Zone guide<\/strong>\n        <p>See our <a href=\"https:\/\/tropicalriviera.com\/greece-golden-visa-zones-explained\/\" class=\"tr-cmp-inline-link\">Greece Golden Visa zones explained<\/a> for the three-tier threshold breakdown behind the numbers in this comparison.<\/p>\n      <\/div>\n      <div class=\"tr-cmp-summary-item\">\n        <span>Buying process<\/span>\n        <strong>Freehold guide<\/strong>\n        <p>See our <a href=\"https:\/\/tropicalriviera.com\/foreign-buyers-guide-greek-freehold-ownership\/\" class=\"tr-cmp-inline-link\">foreign buyer's guide to Greek freehold ownership<\/a> for the seven-step acquisition process.<\/p>\n      <\/div>\n      <div class=\"tr-cmp-summary-item\">\n        <span>Taxes &amp; costs<\/span>\n        <strong>ENFIA guide<\/strong>\n        <p>See our <a href=\"https:\/\/tropicalriviera.com\/understanding-enfia-greek-property-taxes\/\" class=\"tr-cmp-inline-link\">guide to ENFIA and Greek property taxes<\/a> for the full Greek cost stack referenced above.<\/p>\n      <\/div>\n      <div class=\"tr-cmp-summary-item\">\n        <span>Market pricing<\/span>\n        <strong>2026 outlook<\/strong>\n        <p>See our <a href=\"https:\/\/tropicalriviera.com\/greece-property-market-situation-2026\/\" class=\"tr-cmp-inline-link\">Greece property market situation 2026<\/a> for where prices and demand stand right now.<\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<div class=\"tr-cmp-wrap tr-cmp-tight\">\n  <div class=\"tr-cmp-center\">\n    <div class=\"tr-cmp-kicker\">Market comparison \u2014 questions answered<\/div>\n    <h2 class=\"tr-cmp-h2\">Greece vs Spain, Portugal, UAE FAQ<\/h2>\n  <\/div>\n  <div class=\"tr-cmp-faq-box\" style=\"margin-top:32px\">\n\n    <details open>\n      <summary>Which EU countries still offer a Golden Visa through direct real estate purchase?<\/summary>\n      <p>Greece remains open at \u20ac400,000 outside prime zones. Spain and Portugal have both closed their residential real estate routes. Other EU countries maintain separate programmes not covered here.<\/p>\n    <\/details>\n\n    <details>\n      <summary>Is it still possible to get Spanish residency by buying property after April 2025?<\/summary>\n      <p>Not through the property Golden Visa route, abolished in April 2025. The Non-Lucrative Visa and Digital Nomad Visa remain as separate, unrelated residency routes.<\/p>\n    <\/details>\n\n    <details>\n      <summary>How does the UAE Golden Visa property threshold compare to Greece's \u20ac400,000 zone?<\/summary>\n      <p>The UAE requires AED 2,000,000 (~USD 545,000) as a single flat threshold. Greece's \u20ac400,000 regional threshold is lower but only applies outside Attica, Thessaloniki, Mykonos, and Santorini, where it rises to \u20ac800,000.<\/p>\n    <\/details>\n\n  <\/div>\n\n  <h2 class=\"tr-cmp-h2 tr-cmp-center\" style=\"margin-top:36px\">Practical Considerations<\/h2>\n  <div class=\"tr-cmp-faq-box\" style=\"margin-top:20px\">\n\n    <details>\n      <summary>Does Greece's Golden Visa lead to full EU citizenship eventually?<\/summary>\n      <p>Possibly, but not automatically and not on the same timeline as the residency permit itself. Citizenship runs under Greece's separate naturalisation law, with its own residence-duration and integration requirements. Confirm current citizenship requirements with immigration counsel rather than assuming residency alone leads there on a fixed schedule.<\/p>\n    <\/details>\n\n    <details>\n      <summary>Can I buy property in these four markets using USD instead of the local currency?<\/summary>\n      <p>Funds are typically converted to the local currency at completion \u2014 EUR for Greece, Spain, and Portugal; AED for the UAE, though AED is USD-pegged, which reduces currency risk relative to the EU markets. The purchase price and taxes are calculated in the local currency regardless of what currency you're funding the purchase from.<\/p>\n    <\/details>\n\n    <details>\n      <summary>Which of these four markets is easiest to navigate without speaking the local language?