If you’ve been hearing that the “Hungary Golden Visa” is back, you’re not imagining it — but the detail matters. What people call a “Golden Visa” is, in practice, Hungary’s Guest Investor route: a Guest Investor Visa (to get you into the country for the purpose) followed by a Guest Investor Residence Permit (the long-validity status). 

For UK residents, this is naturally in the spotlight because you’re now treated as a third-country national (i.e., non-EEA/non-free-movement), which is exactly the category this kind of route is built for. 

This article walks you through what’s alive today, what’s been removed, what remains uncertain, and — most importantly — how you should prepare so you’re not scrambling later with documents, source-of-funds, evidence, or timing.

Along the way, if you want to compare Hungary side-by-side with other European routes, you can dip into Coates Global’s resources like best Golden Visa in Europe for UK residents or the Greece vs Hungary vs Malta residency comparison for a broader strategy view.

Is the Hungary Golden Visa “back”?

Yes — the guest-investor route is in force, and Hungary issues a residence permit with a 10-year validity, extendable for up to another 10 years.

It was formally introduced as part of Hungary’s newer immigration framework (the guest investor provisions became available from 1 July 2024). 

So what’s the catch? The biggest change is that the headline-friendly “buy a property” route is not the reality most people think it is.

The investment routes that matter right now

According to Hungary’s official immigration authority factsheet, the investments treated as “national economic interest” for this permit are: 

• €250,000 purchase of an investment fund share issued by a real estate fund registered by the Hungarian National Bank.
• €1,000,000 donation to a qualifying higher-education institution maintained by a public trust (for educational/scientific/artistic purposes). 

That’s the official position. And in the real world, most serious applicants focus on the €250,000 fund route, because it’s an investment rather than a sunk cost.

What happened to the “€500,000 real estate purchase” route?

If you saw references to a €500,000 direct property purchase pathway, you’re not wrong — it was discussed and then effectively removed.

A major immigration law firm update notes that the €500,000 real estate investment pathway was abolished, while the €250,000 fund investment and €1m donation pathways remained. 

Coates Global’s own programme page reflects the same practical reality: the fund investment is the main route, and the direct real estate purchase option is described as withdrawn. 

If you want the programme overview in one place, start with the Coates Global service page: Hungarian Investor Visa | Hungary Golden Visa.

What you actually get: rights, validity, and why people choose Hungary

Let’s keep it simple: this route is popular because it’s long-validity, relatively clean on compliance, and it can be mobility-first.

1) A 10-year residence permit (renewable)

Hungary’s immigration authority sets the permit validity at up to 10 years, with an extension possible for up to another 10 years. 

2) Work rights in Hungary

Unlike some residency routes that feel “lifestyle only”, Hungary’s guest investor residence permit explicitly allows the holder to work without restrictions, including employment and business activity. 

3) Schengen travel (but not “live anywhere”)

Hungary is in the Schengen Area. This can be helpful for short stays across much of Europe (subject to Schengen rules). But don’t confuse that with “moving to France whenever you like.” Your residence is Hungarian; your travel is Schengen-based.

4) Long-term settlement is possible (if you actually live there)

You’ll often see marketing lines about long-term prospects. The truthful version is: Hungary can offer a pathway to long-term residence and citizenship, but it depends on lawful continuous residence, integration requirements, and real-life intent — not just holding an investment. (This is where professional planning matters, because “technically eligible” is not the same as “practically approvable”.)

For more context on how residency routes compare to citizenship routes, see Comparing Residency & Citizenship Programmes.

What we know about the €250,000 fund route (and what you should check)

This is the core of the programme right now, so it’s worth being picky.

The fund has to meet specific conditions

The official factsheet doesn’t just say “any fund.” It sets out requirements including: 

• The fund must be a real estate fund registered by the Hungarian National Bank.
• You must hold the investment fund share for at least 5 years. 
• The real estate fund must have a net asset value comprising at least 40% residential real estate in Hungary. 
• Proof involves formal certificates, and the shares are typically placed into a blocked securities sub-account for the minimum period. 
• There is also a published list of fund managers that meet conditions (linked by the authority).

Your practical due diligence checklist (before you invest a penny)

If you do nothing else, do this:

1. Confirm the fund manager is on the eligible list (not “almost eligible”, not “applied to be eligible”). 
2. Ask for the fund documentation pack (term sheet, prospectus/information memorandum, fee schedule, redemption rules, valuation method).
3. Get clarity on exit mechanics after the minimum holding period:
   • Is there a defined redemption window?
   • Are redemptions limited or gated?
   • What happens in stressed market conditions?
4. Understand the fees (management fee, performance fee if any, admin/custody costs) and model them over 5 years in £, not just in €.
5. Verify how the fund meets the 40% residential requirement in practice.
6. Ensure your source of funds evidence aligns with the investment timeline (more on that below).

If you want a broader explanation of “what residency-by-investment actually is” (and what it isn’t), Coates Global’s Residency by Investment Programmes page is a useful baseline.

How the process works in real life (and the timing traps to avoid)

The official process is more structured than people expect.

Step 1: Decide if you need the guest investor visa to enter

Hungary’s immigration authority is clear that the residence permit application is submitted in Hungary, and it’s conditional on lawful stay with a guest investor visa — or visa-free entry where applicable. 

Step 2: Enter Hungary, then apply fast

If you are visa-exempt, you generally need to submit the residence permit application within 30 days of first legal entry. 

This single detail catches people out. They arrive thinking they’ll “sort it out later”, then they’re in a time squeeze for:

• accommodation registration,
• biometrics appointments,
• document translations/apostilles,
• and investment execution.

