A descriptive market note, not investment advice. Onora Capital does not provide financial, legal or tax advice, see our disclaimer.
The off-plan segment in Southern Europe has been the most-watched part of the international real-estate market for several years now. As sellers list inventory on Onora across Spain, Portugal, France and Greece in 2026, four factors stand out, not as a recommendation, but as the context in which our buyers are operating.
1. Climate and connectivity
The Southern European coastlines remain the most accessible warm-weather residential destinations for Northern European buyers. Direct flights from London, Amsterdam and Frankfurt to Málaga, Faro, Nice and Athens are typically under three hours, year-round. The Mediterranean climate moderates the heat that more inland markets experience, which matters increasingly to buyers planning to use a property between May and October.
Sources: Eurostat passenger traffic data, Köppen-Geiger climate classification.
2. Residency-by-investment programmes
Spain, Portugal and Greece all maintain residency programmes tied to qualifying real-estate purchases, though the thresholds and qualifying property types have shifted multiple times since 2023. Portugal narrowed the Golden Visa scope in 2023; Greece raised regional thresholds in 2024. Spain's "Beckham Law" tax regime continues to apply to qualifying inbound residents.
We don't restate the current numbers in editorial, they move too frequently. A tax-and-residency advisor consultation is the standard first step for any purchase tied to a residency claim.
