Greece and Portugal run Europe’s two most popular Golden Visa programs. Both give you EU residency, visa-free travel in the Schengen Area, and family inclusion benefits.
However, when you compare Greece vs. Portugal Golden Visa programs, you realize that the two programs work very differently. Greece is built around real estate and asks for no minimum stay. In contrast, Portugal no longer accepts property, but it offers fund and donation routes and citizenship after 10 years, with a residency requirement of 7 days per year.
In this guide, we compare the Greece vs Portugal Golden Visa side by side. You will find the investment options, costs, processing times, stay rules, and the path to citizenship.
Greece vs Portugal Golden Visa at a Glance
Criteria
Greece Golden Visa
Portugal Golden Visa
Minimum investment
€250,000 (conversion or listed building only)
€250,000 cultural donation (€200,000 in low-density areas)
Most popular option
€250,000 (conversion projects)
Investment fund from €500,000
Real estate option
Yes
No (closed in October 2023)
Initial permit validity
5 years, renewable
2 years, renewable
Minimum stay
None
7 days a year on average
Processing time
6-9 months
12-24 months
Family members
Spouse, children under 21, parents of both spouses
Spouse, minor children, dependent adult children, dependent parents
Work rights
No
Yes, full work rights
Permanent residency
After 5 years of full-time residency
After 5 years
Citizenship
After 7 years of actual residence
After 10 years
Language for citizenship
Greek, B1 level
Portuguese, A2 level
Greece vs Portugal Golden Visa Investment Options
The biggest difference between the two programs is the type of investment they accept. Greece is a real estate program at heart. Portugal, on the other hand, is now a capital investment program.
Greece Golden Visa Investment Options
Most investors choose real estate for the Greece Golden Visa. The minimum amount depends on where the property is. In Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents, you need to invest €800,000. In the low-density regions, the minimum is €400,000.
The €250,000 option still exists, but only for two cases. You can still invest it in residential conversion projects on a commercial or historic building.
There are also a few rules for property investors. The investment must be in a single property of at least 120 m². You also cannot rent it out on short-term platforms like Airbnb. Long-term rentals are allowed.
If you prefer not to buy property, Greece also offers financial options:
Investment
Minimum amount
Greek mutual fund or alternative investment fund
€350,000
Startup investment (introduced in 2026)
€250,000
Fixed-term deposit in a Greek bank
€500,000
Greek government bonds (at least 3 years to maturity)
€500,000
Shares or corporate bonds on a regulated market
€800,000
Portugal Golden Visa Investment Options
Portugal removed real estate investment from the Golden Visa in October 2023. Capital transfers were also removed at the same time. Today, the Portugal Golden Visa program is built around funds, donations, and business investments.
The most popular choice is the investment fund option. You invest at least €500,000 in a fund regulated by the Portuguese market authority (CMVM). A cultural donation option has also gained attention in recent years because of its affordability.
Investment
Minimum amount
Cultural or heritage donation
€250,000 (€200,000 in low-density areas)
Qualifying investment fund
€500,000
Scientific research donation
€500,000
Company investment creating 5 jobs
€500,000
Job creation
10 permanent jobs (8 in low-density areas)
In short, Greece suits you if you want a tangible asset. Portugal suits you if you prefer a managed financial investment.
Greece vs Portugal Golden Visa Costs and Fees
The investment amount is only part of the total cost. You also pay government fees, legal fees, and, for property, taxes. Government fees are much lower in Greece. Portugal charges the full permit fee for each family member.
Cost item
Greece
Portugal
Application fee
€2,000 (main applicant)
About €632 per person
Family member fee
€150 per adult family member
Same as main applicant
Permit issuance
€16 card fee per person
About €6,314 per person
Renewal fee
€2,000 every 5 years
About €3,158 per person, every 2 years
Property transfer tax
About 3.09% of the price
Not applicable
Legal fees (estimate)
€3,000–€6,000
€5,000–€10,000
For a family of four, this difference adds up quickly. In Portugal, government fees alone can pass €27,000 before the first card. In Greece, the same family pays a few thousand euros in fees, plus the property taxes.
Note on Greece: The Greek government plans to raise the property transfer tax for non-EU buyers from 3% to 15% from 1 July 2027. The law has not passed yet. The investment thresholds would not change, but the total cost of buying a property could rise sharply. If you are planning a Greek Golden Visa, keep this date in mind.
Processing Time, Stay Requirements and Permit Validity
Which Golden Visa Is Faster?
Greece is clearly faster. Once your property purchase is complete, most applications are approved within 2 to 6 months. You also receive a temporary certificate after you apply, so you can stay in Greece legally while you wait.
Portugal takes much longer. The immigration agency AIMA has a large backlog of files. As a result, most Golden Visa applications take 12 to 24 months from submission to card delivery.
However, here, rather than the processing times, it is important to consider your priorities. If your aim is citizenship, Portugal still wins. If you do not want EU citizenship and prefer real estate investments, you can consider Greece.
Minimum Stay Requirements
The Greece Golden Visa has no minimum stay. You can keep your permit even if you never live in Greece. This makes it a good choice if you want a Plan B without moving.
The Portugal Golden Visa has a small stay requirement. You need to spend at least 7 days in Portugal in the first year. After that, you need 14 days in each two-year period. These days do not have to be in a row.
Permit Validity and Renewals
A Greek Golden Visa is valid for 5 years. You can renew it for another 5 years as long as you keep your investment.