Step 3: Submit via the online platform (and still show up in person)

Applications can be submitted electronically via the Enter Hungary platform, but you still must appear in person for biometrics (photo/fingerprints).

Step 4: Provide proof of the investment within the allowed window

The authority also spells out that after submission you’re expected to provide proof that the investment has been fulfilled, and it references a deadline tied to the visa validity / entry window. 

Step 5: Processing time (don’t confuse this with “whole journey” time)

The procedural administration time is listed as 21 days, but the same factsheet explains that this doesn’t include the time between application and providing proof of the investment, remedying deficiencies, etc.

In plain English: the “official” processing time is not the same as your end-to-end timeline. Your readiness determines speed.

If you want a solicitor-style overview of how residency cases are normally handled, Residency by investment solicitor is worth reading for process expectations.

Costs in a UK context: what should you budget in £?

The investment is set in euros, but you live in pounds. So think in two layers:

Layer 1: The core investment (in € and in £)

The main route is €250,000. Coates Global’s own UK-focused comparison uses an illustrative conversion of ~£218,600 at €1 = £0.8744.

Treat that as a working estimate, not a promise — FX moves. The sensible approach is to budget a buffer so a swing in the EUR/GBP rate doesn’t derail your plan.

Layer 2: The “real world” costs that surprise people

Even when the government route is clear, applicants often underestimate the supporting spend. In £, you should plan for items like:

• Legal and professional fees (programme management, immigration filings, fund onboarding)
• Document collection, legalisation, translations
• Travel and accommodation for in-person steps
• Banking and compliance checks (especially if you’re moving money internationally)
• Ongoing fund charges over the holding period

A good mental model is: if you can afford the investment, but you can’t comfortably afford the process, you’ll end up making rushed decisions — and rushed decisions are where risk creeps in.

For an example of how “total cost” is broader than the investment (shown through another programme), the approach on Portugal Golden Visa cost is a helpful way to think about budgeting discipline.

How to prepare properly (so you don’t lose time later)

Here’s the preparation work that consistently makes the difference between a smooth application and a stressful one.

1) Build a clean “source of funds” file (UK-style)

Even when a route is legal and published, the scrutiny is real — banks, fund managers, and immigration processes all care where money comes from.

Prepare:

• 6–12 months of bank statements (main accounts + any savings/investment accounts used)
• Proof of income: payslips, dividend vouchers, company accounts, pension statements
• If funds come from a property sale: completion statement, sale contract, proof of proceeds landing in your account
• If funds come from an investment liquidation: broker statements showing the sale and transfer
• If there’s a gift: formal gift deed + donor source of funds evidence

Do this early, in one folder, with a simple index. You’re not trying to “over-lawyer” it — you’re trying to make it easy to verify.

2) Sort your identity and civil documents

For family applications, delays usually come from missing civil status evidence.

Typical documents:

• Passports (validity comfortably beyond your planned entry)
• Marriage certificate / civil partnership certificate
• Birth certificates for children
• Any divorce decrees or name change documents where relevant

3) Decide your “intent story” in 2 sentences

You don’t need theatrics. You do need consistency.

For example:

• “You want long-validity EU residence and Schengen mobility as part of your family’s medium-term European plan.”
• “You’re investing through the regulated fund route and intend to comply fully with the programme conditions.”

What you’re avoiding is a messy narrative that changes depending on who asks (bank, fund, immigration).

4) Prepare your Hungary logistics early (because the application is made inside Hungary)

The residence permit application is submitted in Hungary, and you need a place of accommodation evidence (lease, courtesy accommodation, reservation, etc.).

This is why “we’ll figure it out when we land” often backfires.

5) Pre-vet the fund route like an investor, not a tourist

A practical rule: if you don’t understand how you get out of the investment, you’re not ready to go in.

Ask for:

• fee transparency,
• redemption rules,
• the holding mechanics and blocked account steps,
• and confirmation the manager is eligible under programme conditions. 

Coates Global’s Hungary-specific explainer, Hungary investor residency permit guide, is designed around this kind of real-world readiness.

What’s still unclear (and what you shouldn’t assume)

Even with official rules published, don’t assume:

• Every “Hungary Golden Visa” broker is using an eligible fund.
• Timelines will be identical for every nationality and every family structure.
• Your banking setup will be frictionless (especially if your funds are spread across accounts, or involve corporate structures).
• “Schengen access” equals “EU-wide residence rights” (it doesn’t).

And don’t assume that because an option was once discussed (like direct property purchase) it’s still a live pathway — reputable sources have explicitly stated it was removed. 

Where Hungary fits in your wider strategy

Hungary tends to appeal if you’re:

• mobility-first and want a long-validity residence status,
• comfortable using a regulated investment route,
• and you want a plan that can sit alongside other options (e.g., a lifestyle residency elsewhere, or a citizenship strategy later).

These comparisons matter because the “best” route is rarely universal — it depends on your travel needs, family profile, risk tolerance, and timeline.

Next steps

If you’re considering Hungary, the smartest move is to prepare your evidence file and fund due diligence before you travel or transfer money. That’s how you stay in control of timing, reduce compliance friction, and avoid expensive last-minute fixes.

When you’re ready, speak with Coates Global to map your Hungary strategy properly, sense-check eligibility, and build a clean, investor-grade submission plan: Contact Us.

Ready to take the next step towards EU residency or citizenship? Speak to Coates Global today for clear, compliant guidance tailored to your goals. Whether you need a portugal golden visa solicitor, a hungary golden visa solicitor, an italy investor visa consultant, or a malta citizenship by investment solicitor, we’ll help you understand eligibility, costs, timeframes, and documentation—so you can move forward with confidence. Book a consultation and get a clear plan from day 1.