Launched in 2013, Greece Golden Visa is a residency-by-investment program. The minimum investment requirement is €250,000 in real estate in 2026, making it one of the most affordable and strategic programs that allow you to get residency by buying a property in Europe. Once granted, the Golden Visa in Greece will enable you to get 5 years of residency, with a renewal option as long as you keep your investment.
Although you cannot directly grant Greek citizenship by investment, you can indirectly be eligible for it by complying with the requirements. In this context, Greek citizenship requires spending 183 days in Greece over 7 years, passing language, history, and culture tests, and meeting other legal requirements.
Greek Golden Visa Guideline
2026 Key Facts: Golden Visa in Greece
- The Greek Golden Visa allows you to obtain 5-year residency in Greece with a minimum property investment of €250,000.
- The processing time for a Greek Golden Visa in 2026 is approximately 6-9 months.
- In your Golden Visa application for Greece, you can include your family members, such as your spouse, children, and parents.
- There is no minimum residency requirement.
- Once you invest, Greek Golden Visa properties can offer a potential return. You can rent it out during your residency period. You can even sell it if you do not want to renew your Golden Visa.
- You may be eligible to apply for Greek citizenship through naturalization if you have lived there for at least 7 years.
2026 Greece Golden Visa News & Updates
Today, many Greece Golden Visa news outlets highlight a new investment path: €250K Start-Up investment.
Under Article 44 of Law No. 5162/2024, the government introduced a new investment option for the Greek Golden Visa as of early 2026. Accordingly, investors can invest a minimum amount of €250,000 (around $293,000) in a start-up company registered in the Greek National Startup Registry, also known as Elevate Greece.
Successful applicants grants 5-year residency and can renew it as long as the criteria are met.
Is Greece ending the Golden Visa route?
No, the Greece Golden Visa program is neither ending nor removing the real estate route in 2026.
The government is just introducing a new residency-by-investment strategy to create jobs and contribute to the Greek economy, shifting the focus from property investment to start-up investment.
Is Greece Golden Visa Worth the Investment in 2026?
The Greek Golden Visa is a residency-by-investment program that allows non-EU citizens to obtain European residency by investing in Greek real estate or other assets, with no stay requirement.
Launched in 2013, the Greek Golden Visa Program grants a five-year residence permit in exchange for as little as €250,000 in real estate investment in Greece. This makes it one of the few reliable options for getting a residence permit by property investment.
Moreover, the Greece Golden Passport allows you to live in Greece and travel across the Schengen region, without a visa. Considering these benefits of the program, it is worth investing in Greece in 2026 as it keeps its place as a strong and reliable “plan B” option for many, especially investors who value tangible assets.
Benefits of Golden Visa in Greece
- The Greece Golden Visa has an initial 5-year validity, which can be renewed as long as you maintain your investment.
- You can include your family members in your Greece Golden Passport application: your spouse, your children up to 21, and your parents.
- Once you get your Greek residency by investment, you and your family will have the right to live and benefit from the healthcare and education system in Greece.
- You will receive visa-free access to the Schengen Area (26 European countries) with your Greek residence permit through investment.
- If you prefer Greece real estate route for Golden Visa, you can rent out your property as long as it is a long-term rental and benefit from around 3.2%-4%.
- There are different tax incentive programs for retirees, digital nomads, and other particular expat segments in Greece.
Eligibility Criteria for Greece Golden Visa Program
The Main Applicant
To qualify for a Golden Visa in Greece, you must meet the following requirements:
- Be a non-EU/EEA country citizen
- Be at least 18 years of age
- Have a clean criminal record
- Have medical insurance for yourself and your family
- Be of good character
As of 2021, you no longer need to visit Greece in person to start your application.
Family Members
According to the country’s law, family members of foreign investors entering Greece are:
- Spouses,
- The direct descendants of the spouses, who are under the age of 21,
- Parents of any age
Greece Golden Visa for US Citizens
US citizens may also be eligible to apply for a Greek Golden Visa as long as they qualify.
This requires them to choose one of the eligible investment options:
- €800,000 for residential real estate in high-demand areas such as Attica, Thessaloniki, Mykonos, Santorini, and larger islands, with more than 3,100, at least 120 m2.
- €400,000 for properties in other regions of the country with a population of fewer than 3,100 and at least 120 m2.
- €250,000 for qualifying projects, including heritage property renovations, commercial-to-residential conversions, or selected startup investments in Greece listed in Elavate Greece.
