Buying real estate in Latvia?

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Can you become a permanent resident (or a citizen) in Latvia after buying a property? (2026)

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Authored by the expert who managed and guided the team behind the Latvia Property Pack

buying property foreigner Latvia

Everything you need to know before buying real estate is included in our Latvia Property Pack

Yes, foreigners can buy residential property in Latvia, but owning real estate does not automatically give you the right to live there.

Latvia does offer a property-based temporary residence permit if your purchase meets specific legal thresholds and conditions set by Latvian immigration law.

We update this blog post regularly to reflect the latest changes in Latvia's immigration and property rules.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Latvia.

Insights

  • Latvia's property-based residence permit requires a minimum investment of €250,000 plus a 5% payment to the state budget, totaling around €262,500 in upfront costs.
  • In Riga and Jurmala, you can only buy one qualifying property for residency purposes, while outside these areas you may combine two properties to meet the threshold.
  • The cadastral value of your Latvian property must be at least €80,000, which means not every €250,000 home will qualify for the residence permit.
  • Citizens of Russia and Belarus face extra restrictions under Latvia's Immigration Law and may be ineligible for the property-based residence route even if they purchase qualifying real estate.
  • Latvia's property residence permit is temporary (up to five years) and must be registered annually, so you cannot simply buy and forget.
  • A realistic timeline from property purchase to Latvian citizenship is 10 years or more, since you need five years on a temporary permit, then five years of permanent residence before naturalization eligibility.
  • Owning property alone does not guarantee work rights in Latvia, and you may need additional authorization to be employed.
  • Latvia's Citizenship Law requires you to pass a Latvian language test and demonstrate knowledge of the Constitution, national anthem, and history before you can naturalize.
  • If you sell your qualifying property before your residence permit expires, Latvian authorities can annul your permit because the legal basis for it no longer exists.
  • Agricultural land and forest land are excluded from the property-based residence route, so a countryside estate with farmland will not qualify.

Can buying property help me get permanent residency in Latvia?

Does buying a property qualify or at least help for residency in Latvia?

As of early 2026, buying a qualifying residential property in Latvia can help you obtain a temporary residence permit, but the property must meet strict value and location conditions under Latvian immigration law.

The minimum property investment required is €250,000 (approximately $260,000 or £210,000), plus an additional 5% payment to the Latvian state budget when you first apply for the residence permit.

Your property must also have a cadastral value of at least €80,000, it cannot include agricultural or forest land, and it must be purchased from eligible sellers through a non-cash transaction.

If you are buying in Riga, Jurmala, or certain nearby municipalities, you can only use one property to qualify, while buyers in other parts of Latvia may combine up to two properties to reach the €250,000 threshold.

Beyond the purchase itself, the most common additional requirement is proving that the payment was made via bank transfer and that the seller meets the eligibility criteria defined in Latvia's Immigration Law.

Owning property can also support other visa categories by demonstrating financial ties to Latvia, even if you are applying through a different immigration route such as employment or family reunification.

Sources and methodology: we cross-referenced Latvia's Immigration Law for the exact thresholds and conditions. We verified cadastral value requirements using the Latvia State Cadastre portal. We also consulted the Office of Citizenship and Migration Affairs (PMLP) for practical application guidance, and layered in our own market analyses.

Is there any residency visa directly linked to property ownership in Latvia right now?

Yes, Latvia's Immigration Law explicitly provides a temporary residence permit category for foreigners who purchase and own immovable property meeting the legal requirements.

Buying a primary residence (your main home) qualifies for this property-linked residence permit in Latvia, as long as the property meets the value, cadastral, and location conditions.

Buying a rental or investment property also qualifies under the same rules, because Latvia's law focuses on ownership of qualifying real estate rather than whether you personally live in the unit.

However, citizens of Russia and Belarus currently face additional restrictions under Section 23.1 of Latvia's Immigration Law and may not be eligible for this property-based route even if they purchase qualifying real estate.

