The three types of firm you will meet
Almost every provider calling itself a golden visa consultant falls into one of three categories. They are not interchangeable, and using the wrong one for the wrong task is the most common and most expensive mistake applicants make.
| Type | Paid by | Genuinely good at | Structural weakness |
|---|---|---|---|
| Immigration agent / migration firm | Referral commission from developers and funds, plus a service fee | Process, documentation, programme rules, government liaison | Recommends whichever qualifying asset pays them; rarely models tax or financing |
| Local law firm | Fixed legal fees from you | Filing the application, contracts, compliance in that jurisdiction | Single-jurisdiction view; will not compare programmes or advise on your portfolio |
| Independent fee-based adviser | Your fee only | Programme selection, financing, tax and after-tax outcome across jurisdictions | Does not file the application; you still need local counsel |
You usually need two of the three: someone independent to decide what to do, and a licensed local lawyer to execute it. The failure mode is letting one commission-paid firm do both.
How consultants are actually paid
The standard golden visa market runs on commission embedded in the price of the qualifying asset. Property developers and investment funds pay introducers 5–10% of the amount you invest. That payment does not appear on your invoice — it is inside the price you pay for the unit or the fund subscription.
This is legal and disclosed only if you ask. But it explains why applicants are so often steered towards a specific development or a specific fund rather than towards the question of whether that programme suits them at all. On a €500,000 investment, a 7% introducer fee is €35,000 flowing to the person advising you.
Fee-based advisers charge you directly and take nothing from product providers. Their fee is visible and usually looks larger than the agent's quoted service fee — because the agent's real compensation is hidden in the asset price.
What consultants should cost in 2026
Beware percentage-of-investment pricing for advice. A fee that scales with how much you invest rewards the adviser for recommending a larger commitment, which is precisely the incentive you are trying to remove.
| Service | Typical range | Notes |
|---|---|---|
| Agent service fee (per application) | €20,000–€50,000 | Excludes government and legal fees; commission usually on top, hidden |
| Local legal fees | €10,000–€25,000 | Per main applicant; dependants add incrementally |
| Independent advisory (fixed fee) | Scoped by complexity | No product commission on either side |
| Government processing fees | Programme specific | Non-negotiable; published by each authority |
| Due diligence / background checks | €3,000–€10,000 | Higher for citizenship programmes |
Nine questions to ask before you engage
- What are you paid if I proceed, and by whom? Ask for the answer in writing.
- Do you receive any payment from the developer, fund manager, bank or law firm you are recommending?
- Which programmes did you rule out for me, and on what grounds?
- Are you licensed or regulated, by whom, and can I verify the registration number?
- Who files the application — you, or a licensed lawyer in the country concerned?
- What happens to my money if the application is refused, and where is it held in the meantime?
- What is the total cost including government fees, legal fees, taxes and annual holding costs over five years?
- What are the renewal and physical presence conditions, and what happens if I fail them?
- Have you modelled the tax consequences in my current country of residence, not just the destination?
Red flags
- Guaranteed approval, guaranteed timelines, or guaranteed investment returns — none of these can be promised.
- A single recommended property or fund presented before your objectives have been discussed.
- Pressure tied to an alleged imminent rule change or a closing allocation.
- Refusal to state compensation in writing.
- Fees quoted as a percentage of the investment amount.
- No named, verifiable local law firm in the destination jurisdiction.
- Payment requested to a personal or third-country account rather than a regulated escrow or client account.
Our position
We are an independent, fee-based adviser. We do not sell property, distribute funds, or take introducer commission from developers, fund managers, banks or law firms. Advisory is led by Marcus Chen, CISI Level 7 Chartered Wealth Manager — the Chartered Institute for Securities & Investment's highest individual qualification, covering portfolio construction, taxation and regulated advice.
That means our work starts with your balance sheet rather than a product shortlist: which programmes are plausible, whether financing beats self-funding after tax, and what the position looks like at renewal in five years. Licensed local counsel files the application; we select and oversee them on your behalf.
Frequently asked questions
Do I need a golden visa consultant at all?+
You need licensed local counsel to file, and that is not optional in practice. A consultant is worth paying for when more than one programme is plausible, when financing may be involved, or when the tax consequences of the move are material relative to the cost of the visa.
How much do golden visa consultants charge?+
Agent service fees typically run €20,000–€50,000 per application plus legal and government fees. Where the consultant also introduces the property or fund, an additional 5–10% commission is usually embedded in the asset price and paid by you invisibly.
How do I know if a consultant is independent?+
Ask in writing what they are paid if you proceed and by whom. An independent adviser's answer is their fee and nothing else. Any payment from a developer, fund, bank or law firm makes the recommendation conflicted.
Are golden visa consultants regulated?+
Regulation varies widely by country and many operate with no financial-services authorisation at all. Ask which regulator, under what permission, and verify the registration number independently.
Can a consultant guarantee my application will be approved?+
No. Approval rests with the immigration authority and depends on due diligence and source-of-funds review. Any guarantee of approval is a reason to walk away.
Should I use the consultant recommended by the property developer?+
Treat that firm as a salesperson, not an adviser. They may handle process competently, but the recommendation of what to buy is not independent.
Discuss your financing with a CISI Level 7 adviser
We model the loan against your actual portfolio, the programme you are targeting, and your tax residency — before you commit capital. No product commission, no obligation.