Greece Golden Visa in 2026: how to get a residence permit by investment

What is Greece residency by investment?

The Greece residency-by-investment program, also known as the Greece Golden Visa, is a government-backed initiative that allows non-EU/EEA citizens and their families to obtain a renewable residence permit. Applicants make qualifying investments in Greece, most commonly through real estate. 

The program offers visa-free travel across the Schengen Area, no obligation to reside in Greece, and a potential path to citizenship after seven years of continuous residence.

Greece is one of the very few countries where you can invest in real estate and obtain a residence permit — a key advantage for those seeking both EU residency and property ownership. 

The most popular route of buying real estate includes 3 options:

1. €800,000 — ready property in high-demand areas, such as central Athens, Thessaloniki, Mykonos, or Santorini.
2. €400,000 — ready property in other regions with lower population density.
3. €250,000 — property in any location, if it requires full renovation or conversion from non-residential use. 

In addition to buying property, investors can qualify for the Greece Golden Visa by signing a 10-year timeshare or lease agreement for tourist accommodation, or by inheriting or receiving real estate as a gift, provided the property's value meets the required threshold.

Alternative options for those with specific financial or business goals:

• €350,000 — units in a mutual fund focused on Greek assets;
• €350,000 — units in an Alternative Investment Fund investing in Greece;
• €500,000 — fixed-term deposit in a Greek bank;
• €500,000 — investment in a Greek company;
• €500,000 — shares in a Greek real estate company;
• €500,000 — shares in a business holdings capital company;
• €500,000 — Greek government bonds;
• €800,000 — listed corporate or government bonds.

Up to 3 generations of family members can be included in the same application. This covers the investor’s spouse or registered partner, unmarried children under 21, and both the investor’s and their spouse’s parents, with no requirement to prove financial dependence for parents.

Residence permits are issued in as little as 4 months, including search for real estate, preparing documents and waiting for the application approval.

No relocation or language test is required, making the Greece Golden Visa one of the most accessible investment programs in Europe.

Greece grants a 5-year residence permit to first-time Golden Visa applicants, while other countries, like Portugal and Italy, issue permits valid for just two years initially. This means fewer renewals, lower administrative costs, and greater convenience for investors.

7 benefits of the Greece investment residence permit

1. Visa-free travel across Europe. Golden Visa holders can visit all 29 Schengen countries without a visa, staying up to 90 days within any 180-day period. Weekend in Rome? Business in Berlin? All possible with a Greek residence card in your wallet.

2. Guaranteed entry into Greece — anytime. Whether for a summer break or in case of emergency, residents can enter Greece even if the borders are closed. Many investors view it as a reliable Plan B — a safe haven in uncertain times.

3. Residency for the whole family. The main applicant can include their spouse, children under 21, and both sets of parents. Everyone receives residence cards, allowing access to education, healthcare, and travel within Europe — all under one investment.

4. Favourable tax regime. Tax residents of Greece can benefit from a flat annual tax of €100,000 on global income, regardless of the amount earned. Relatives can also join the scheme and pay just €20,000 annually. Greece’s “non-dom” option is especially popular with high-net-worth individuals.

5. Full access to Greek banking. With a residence permit, investors can open local bank accounts, use euro-denominated services, and access loans or financial products under the same terms as Greek citizens.

6. Quality public healthcare. Greece's healthcare system provides legal residents, including Golden Visa holders, access to a wide range of medical services. This includes primary care, hospital treatment, specialist consultations, and subsidised medications. Golden Visa holders can access these services by contributing to the social insurance system and obtaining a Social Security Number. 

The quality of public healthcare in Greece is generally high. Facilities in urban centres, such as Evangelismos Hospital in Athens and AHEPA University Hospital in Thessaloniki, are renowned for their advanced medical services and have received international accreditations. 

7. A path to EU citizenship. After seven years of living in Greece, investors may apply for Greek citizenship. This requires passing a basic exam on language, history, and governance. Greece allows dual citizenship, so investors can hold a Greek passport alongside their original one — if allowed by their home country.

Discover the advantages, terms, and details of the Greece residence-by-investment program

Who can get Greece residence permit by investment

Requirements for the investor. Any non-EU national aged 18 or older with a clean criminal record is eligible to apply for the Greece Golden Visa. It is required to confirm the legality of income.

Applicants must invest at least €250,000 in real estate or another approved asset and pass a state Due Diligence check.

Requirements for family members. The following relatives can be included in the same application:

• a spouse or a registered partner with a Cohabitation Agreement signed in Greece;
• unmarried children under 21;
• Not common children under 21, if the main applicant holds legal custody;
• both the investor’s and their spouse’s parents.