Sources and methodology: we relied on Section 23 of Latvia's Immigration Law as the primary legal source. We confirmed nationality restrictions through official PMLP guidance. We also reviewed the EU e-Justice Portal for context on Latvia's property registration system.

What exactly do I get with a property-based residency in Latvia?

Is this residency temporary or permanent in Latvia right now?

The property-based residency you receive in Latvia is temporary, not permanent, when first issued.

The official name for this permit is a "temporary residence permit" (TRP) under the immovable property investment category of Latvia's Immigration Law.

The key legal distinction is that temporary residence must be renewed periodically and can be revoked if you no longer meet the conditions, while permanent residence offers indefinite stay rights and greater stability.

Because this residency is temporary, holders may have more limited rights regarding employment and must actively maintain their property ownership and comply with annual registration requirements.

Sources and methodology: we extracted the permit classification directly from Latvia's Immigration Law. We cross-checked the distinction between temporary and permanent status using the PMLP official portal. Our internal analyses helped clarify practical implications for foreign buyers.

How long is the initial residency permit valid in Latvia in 2026?

As of early 2026, the property-based temporary residence permit in Latvia can be issued for a period of up to five years.

This five-year maximum has been consistent in recent years and has not changed significantly since the current framework was established.

The validity period typically begins from the date the permit is issued, and if the permit term exceeds one year, you must register it annually with Latvian authorities.

You should begin the renewal process several months before expiration to ensure continuous legal status, as processing times can vary and late applications may create gaps in your residency.

Sources and methodology: we confirmed the five-year maximum and annual registration rule in Latvia's Immigration Law. We reviewed PMLP procedures for practical timing guidance. Our own tracking of Latvia's immigration updates informed the historical consistency note.

How many times can I renew residency in Latvia?

There is no fixed limit on how many times you can renew the property-based temporary residence permit in Latvia, as long as you continue to meet all the legal conditions.

Each renewal period can again be up to five years, following the same structure as the initial permit.

The renewal conditions do not become stricter over time, but you must consistently demonstrate that you still own the qualifying property and meet all ongoing requirements.

The most common reason for renewal rejection is that the circumstances that justified the permit no longer exist, such as selling the property or providing false information in your application.

Sources and methodology: we based the renewal structure on Latvia's Immigration Law provisions regarding permit extensions. We consulted PMLP guidance for common rejection reasons. Our market experience helped identify practical patterns in renewal outcomes.

Can I live and work freely with this residency in Latvia?

With a property-based temporary residence permit in Latvia, you have the right to live in the country, but your right to work may require additional authorization depending on your situation.

Latvia's system distinguishes between residence and the right to employment, so if you want to work as an employee, you may need to confirm that your permit includes work rights or go through a separate process with your employer.

There are no specific professions or sectors that are explicitly restricted for property-based residency holders, but regulated professions may require local qualifications or licensing.

In many cases, an additional work permit or confirmation of employment rights is required on top of the residence permit, especially if you plan to take a salaried position with a Latvian company.

Sources and methodology: we reviewed employment provisions in Latvia's Immigration Law to clarify the residence versus work distinction. We consulted PMLP resources for practical work authorization guidance. Our analyses of client cases informed the nuances around employment rights.

Can I travel in and out easily with residency in Latvia?

Yes, with a property-based temporary residence permit in Latvia, you can travel in and out of the country freely using your valid residence documents.

There is no strict maximum time you can spend outside Latvia for the temporary residence permit itself, but extended absences may be scrutinized when you apply for permanent residence or citizenship later.

As a Latvian residence permit holder, you can travel visa-free within the Schengen Area for short stays (up to 90 days in any 180-day period in other Schengen countries), which covers most of Europe.

When re-entering Latvia after travel abroad, you must carry your valid residence permit card along with your passport to pass through border control smoothly.

Sources and methodology: we confirmed travel rights under Latvia's Immigration Law. We referenced the European Commission's Schengen guidance for movement rules. We also consulted PMLP documentation for re-entry requirements.

Does this residency lead to permanent residency in Latvia eventually?

Yes, the property-based temporary residence permit can lead to permanent residency in Latvia, but only if you actually live in the country for at least five continuous years.

