Greece Golden Visa — the 2026 investor's guide.
A clear, structured guide to Greece's residence-by-investment programme after the 2024 reform: new price thresholds, eligibility, family inclusion, timeline and benefits.
Europe's most popular residence-by-investment programme.
Since 2013, the Greece Golden Visa has attracted more than 30,000 investor families — the highest take-up of any EU golden visa scheme.
The Greece Golden Visa is a 5-year renewable residence permit granted to non-EU nationals (and their families) who make a qualifying investment in Greece. Real estate is by a wide margin the most common route.
The programme was significantly reformed on 1 September 2024 — investment thresholds were raised in high-demand areas, and a new €250,000 tier was introduced for commercial-to-residential conversions and heritage restorations. Applications filed under earlier thresholds were grandfathered on strict deadlines; all new filings follow the 2024 rules.
The 2024 reform — three price tiers by location.
The qualifying property price now depends on where the property is located and, in some cases, what it is used for.
€800,000
Attica (greater Athens), Thessaloniki, Mykonos, Santorini and other Aegean/Ionian islands with a population above 3,100. Single property of at least 120 m².
€400,000
The rest of mainland Greece and smaller islands. Single property of at least 120 m².
€250,000
Conversion of a commercial property into residential use, or full restoration of a listed / heritage building. Available nationwide with no minimum surface area.
All thresholds are exclusive of VAT and transfer tax. Fractional purchases and short-term rental (Airbnb-style) use of the qualifying property are no longer permitted.
Who qualifies for the Greece Golden Visa.
Requirements are among the lightest of any European residence-by-investment programme.
- Non-EU / non-EEA national aged 18 or over.
- Clean criminal record, evidenced by an apostilled certificate from country of origin.
- Qualifying real-estate investment of at least €250,000 / €400,000 / €800,000, depending on location and property type.
- Private health insurance covering all applicants for treatment in Greece.
- Funds transferred to Greece from abroad through the banking system, with a clear paper trail.
- No minimum-income requirement — unlike Cyprus and most other EU programmes.
Three generations, one investment.
The Greece Golden Visa is one of the most family-friendly programmes in Europe.
- The main applicant.
- The spouse or civil partner.
- Dependent children up to age 21 (extendable to 24 with proof of studies).
- Parents of both the applicant and the spouse — regardless of age or dependency.
All family members receive their own residence card with the same validity as the main applicant.
From reservation to residence card in six steps.
A typical Greek Golden Visa file takes 3 to 6 months from property reservation to biometric issuance.
- Step 1
Tax number & Greek bank account
Obtain a Greek AFM (tax ID) and open a local bank account through your appointed lawyer. Both can be done remotely with a power of attorney.
- Step 2
Property selection & reservation
Identify a qualifying property (or portfolio meeting the threshold) and sign a reservation agreement subject to legal and technical due diligence.
- Step 3
Due diligence & purchase contract
Lawyer completes title, planning and tax due diligence. The purchase deed is signed before a Greek notary and registered at the Land Registry / Cadastre.
- Step 4
Golden Visa application
File the residence permit application with the Ministry of Migration. On filing, a provisional Blue Certificate is issued, giving legal residence immediately.
- Step 5
Biometrics
Attend a short biometric appointment in Greece — the only mandatory visit in the whole process.
- Step 6
Residence cards issued
5-year residence cards for the applicant and every family member. Renewable indefinitely as long as the investment is held.
What the Greece Golden Visa gives you.
- Full EU residence for the whole family, renewable every 5 years.
- Visa-free travel across the 29-country Schengen Area (90 days in any 180-day period).
- No minimum stay — the permit is maintained purely by keeping the investment.
- Access to private and public education and healthcare in Greece.
- Path to Greek and EU citizenship after 7 years of genuine residence.
- Freedom to own and operate a Greek company and receive dividends.
The tax picture for Golden Visa holders.
Golden Visa status is separate from tax residency. You only become a Greek tax resident if you spend more than 183 days per year in Greece.
| Item | Rate / Amount |
|---|---|
| Property transfer tax (resale) | 3.09% |
| VAT on new-build (if applicable) | 24% |
| Annual property tax (ENFIA) | Variable — location & value |
| Non-Dom flat tax regime (optional) | €100,000 / year, on foreign income |
| Rental income tax | 15% – 45% |
Greece offers an attractive non-dom regime (a €100,000 annual flat tax on all foreign-source income for up to 15 years) for individuals transferring their tax residence to Greece.
Greece Golden Visa — frequently asked questions.
What is the Greece Golden Visa?
The Greece Golden Visa is a residence-by-investment programme launched in 2013 that grants a 5-year renewable residence permit to non-EU nationals (and their families) who make a qualifying investment in Greece — most commonly in real estate.
What is the minimum investment for the Greece Golden Visa in 2026?
Since the September 2024 reform, the property investment threshold depends on location and property type: €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents; €400,000 in the rest of Greece; and €250,000 for the conversion of commercial property into residential use or for restorations of listed buildings.
How long does the Greece Golden Visa take?
From property purchase to biometric appointment and issuance of the residence card, the process typically takes 3 to 6 months. A provisional Blue Certificate is issued immediately on filing, giving legal residence status while the full card is prepared.
Who can be included in one application?
The main applicant, their spouse or civil partner, dependent children up to age 21, and the parents of both spouses — regardless of age or income.
Do I have to live in Greece to keep my Golden Visa?
No. There is no minimum stay requirement. Holders may enter and remain in Greece as they wish, and the permit is renewed every 5 years for as long as the qualifying investment is maintained.
Does the Greece Golden Visa allow travel in Europe?
Yes. Holders and their family enjoy visa-free travel throughout the 29-country Schengen Area for up to 90 days in any 180-day period.
Can I work in Greece with a Golden Visa?
Golden Visa holders may own and operate a Greek company and receive dividends, but salaried employment is not permitted under the residence-by-investment permit itself.
Does the Greece Golden Visa lead to citizenship?
It does not lead to automatic citizenship, but after 7 years of legal residence in Greece with genuine physical presence and demonstrated Greek-language ability, holders may apply for naturalisation.
Ready to explore the Greece Golden Visa?
Our team advises on end-to-end structuring — from qualifying property selection in Greece to full Golden Visa filing and family relocation.