Parents do not need to prove financial dependence, which makes the Greece Golden Visa more accessible for multi-generational families.

Statistics: demand for the Greece Golden Visa is soaring 

Interest in the Greece Golden Visa has surged in recent years. From just 1,993 applications in 2021, the number rose to a record 9,407 in 2024 — driven by the program’s low investment threshold, flexible rules, and growing appeal among international investors.

Already in the first 4 months of 2025, the number of applications reached 3,506, suggesting another strong year. If this level of demand continues, Greece could surpass 10,000 Golden Visa applications by the end of 2025, setting a new annual record.

Latest Greece Golden Visa changes via Law 5100/2024

In March 2024, Greece adopted Law 5100/2024, which significantly revised the Golden Visa rules — primarily by raising investment thresholds and tightening property use conditions.

The €250,000 option is now limited to special cases. Previously, investors could purchase any property worth at least €250,000, regardless of their type. This flat threshold applied across the country and allowed multiple small properties. 

Now it applies only in two specific cases:

1. The investor buys a listed heritage building undergoing full restoration.
2. The property is a commercial or industrial building unused for over five years, fully converted into residential use, with the change of use formally approved before the visa application.

Greece has raised the minimum investment thresholds and introduced a zoning system:

• in high-demand areas — including Athens, Thessaloniki, Mykonos, and Santorini — the minimum investment has increased to €800,000;
• in all other regions, the threshold is now €400,000.

New restrictions on how the property can be used. Short-term rentals, such as Airbnb, and subleasing are now explicitly prohibited. Violating this rule can lead to residence permit cancellation and a €50,000 fine. 

Real estate investment requirement by Greek municipality

In most of Greece, the minimum investment threshold for buying property is €400,000, or $800,000. Although it can be as low as $250,000 for properties under reconstruction in any region

Real estate investment options, including purchase and lease

Real estate purchase. Greece sets the minimum real estate investment at €800,000 in high-demand areas such as Attica, Thessaloniki, Mykonos, Santorini, and other islands with a population of over 3,100. In less populated regions, the threshold is €400,000.

A special €250,000 minimum remains available. These exceptions apply regardless of location, and such properties are not subject to the 120 m² minimum size rule.

Investors can purchase only one property.  

Only long-term rentals are allowed and can yield annual returns of 3—5%, making them a viable option for passive income.

Renting tourist property. Instead of purchasing real estate, investors may opt to rent a hotel unit or a furnished apartment within a tourist complex. The lease or timeshare agreement must be signed for a minimum of 10 years. The required investment amount depends on the property's location — €400,000 or €800,000.

Inheritance or gift. Applicants who inherit or receive real estate as a gift valued above the required threshold €400,000 or €800,000, depending on the area, are also eligible for the Greece Golden Visa. 

They must undergo the standard Due Diligence check and provide all necessary documents as part of the residence permit application.

Examples of investment real estate in Greece: options from €250,000 and €800,000

Other investment options to get a Greece Golden Visa

Opening a deposit account in a Greek bank. The investor deposits €500,000 in a fixed-term deposit account with automatic renewal. The initial term of the deposit is one year.

Shares in investment funds. Investors may buy fund shares totalling at least €350,000. The fund must:

• invest only in Greek stocks, corporate or government bonds;
• hold assets worth at least €10 million;
• be licensed by a market regulator in its country of registration.

Greece residency by buying securities. The investment amount depends on the type chosen and the number of family members in the application.

The following options are available:

1. Purchase of shares in mutual or alternative investment funds —  €350,000.
2. Purchase of government bonds — €500,000.
3. Capital investments in Greek companies — €500,000.

For an investment of €800,000, the buyer can independently collect a portfolio of stocks, corporate or government bonds, which are traded on the Greek stock exchanges. In this case, there are no restrictions on the maturity of the bonds. 

Greek companies. Investors may purchase shares worth €500,000 in a company based or registered in Greece. This includes real estate firms and venture capital funds.

Return of investment under the Greek Golden Visa Program

The Greece Golden Visa offers not just residency, but also solid financial returns for those investing in property.

Long-term rental income. Golden Visa holders may lease their property long-term and earn 3–5% annual yield, depending on location and demand. This consistent revenue stream makes owning Greek real estate a practical investment.

Property sale. Once the five-year requirement is met, investors can sell their property. However, selling before renewing the Golden Visa means the permit cannot be extended.

To avoid this, investors planning to sell should wait until after securing permanent residency.