A Portuguese Golden Visa is first issued for 2 years. You then renew it every 2 years while you keep your investment. After 5 years, you can apply for permanent residency in Portugal or keep renewing your permit.
Path to Permanent Residency and Citizenship
Neither Greece nor Portugal offers citizenship by investment. Both Golden Visas are residency programs. However, only Portugal’s Golden Visa provides a path to citizenship through minimum residency requirements.
Greece Citizenship by Investment: Is It Possible?
You cannot get a Greek passport directly through investment. To apply for citizenship, you need to live in Greece for at least 7 years. This must be actual residence, not just holding a valid permit. In practice, you are expected to spend most of each year in the country.
You also need to speak Greek at B1 level. You must also pass an exam on Greek history, culture, geography, and institutions. For this reason, the Greek route suits people who really plan to move to Greece.
Portugal Citizenship by Investment After the 2026 Law
Portugal changed its nationality law in 2026. The new law came into force on 19 May 2026. Non-EU citizens now need 10 years of legal residence to apply for citizenship, up from 5 years. EU citizens and citizens of Portuguese-speaking countries need 7 years.
The clock now starts on the date your first residence card is issued. You also need A2-level Portuguese and must pass a new civic knowledge test.
The low minimum physical-presence rule still gives Portugal an advantage. You can work toward Portuguese citizenship while spending only a few days a year in the country. In Greece, the 7-year path requires you to actually live there.
Criteria
Greece
Portugal
Permanent residency
After 5 years
After 5 years
Citizenship
After 7 years
After 10 years (7 for EU and CPLP citizens)
Residence needed for citizenship
Actual residence in Greece
Legal residence with Golden Visa stay rules
Language
Greek, B1
Portuguese, A2
Other tests
History and culture exam
Civic knowledge test
Family, Work Rights and Taxes
Family Members
Both programs are family-friendly. In Greece, you can include your spouse, your children under 21, and the parents of both spouses. In Portugal, you can include your spouse, minor children, dependent adult children in full-time education, and dependent parents.
The main difference is cost. Greece charges a small fee for each family member. Portugal charges every family member the full permit fee.
Can You Work With a Golden Visa?
This is one of the clearest differences. The Portugal Golden Visa gives you full work rights. You can take a job, start a business, or work as a freelancer in Portugal.
The Greece Golden Visa does not allow salaried employment. You can still own shares in a company or manage your investments. If you want to work in Greece, you need a different type of residence permit.
Tax Rules
Holding a Golden Visa does not make you a tax resident in either country. In both Greece and Portugal, you become a tax resident if you spend more than 183 days a year there.
If you move to Greece, you may benefit from special tax regimes. These include a flat tax of €100,000 a year on foreign income and a 7% rate on foreign pensions. Portugal closed its popular NHR regime to new applicants in 2024. Its replacement, IFICI, mainly targets researchers and highly skilled professionals.
Greece or Portugal Golden Visa: Which One Should You Choose?
There is no single best Golden Visa. The right choice depends on what you want from the program. Here is a simple way to decide.
Greece may be the better choice if you:
- Want to invest in real estate you can use or rent out
- Need a residence permit quickly, within a few months
- Do not plan to spend time in the country every year
- Want to keep government fees low for a large family
Portugal may be the better choice if you:
- Prefer a fund or donation instead of buying property
- Want the right to work or run a business in the EU
- Aim for EU citizenship without moving full time
- Are comfortable with a longer processing time
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 Greece and Portugal 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 Greece vs Portugal Golden Visa
Which country has the best Golden Visa in Europe?
It depends on your goals. Greece is often seen as the best Golden Visa for real estate investors because it offers fast processing and no minimum stay. Portugal is a strong option if you want work rights and a path to EU citizenship without moving full time.
Which is cheaper, Greece or Portugal Golden Visa?
Portugal has the lowest entry amount with its €250,000 cultural donation. However, a donation is not returned. Among investments you keep, Greece starts lower, from €250,000 for conversion projects or €350,000 in funds. Greek government fees are also much lower than Portuguese fees.
Which EU country has the easiest Golden Visa?
Greece is usually considered the easiest. The process is simple, approvals take a few months and there is no minimum stay. Portugal’s process is more complex and can take up to two years.
Can I still buy property for the Portugal Golden Visa?
No. Real estate has not qualified for the Portugal Golden Visa since October 2023. You can still buy property in Portugal, but it will not give you a Golden Visa. If property is your priority, the Greece Golden Visa is the better fit.
Can I get an EU passport with the Greece or Portugal Golden Visa?
Not directly. Both programs give you residency, not citizenship. You can apply for Greek citizenship after 7 years of actual residence. In Portugal, non-EU citizens can apply after 10 years of legal residence.
Do I have to live in Greece or Portugal to keep my Golden Visa?
No. Greece has no minimum stay at all. Portugal asks for an average of 7 days a year. You only need to spend more time in the country if you plan to apply for citizenship.
Can my family join my Golden Visa application?
Yes. Both programs let you include your spouse, children and dependent parents. Greece accepts children under 21. Portugal accepts minor children and dependent adult children who are still studying.
Is it better to live in Greece or Portugal?
Both countries offer a mild climate, a relaxed lifestyle and a lower cost of living than most of Western Europe. Portugal has a larger expat community and strong demand for remote workers. Greece offers easy access to the islands and, in most regions, lower property prices. Your choice depends on your lifestyle and where you want to spend your time.
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.