<\/summary>\n      <p>The UAE, where English is widely used in contracts and daily transactions. Greece, Spain, and Portugal all conduct legal documentation in the local language, with certified translation used for foreign buyers \u2014 a competent local lawyer bridges this in all three, but it adds a procedural step the UAE generally doesn't require.<\/p>\n    <\/details>\n\n  <\/div>\n<\/div>\n\n<!-- PRIVATE ENQUIRY -->\n<div class=\"tr-cmp-wrap tr-cmp-tight\">\n  <div class=\"tr-cmp-contact\">\n    <div class=\"tr-cmp-contact-left\">\n      <span class=\"kk\">Next step<\/span>\n      <h2>Talk through which market fits your objective<\/h2>\n      <p>Tell us your priority \u2014 residency, yield, or capital preservation \u2014 and we'll walk through which of these markets actually fits.<\/p>\n      <a class=\"wa\" href=\"https:\/\/wa.me\/23052565725\" target=\"_blank\" rel=\"noopener\">WhatsApp \u2014 Start the Conversation<\/a>\n    <\/div>\n    <div class=\"tr-cmp-contact-right\">\n      <h3 class=\"tr-cmp-form-title\">Send Us a Message<\/h3>\n      \n<div class=\"wpcf7 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class=\"wpcf7-form-control wpcf7-text wpcf7-validates-as-required\" autocomplete=\"name\" aria-required=\"true\" aria-invalid=\"false\" value=\"\" type=\"text\" name=\"your-name\" \/><\/span> <\/label>\n<\/p>\n<p><label> Your email<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-email\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-email wpcf7-validates-as-required wpcf7-text wpcf7-validates-as-email\" autocomplete=\"email\" aria-required=\"true\" aria-invalid=\"false\" value=\"\" type=\"email\" name=\"your-email\" \/><\/span> <\/label>\n<\/p>\n<p><label> Your phone<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-phone\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-tel wpcf7-text wpcf7-validates-as-tel\" autocomplete=\"tel\" aria-invalid=\"false\" value=\"\" type=\"tel\" name=\"your-phone\" \/><\/span> <\/label>\n<\/p>\n<p><label> Country of interest<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-country\"><select class=\"wpcf7-form-control wpcf7-select\" aria-invalid=\"false\" name=\"your-country\"><option value=\"Mauritius\">Mauritius<\/option><option value=\"Oman\">Oman<\/option><option value=\"UAE \u2014 Dubai\">UAE \u2014 Dubai<\/option><option value=\"UAE \u2014 Ras Al Khaimah\">UAE \u2014 Ras Al Khaimah<\/option><option value=\"UAE \u2014 Abu Dhabi\">UAE \u2014 Abu Dhabi<\/option><option value=\"Qatar\">Qatar<\/option><option value=\"Saudi Arabia\">Saudi Arabia<\/option><option value=\"Spain\">Spain<\/option><option value=\"Bali, Indonesia\">Bali, Indonesia<\/option><option value=\"Zanzibar, Tanzania\">Zanzibar, Tanzania<\/option><\/select><\/span> <\/label>\n<\/p>\n<p><label> Subject<br \/>\n<span class=\"wpcf7-form-control-wrap\" data-name=\"your-subject\"><input size=\"40\" maxlength=\"400\" class=\"wpcf7-form-control wpcf7-text wpcf7-validates-as-required\" aria-required=\"true\" aria-invalid=\"false\" value=\"\" type=\"text\" name=\"your-subject\" 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Three years ago, Spain, Portugal, and Greece all offered comparable investor residency routes tied to real estate purchase. Buyers genuinely could compare them on price alone. That&#8217;s no longer true. Spain&#8217;s route is gone. Portugal&#8217;s residential route is gone. Greece [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":20978,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"elementor_header_footer","format":"standard","meta":{"footnotes":""},"categories":[599],"tags":[],"class_list":["post-21060","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-greece"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Greece vs Spain, Portugal &amp; UAE for Property Investment<\/title>\n<meta name=\"description\" content=\"Spain and Portugal closed their residency-by-property routes. 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