Real Estate and Residence in Latvia for Russian Citizens in 2026: What Is Really Possible and What Is Banned

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Just a few years ago the scheme seemed simple: buy an apartment in Riga, get a residence permit, live in Europe. Many people still search online for exactly this path and stumble upon old articles written before the big changes. But the reality of 2026 looks completely different, and it is important to learn about it before you spend money and time. The rules for Russian citizens have changed radically, and part of the familiar roads are now simply closed by law.

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This article honestly and without illusions explains what is happening with real estate and residence permits for Russian citizens in Latvia in 2026. We will examine what exactly is banned, which narrow exceptions still exist, and which legal alternatives remain. All the information rests on the laws of Latvia in force, data from the Office of Citizenship and Migration Affairs (PMLP), and official legal explanations. Let us start with the main fact that changes the whole picture.

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The Main Fact: Buying Real Estate Is Banned

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Let us start with what many do not yet know. Since 3 July 2025, the Law on the Restriction of Transactions Threatening National Security has been in force in Latvia. This law directly prohibits citizens of Russia and Belarus, as well as legal entities registered in those countries, from acquiring real estate in Latvia. The ban applies not only to purchases but also to participating in auctions and using a pre-emptive right to a property.

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This means a simple thing: a Russian citizen in 2026, as a general rule, cannot buy an apartment or a house in Latvia. The law also applies to companies in which Russian or Belarusian citizens own at least 25 percent of the capital or which they effectively control. The aim of the law is stated directly in its justification: to limit the hybrid-warfare methods carried out by Russia. So workaround schemes through proxy companies also do not work and are a violation of the law.

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The Narrow Exception for a Single Home

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Every rule has exceptions, and there is one here too, but a very narrow one. The law allows the acquisition of real estate as a single home intended for living in only two cases. The first: if the person has been granted European Union long-term resident status in Latvia, even if it was obtained after the law was adopted. The second: if the person has a permanent residence permit issued before the law took effect.

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Pay attention to the key words: a single home and permanent status. This exception does not open the door to investors or to those who are only planning to move. It protects the interests of people who are already deeply integrated into Latvian society and hold permanent status. If you have only a temporary residence permit, or you have no status in Latvia yet at all, the exception does not apply to you. A purchase in such a case is not possible.

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Residence Through Investment Is Closed for Russian Citizens

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Now about the second part of the former scheme, the residence permit itself. Here the news is no less important. Since 24 September 2022, Latvia stopped issuing both initial and repeated temporary residence permits to Russian citizens. This decision has been in force for several years and directly closes the investment path to a residence permit through real estate for Russian citizens.

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In other words, even setting aside the purchase ban, the very mechanism of obtaining a residence permit in exchange for investment no longer works for Russian citizens. A practice has developed in which refusals to extend investment residence permits for Russian investors have become a common occurrence. For most non-residents from Russia and Belarus in the period from 2023 to 2026, the former golden visa through real estate has ceased to be a real option. It is important to understand this soberly, so as not to build plans on a closed door.

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What Happens to Existing Permits and Property

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But what about those who bought real estate and received a residence permit earlier, before all the changes? This is a separate important question. Registration of already issued temporary residence permits still continues, that is, valid permits themselves are not cancelled automatically. However, the extension of such permits for Russian citizens has in practice become extremely difficult, and processing times have grown noticeably.

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For those Russian citizens who hold a valid investment residence permit and have actually lived in Latvia for the last five years, there is the possibility of requesting a permanent residence permit. But this is realistic only on the condition of full compliance with the requirements of the law: five years of residence, stable income with taxes paid, language knowledge, and compliance with the absence rule. If these conditions are met, permanent status becomes the most stable path to remain in the country on legal grounds.

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Additional Requirements and Checks in 2026

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For Russian citizens in 2026, several more important conditions have been added that you need to know. They concern everyone who interacts with the migration system. Here are the key ones, gathered in one place for clarity.

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• Since 15 July 2025, only passports with biometric data are recognized for entry and document submission. Without a biometric chip it is impossible to receive or extend status.
• This requirement is in force until the end of 2026 and applies to all categories of applicants, including minor children.
• A special questionnaire with data about family and military service is attached to applications.
• The processing time may increase to 60 days due to additional security checks.
• All documents in a foreign language are translated into Latvian and notarized.

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These measures reflect the general course toward tightening control. They do not make exceptions on the basis of convenience, so any actions must be planned with a time reserve and with a full understanding of your documents. A biometric passport has essentially become the entry ticket to the system: without it, the doors are closed.

