Investors can get permanent residency in Malta by leasing or purchasing property and making a contribution. Accordingly, the minimum investment thresholds start at €169,000 for the lease option or €474,000 for property purchase. In contrast, Greece’s Golden Visa program requires a minimum investment of €250,000 in real estate for conversion projects.
Both programs involve real estate, but in different ways. The Malta Permanent Residence Program (MPRP) combines a property purchase or lease with government fees and contributions, and grants permanent residency from day one. The Greece Golden Visa is based solely on a real estate purchase and grants a renewable five-year residence permit validity as long as you keep the property.
Both programs give the right to reside in an EU member state and to access to visa free travel within the 29 Schengen countries. Neither requires investors to live in the country. However, the best answer to “which Golden Visa is best fit for me?” depends on your budget, family structure, and long-term objectives.
In this guide, we compare the two programs on minimum investment requirements, residency status, family inclusion, taxation, processing times, and the path to citizenship.
Key Takeaways: Malta vs Greece Golden Visa
Criteria
Malta (MPRP)
Greece Golden Visa
Residency type
Permanent residency status from day one
5-year residence permit, renewable
Qualifying investment model
Fees and contributions, plus property rent or purchase
Real estate purchase
Minimum investment
Around €169,000 with the rental option
€250,000 (selected properties)
Wealth requirement
€500,000 in capital, incl. €150,000 in financial assets
None
Minimum stay
None
None
Children
Children up to 28 years (unmarried, childless, and financially dependent on the main applicant)
Children under 21
Parents
Dependent parents and grandparents
Parents of both spouses
Renting out the property
Not allowed
Long-term rental allowed, no short-term rental
Path to citizenship
No direct route
Possible after 7 years of full-time residence, with language and civics tests
Investment Requirements: Malta vs Greece Golden Visa in 2026
Malta Permanent Residence Programme Requirements
Under the Malta Permanent Residence Programme, applicants must:
- Purchase a property worth at least €375,000, or lease one for at least €14,000 per year, and hold it for five years
- Pay an administration fee of €60,000
- Make a government contribution of €37,000
- Donate €2,000 to a registered Maltese NGO
- Demonstrate capital of €500,000, including at least €150,000 in financial assets
The minimum cost is approximately €169,000 under the lease option and approximately €474,000 under the purchase option.
The fees and contribution are non-refundable in both cases. The qualifying property may not be sublet.
Greece Golden Visa Program Requirements
The Greece Golden Visa program requires a real estate investment for a 5-year renewable residence permit. Accordingly, the minimum investment thresholds are:
- €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands
- €400,000 in other regions, for a single property of at least 120 m²
- €250,000 for the conversion of a commercial building to residential use, or the restoration of a listed building
There are other investment routes such as €250K investment in startups, or government bond investment, but these are less preferred compared to the property investment.
The full amount must be invested in a single property. You can also lease the property on a long-term basis and generate rental income. However, current law does not allow short-term rentals, such as Airbnb.
Recently, the Greek government announced a plan to introduce a 15% property transfer tax for non-EU buyers from 2027. On a €250,000 acquisition, this could add approximately €30,000 in costs. Therefore, if you are thinking about this program, the timing of the purchase may be an important consideration for your budget.
Residency Status: Permanent vs Renewable
Malta Investment Programme grants permanent residency upon approval. You can keep renewing your permanent residency permit by providing proof of address in Malta.
Greece, by contrast, grants a five-year residence permit, renewable for further five-year periods as long as the investor keeps the property. Under Law 5275/2026, the five-year period runs from the date the residence card is issued.
In both cases, neither country imposes a minimum stay requirement. You can maintain your status while residing elsewhere, which makes both programs well suited to those seeking a European contingency plan.
Family Members You Can Include
Both programs allow family members to be included, although Malta’s criteria are broader.
Malta
Malta allows the main applicant to include a spouse, children, and dependent parents and grandparents. Children may be included at any age, provided they are mainly dependent on the main applicant.
A single application can therefore cover up to four generations. However, you must pay an additional fee of €7,500 for each adult dependent other than the spouse and minor children.
Greece
On the other hand, Greece offers limited access compared to Malta. You can include your spouse, children under 21, and the parents of both spouses. Parents do not need to be financially dependent. However, children lose their eligibility as family members at the age of 21.
In Greece, if you have a single child, you may also make your child the main applicant and include yourself under your child’s application. This approach allows your child to maintain their residency status long term for their future spouses and children. Learn why Greece is emerging as an education destination.
Tax Incentives for Greece and Malta Residency
A Golden Visa does not, by itself, make you a tax resident. Tax residence depends on where you actually live. For those who relocate, the two countries apply different regimes.
Taxes in Malta
Malta taxes non-domiciled residents on a remittance basis. Malta taxes foreign income only when you bring it into Malta, and it does not tax foreign capital gains even when you remit them. A minimum annual tax of €5,000 applies to those with foreign income of €35,000 or more.
Taxes in Greece
Greece taxes residents on their worldwide income but offers preferential regimes for new residents. High-net-worth individuals may opt for a flat annual tax of €100,000 on foreign income. Retirees may benefit from a flat 7% tax on foreign pension income for up to 15 years.