You typically need five years of continuous temporary residence in Latvia before you can apply for a permanent residence permit.

Beyond the time requirement, you must demonstrate that you have been genuinely residing in Latvia, have sufficient resources, and have not violated the conditions of your temporary permit.

Once you obtain permanent residence, you are no longer required to maintain the original property investment, as permanent residence is not tied to the property ownership condition.

Sources and methodology: we sourced the five-year pathway from Latvia's Immigration Law. We cross-checked permanent residence conditions using PMLP official guidance. Our internal case tracking helped confirm that property ownership is no longer required after permanent status is granted.

What conditions must I keep to maintain residency in Latvia?

Do I need to keep the property to keep residency in Latvia?

Yes, you must continue to own the qualifying property to maintain your property-based temporary residence permit in Latvia.

If you sell the property before your permit expires, Latvian authorities can annul your residence permit because the legal basis for it no longer exists.

You may be able to replace the property with another qualifying property without losing residency, but you should consult with Latvian immigration authorities before selling to ensure a smooth transition.

During residency renewals, authorities verify ongoing property ownership through the Land Register and may request updated documentation proving you still own the qualifying real estate.

Sources and methodology: we based the ownership requirement on the annulment provisions in Latvia's Immigration Law. We confirmed verification procedures using Latvia's Land Register portal. Our advisory experience informed the practical guidance on property replacement.

Is there a minimum stay requirement per year in Latvia?

For the temporary residence permit itself, Latvia does not impose a strict minimum number of days per year that you must spend in the country.

This requirement is not heavily monitored for temporary permit holders, but your travel patterns may be reviewed if you apply for permanent residence or citizenship later.

If you spend very little time in Latvia, it could raise questions during renewal about whether you are genuinely using the residence permit for its intended purpose.

The minimum stay requirement becomes much stricter when applying for permanent residency or citizenship, where you must prove that Latvia has been your actual place of residence for the required years.

Sources and methodology: we analyzed the residence requirements in Latvia's Immigration Law and Citizenship Law. We consulted PMLP guidance for practical enforcement patterns. Our own case analyses helped clarify how presence is evaluated at different stages.

Can I rent out the property and keep residency in Latvia?

Yes, you can generally rent out your qualifying property and still maintain your property-based residence permit in Latvia, because the law focuses on ownership rather than personal occupancy.

There are no specific restrictions distinguishing short-term versus long-term rentals for residency purposes, though local regulations in cities like Riga may apply to short-term tourist rentals.

Rental income from the property does not affect your residency status, but you will have tax obligations in Latvia on any income earned from renting out Latvian real estate.

You should register your rental activity with Latvian tax authorities and comply with local landlord regulations, though this is a tax and business compliance matter rather than a residency requirement.

Sources and methodology: we confirmed the ownership-based (not occupancy-based) nature of the permit in Latvia's Immigration Law. We reviewed rental regulations through the Latvia state services portal. Our market knowledge informed the practical guidance on landlord compliance.

Can residency be revoked after approval in Latvia right now?

Yes, property-based residency in Latvia can be revoked after approval if you no longer meet the conditions or if certain grounds for annulment apply.

Latvia's Immigration Law lists multiple grounds for annulment, including providing false documents, losing the property that justified the permit, having insufficient resources, or being subject to a Schengen entry ban.

You generally have the right to appeal a revocation decision through Latvia's administrative court system if you believe the decision was made in error.

The grace period to leave the country or rectify the issue varies depending on the circumstances, but you should act quickly if you receive notice that your permit may be annulled.

Sources and methodology: we extracted the annulment grounds directly from Latvia's Immigration Law. We confirmed appeal rights through PMLP procedural guidance. Our experience with client cases informed the practical advice on responding to revocation notices.

Can real estate investment lead to citizenship in Latvia?

Can property investment directly lead to citizenship in Latvia?

No, Latvia does not offer a direct citizenship-by-investment program, so buying property cannot directly make you a Latvian citizen regardless of how much you invest.