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Which Legal Alternatives Remain

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If the direct path through real estate is closed, does that mean there are no options at all? Not quite, but they must be approached honestly and individually. Latvian law also provides other grounds for a residence permit that exist in the system in principle. Among them are employment, study at an accredited Latvian university, scientific activity, and family reunification where there are close relatives with legal status.

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However, it is important to make an honest caveat. For Russian citizens, under the suspension of residence permit issuance and enhanced checks, each of these grounds requires a separate careful assessment. The fact that a basis exists in the law does not mean automatic approval. So the only sensible approach is not to search for a universal scheme online but to get individual legal advice on your specific situation. Only this way can you understand which doors are really open to you and which are closed.

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Which Thresholds Apply to Those for Whom the Path Is Available

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For the picture to be complete, it is important to understand how the investment program is arranged in principle, since for citizens of other countries it continues to exist. This helps to understand exactly what Russian citizens have lost. For those for whom the investment path is available, updated property value thresholds apply from 2026. The purchase of residential real estate outside Riga no longer gives the right to a residence permit under the investment program. For residential real estate in Riga the minimum value is 250,000 euros. For commercial real estate in any region of Latvia the threshold is set at 500,000 euros.

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In addition, income requirements have grown noticeably. If previously a residence permit required proof of income from 750 euros per month for the main applicant, now this bar has risen to 950 euros per month. For each family member the threshold has grown from 210 to 285 euros. This means that a family of three must confirm a combined income of no less than 1,520 euros per month. The legislative framework itself is also currently under review: the president returned the norms on investment residence permits to the Saeima for a second reading. This is one more reason not to build long-term plans on an unstable foundation.

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How to Check Your Specific Situation

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General rules are one thing, and your personal situation is another. Before making any decisions, it is useful to honestly answer a few questions for yourself. This simple checklist will help you understand where you stand.

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1. Do you already have any status in Latvia: a temporary permit, a permanent permit, or EU long-term resident status.
2. If you have status, when exactly was it issued: before or after 3 July 2025.
3. How many full years have you actually lived in Latvia with legal status.
4. Do you have a biometric passport valid for the required period.
5. Does your income meet the updated requirements with taxes paid.

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The answers to these questions determine which doors are really open to you. For example, a person with a valid investment residence permit and five years of residence is in a completely different situation from someone who has only just started thinking about moving. This is exactly why universal advice from the internet is useless here, and sometimes dangerous. Each case must be assessed separately and based on the law in force, not on outdated articles.

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All facts should be checked against official sources. The texts of the laws are available on the likumi.lv portal, the rules for citizens of Russia and Belarus are published by the Office of Citizenship and Migration Affairs (PMLP), and legal explanations can be found on the LV portāls portal.

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Frequently Asked Questions

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Can a Russian citizen buy an apartment in Latvia in 2026?

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As a general rule, no. Since 3 July 2025 a ban has been in force on the acquisition of real estate by citizens of Russia and Belarus. A narrow exception allows the purchase of a single home only for those who have EU long-term resident status or a permanent residence permit issued before the law.

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Does residence through real estate investment work now for Russian citizens?

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No. Since 24 September 2022, Latvia stopped issuing initial and repeated temporary residence permits to Russian citizens. The investment path to a residence permit through real estate for Russian citizens in 2026 is effectively closed.

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Are already issued permits cancelled automatically?

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No, registration of already issued permits continues, and they are not cancelled automatically. However, the extension of investment residence permits for Russian citizens has in practice become extremely difficult, and processing times have grown.

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Is a biometric passport needed?

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Yes, since 15 July 2025 only passports with biometric data are recognized for Russian citizens. Without a biometric chip it is impossible to receive or extend status. The requirement is in force until the end of 2026 for all categories, including children.

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Which legal paths remain for Russian citizens?

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Other grounds exist in the law: employment, study, scientific activity, family reunification. But under the suspension of residence permit issuance and enhanced checks, each case requires an individual legal assessment. There is no universal scheme.

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How Lex&Finance Specialists Can Help You

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Lex&Finance specializes in migration and legal services for Russian-speaking clients in Latvia and honestly assesses each situation in light of the restrictions in force in 2026. We do not promise paths closed by law but help to find genuinely available solutions. Our lawyers analyze your status and residence history, assess the prospect of transition to a permanent residence permit for those who have already lived in Latvia for five years, and check compliance with all the requirements of the law. We understand the narrow real-estate exceptions for holders of permanent status and handle complex cases of extending existing permits. If the direct path is closed, we will say so honestly and offer an assessment of legal alternatives for your specific situation. We work in Russian and Latvian. Contact us for an individual initial consultation through the lexfinance.lv website or by phone, and we will give you a sober and accurate picture of your possibilities.