If you are a US citizen, you are subject to US tax filing obligations regardless of your country of residence. Therefore, it is best practice to obtain independent tax advice before relocating.
Processing Time for Residency By Investment in Malta vs Greece
The Greece Golden Visa is generally faster. Once the property purchase is complete, applications typically take several months.
The Malta Permanent Residence Program involves extensive due diligence on the applicant and all family members. Approval often takes nine months or longer.
Path to Maltese or Greek Citizenship
The two programs differ significantly in terms of citizenship.
Greek Citizenship
Greece allows residents to apply for naturalization after seven years of residence. Applicants must pass a Greek language test (B1 level Greek required) and a civics examination. This requires actual residence in Greece, not only holding a residence permit.
Malta Citizenship
Malta’s MPRP does not provide a direct route to citizenship. Maltese citizenship is now available only through a merit-based route for exceptional contributions.
For investors whose long-term objective is a second passport, Greece is the better choice.
Quality of Life: Malta vs Greece
Beyond the investment terms, the living environment matters for those planning to relocate.
Malta is a small, safe, and English-speaking country. Residents can manage healthcare, banking, and administrative matters in English. Its education system follows the British model, which benefits families with school-age children.
Greece offers greater geographic variety, from Athens to its many islands, and a lower cost of living than most Western European countries.
Malta or Greece: Which Golden Visa Program Is More Suitable?
The more suitable program depends on the investor’s priorities.
The Malta Permanent Residence Programme may be more suitable for investors who:
- Require permanent residency from day one
- Wish to include adult children, parents and grandparents
- Prefer an English-speaking jurisdiction
- Are comfortable with non-refundable government contributions alongside a property purchase or lease
The Greece Golden Visa may be more suitable for investors who:
- Prefer to hold their investment in a tangible asset
- Seek rental income from their property
- Intend to pursue citizenship in the long term
- Wish to secure a single child’s long-term residency in Europe
How Malta and Greece Compare With Alternative Golden Visa Programs
You can also consider other residency by investment programs as well. The table below compares both with four common alternatives.
Program
Minimum Investment
Real Estate Route
Residency Type
Path to Citizenship
Malta (MPRP)
€375,000 property purchase or €14,000 annual lease, plus €97,000 in fees and contributions
Yes (purchase or lease)
Permanent residency
No direct route
Greece
€250,000 (selected properties)
Yes
5-year permit, renewable
After 7 years of residence
Portugal
€500,000 investment fund
No
Renewable residence permit
After 10 years
Italy
€250,000 innovative startup
No
Renewable investor permit
After 10 years of residence
Latvia
€50,000 company investment, plus a €10,000 state fee
No (closed in September 2026)
Temporary residence permit, up to 2 years
Through naturalization, after long-term residence
Panama
$300,000 new real estate
Yes
Permanent residency
After 5 years
Get Golden Visa: Who We Are and How We Can Help You
Get Golden Visa is a bespoke global mobility advisory firm. Since 2014, we have advised investors and families on residency and citizenship programs worldwide.
If you are evaluating the Malta and Greece programs, our team can review your objectives, budget, and family circumstances and help you identify the option that may be suitable for you.
Frequently Asked Questions on Malta vs Greece Golden Visa
Which country is better, Greece or Malta?
It is all up to the investor. Malta suits those seeking immediate permanent residency and broad family inclusion. Greece is preferred by those who wish to hold a real asset and preserve a potential path to citizenship.
Is Greece or Malta cheaper?
Malta’s lease option has the lower entry cost, at approximately €169,000, but this amount is non-refundable. Under Malta’s purchase option, the total rises to approximately €474,000, although the property itself remains an asset. Greece requires a minimum of €250,000, which remains invested in a property the investor can later sell.
What are the Malta Golden Visa requirements?
Applicants must purchase a property worth at least €375,000 or lease one for at least €14,000 per year. They must also pay a €60,000 administration fee, a €37,000 government contribution and a €2,000 donation, and demonstrate €500,000 in capital, including €150,000 in financial assets.
What are the Greece Golden Visa requirements?
Applicants must invest €250,000, €400,000 or €800,000 in real estate, depending on the property’s location and type. The full amount must be invested in a single property, which must be retained to renew the permit.
Is there a minimum stay requirement?
No. Neither Malta nor Greece requires investors to reside in the country to maintain their status.
Does Malta still offer citizenship by investment?
No. Malta discontinued its citizenship-by-investment scheme following a 2025 ruling by the Court of Justice of the European Union. The MPRP grants permanent residency, not citizenship.
Is it hard for Americans to move to Malta?
US nationals can apply for the MPRP on the same terms as other non-EU nationals. The process involves thorough due diligence and takes longer than in Greece. English is an official language in Malta, which facilitates relocation.
Can an investor hold both a Malta and a Greece Golden Visa?
Yes. An investor may hold residency in both countries, provided the requirements of each program are met.
Disclaimer: Get Golden Visa is an independent residency and citizenship advisory firm. We do not provide investment, financial, legal, or tax advice. Information in this article is for informational purposes only.