A higher property investment amount does not accelerate the citizenship timeline in Latvia, because citizenship is obtained through naturalization after years of actual residence, not through investment thresholds.

The typical timeline from initial property investment to citizenship eligibility is 10 years or more: approximately five years on a temporary residence permit, then five years of permanent residence before you can apply for naturalization.

The key difference is that citizenship-by-investment programs (which Latvia does not have) grant citizenship based on money invested, while Latvia requires you to live in the country, integrate, and pass language and knowledge tests before you can naturalize.

Sources and methodology: we confirmed the absence of citizenship-by-investment in Latvia's Citizenship Law. We calculated the timeline using Immigration Law and Citizenship Law residence requirements. Our analyses helped clarify the practical pathway for foreign property buyers.

Is citizenship automatic after long-term residency in Latvia?

No, citizenship is not automatic after long-term residency in Latvia and requires a separate naturalization application with multiple eligibility criteria.

You must have your permanent place of residence in Latvia for at least five years (counted from receiving permanent residence) before you become eligible to apply for citizenship.

Additional requirements include passing a Latvian language proficiency test, demonstrating knowledge of the Constitution, knowing the text of the national anthem, and showing familiarity with Latvian history and culture.

The typical processing time for citizenship applications varies, but you should expect the naturalization process to take several months to a year after submitting a complete application.

Sources and methodology: we based the naturalization requirements on Latvia's Citizenship Law Section 12. We confirmed testing requirements through PMLP naturalization guidance. Our tracking of naturalization cases informed the processing time estimate.

What are the real requirements to become a citizen in Latvia?

Do I need physical presence for citizenship in Latvia right now?

Yes, Latvia requires that your permanent place of residence has been in the country for at least five years before naturalization, with absences limited to one year total and no absence in the final year before applying.

The physical presence requirement is calculated based on your permanent residence in Latvia over the five-year qualifying period, with specific limits on how much time you can spend abroad.

Authorities verify physical presence by reviewing your travel history, residence registration records, and other documentation when processing your citizenship application.

There are limited exemptions for certain categories, but most foreign applicants must meet the full physical presence requirement, and a practical target is spending 8 to 10 months per year in Latvia during the qualifying period.

Sources and methodology: we sourced the presence rules from Latvia's Citizenship Law naturalization provisions. We confirmed verification methods through PMLP procedures. Our practical guidance reflects our analysis of how the "permanent place of residence" standard is interpreted.

Can my spouse and kids get citizenship too in Latvia in 2026?

As of early 2026, children under age 15 who have their permanent place of residence in Latvia can generally acquire Latvian citizenship together with a parent who naturalizes.

Family members typically cannot apply together in a single application, as the main applicant must qualify first, and then eligible children can be included in the naturalization.

Children up to age 15 can be included as dependents in the parent's citizenship application, while older children must qualify for naturalization independently.

Spouses do not automatically receive citizenship and must go through their own residence and naturalization pathway, meeting the same language, knowledge, and physical presence requirements as any other applicant.

Sources and methodology: we extracted family provisions from Latvia's Citizenship Law child naturalization sections. We confirmed spousal requirements through PMLP guidance. Our family case analyses helped clarify the practical pathways for dependents.

What are the most common reasons citizenship is denied in Latvia?

The most common reason citizenship applications are denied in Latvia is failing the Latvian language proficiency test or the Constitution and history knowledge requirements.

Two other frequently cited reasons for denial are having unfulfilled tax obligations in Latvia and security-related concerns such as links to organizations deemed threats to the state or democratic order.

Applicants can generally reapply after a denial once they have addressed the issue that caused the rejection, though the waiting period and process depend on the specific grounds for denial.

The single most effective step to avoid citizenship denial is to thoroughly prepare for the language and knowledge tests well in advance, as these are the most common stumbling blocks for foreign applicants.

Sources and methodology: we identified denial grounds from Latvia's Citizenship Law Sections 11 and 12. We confirmed common rejection patterns through PMLP naturalization data. Our advisory experience informed the practical recommendation on test preparation.