Greek real estate has experienced strong growth in recent years:

• residential property prices rose by an average of 6.5% in 2024, driven by sustained demand and limited supply.
• in the second quarter of 2024, prices were up 9.2% nationwide, compared to the second quarter of 2023, with particularly strong gains of 9.1% in Athens and 12.1% in Thessaloniki.

List of required documents and fees

To apply for the Greece Golden Visa, both the investor and their family members must submit a complete set of documents. The exact list depends on the chosen investment option.

Documents from the main applicant and family members:

1. Valid international passport.
2. National ID or internal passport.
3. Golden Visa application form.
4. Proof of legal residence in Greece.
5. Health insurance valid in Greece.
6. Proof of funds like bank statements, employment contract, tax returns.
7. Marriage certificate.
8. Cohabitation Agreement must be registered in Greece.
9. Birth certificates for children and parents.

Investment-specific documents for real estate purchases include the sale and purchase agreement, registration of the property with the Greek Land Registry, and a legal certificate confirming that there are no impediments to the transaction. For other types of investment, like bank deposit, fund shares, additional supporting documents apply.

Government fees:

• €2,000 for the main applicant;
• €150 per adult family member;
• no fee for children under 18.

All documents must be translated into Greek and properly certified before submission.

Step-by-step procedure for obtaining a Greece Golden Visa

Applying for the Greece Golden Visa is a clear and well-structured process. With the support of legal experts, most steps can be completed remotely. 

The obtaining process usually takes 4+ months and consists of a few mandatory steps.

Renewing a Greek residence permit. Residence permits can be extended. Applications, along with the necessary documentation, must be submitted no later than two months before the current permit expires. It is essential to retain ownership of the property or other eligible investment assets throughout the period.

Golden visa and taxes

Tax residency. Golden Visa holders are not automatically considered tax residents of Greece. They only become tax residents if they spend more than 183 days per year in the country or maintain their centre of vital interests there. 

Non-tax residents in Greece are taxed only on income earned within the country — for example, rental income from Greek property. Foreign income is not subject to Greek taxation in this case. Those who qualify as tax residents, are taxed on their worldwide income.

Golden Visa investors who do not spend significant time in Greece usually remain tax residents in their home country, unless they actively choose to shift their tax residency.

Tax optimisation. Greece applies a progressive income tax of up to 44%, but tax residents under the special non-dom regime may instead choose a flat annual tax of €100,000 on global income, regardless of the amount earned.

For property owners, the following taxes apply:

• annual real estate tax — calculated based on property value and location;
• municipal taxes, typically included in utility bills;
• 3% property transfer tax, based on the declared purchase price;
• 24% VAT on goods and services, though reduced rates apply in some areas.

However, newly built Greek properties are currently exempt from the 24% VAT, and only the 3% transfer tax is charged.

How to obtain Greece citizenship after the Golden Visa

Golden Visa holders can apply for Greek citizenship through naturalisation after 7 years of continuous legal residence in Greece.

Key requirements:

• hold a valid residence permit for the full 7-year period;
• reside in Greece during that time — short stays abroad are allowed, but not full-time living abroad;
• clean criminal record;
• tax and social security compliance;
• sufficient knowledge of Greek language, history, and culture, demonstrated through an official exam and interview with the Naturalisation Committee.

Application steps:

1. File a Declaration of Naturalisation at your local municipality.
2. Submit the required documents to the Citizenship Directorate.
3. Pass an interview and exam conducted by the Naturalisation Committee.
4. Pay the government fee of €700.
5. Receive a decision — processing time may take one year or longer.
6. If approved, take the citizenship oath.

Greek law allows dual citizenship, so investors do not have to renounce their original citizenship, as long as their home country permits it.

Key points about the Greece Golden Visa

1. The Greece Golden Visa stands out as one of the most accessible and flexible residency-by-investment programs in the European Union. Application processing takes 4+ months.
2. With a minimum investment starting at €250,000, investors can obtain a 5-year renewable residence permit for themselves and their family, including spouse, children and parents.
3. The Greek Golden Visa residency program offers a rare combination of real estate ownership, passive income potential, and visa-free access to the Schengen Area.
4. Recent Golden Visa updates define three main real estate investment options: properties in high-demand cities require a minimum investment of €800,000; properties in other regions qualify with an investment of €400,000. A special €250,000 option is available in any region for properties under full renovation or conversion from non-residential to residential use.
5. With growing property values up over 9% year-on-year in Athens, and a clear path to Greek and EU citizenship after 7 years, the Golden Visa continues to draw high interest from investors worldwide.

Frequently asked questions