Greece Residency by Investment Options
Several types of investment qualify you for a Greek Golden Visa. Below you will see the Greece Golden Visa property investment requirements and other investment options.
1. €250K Greek Golden Visa Properties
You only need to purchase 250,000 Euros worth of real estate in Greece on condition that the Greek Golden Visa property:
- The conversion of commercial Greece Golden Visa properties into residential use
- The restoration of registered buildings, regardless of location or size
Location does not matter in these properties as long as they qualify. You can rent your €250K Greek properties, provided they are not short-term or vacation rentals.
2. €400K Greek Golden Visa Properties
If you wish to apply for a Golden Visa via €400,000 investment, you must:
- Purchase property in Greece in rural areas or in less densely populated cities and islands (less than 3100 population)
- The purchase must be for at least € 400,000,
- The investment must be in a single property of at least 120 m2.
You can also rent your €400K Greek properties, provided they are not short-term or vacation rentals.
3. €800K Greek Golden Visa Properties
For the €800,000 route:
- It includes densely populated areas with more than 3100 applicants. For example, if you plan to apply for a Golden Visa by purchasing property in Athens, Thessaloniki or Crete.
- The investment must be in a single property of at least 120 m2.
You can rent your €800K Greek properties, provided they are long-term rental.
2. Other Investment Options
- A 10-year lease agreement for hotel accommodation or furnished tourist residences worth at least EUR 400,000 or EUR 800,000, depending on the region of investment
- EUR 500,000 or more of Greek government bonds with a maturity of at least three years, purchased through a Greek credit institution
- EUR 800,000 or more for the purchase of shares, corporate bonds, or Greek government bonds traded on the Greek markets
- EUR 350,000 or more, purchase of shares in an investment fund that invests in Greek equities, corporate bonds, or government bonds
3. €250K Greece Golden Visa Start-Up Route
€250K Greece Golden Visa option requires:
- A minimum investment of €250,000 to a start-up company shares in a capital increase or acquisition of corporate bonds, focusing on technology.
- The company must be registered in the Elevate Greece.
- Create at least 2 jobs within the first year of the investment, and maintain them during the 5-year period.
- Hold no more than 33% of the company’s equity or voting rights.
You can include your family in your application, including your spouse, children below 18, financially dependent and unmaried children up to 21, and parents.
Greece Golden Visa Properties: Map of 2026
Below is a clear map of Greece’s Golden Visa property tiers for 2026.
Get Golden Visa: Your Trusted Partner
At Get Golden Visa, we’ve helped hundreds of families find the right property in Greece and obtain their Golden Visa, giving us market expertise.
With our experienced team and Athens office, we assist many investors throughout their Golden Visa journey, from property selection to the issuance of a residency card.
Contact us to start your Golden Visa process in Greece by filling out the form below.
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Greece Residency by Investment: Requirements
If you choose to proceed with the purchase of a property for Greece residency by investment:
- The real estate property must be owned by and still in possession of.
- If you’ve acquired the property through a legal entity, you must own 100% of the company shares.
If you’ve opted to sign a lease of hospitality accommodation:
- The contract must cover a minimum duration of 10 years and €400,000 or €800,000 in rental amount.
- The contract must require a single payment of the rent for the equivalent of a ten-year lease of the property.
You may renew your Golden Visa residence permit every five years. You must fulfill the above conditions to be able to renew at the end of every five years.
Required Documents for Greece Residency by Investment
A successful Golden Visa Program application requires the following documents:
- Two copies of the application document
- Four recent color passport-type photos
- Certified copy of a valid passport or travel documents recognized by Greece
- A fee paid and obtained through the “e-Paravolo” platform
- Roughly amounts to €500 for residence permits of up to a five-year duration
- A processing fee was paid and obtained through the “e-Paravolo” platform
- Roughly amounts to €16, concerning the printing of the separate document (electronic residence permit)
- Certification by an insurance agency for the cost of hospitalization and medical care;
- Insurance contracts that are signed outside of Greece, provided that they explicitly mention that they cover the interested party for the duration of their stay in Greece.
- Insurance contracts that have been signed in Greece.
In some cases, the authorities may request additional documentation. You should always check out the official websites.
Application Process: Greece Golden Visa Program Steps & Timeline
The Greek Golden Visa application process has a fairly straightforward order.
Step 1: Speak to the Get Golden Visa Team and Choose Your Property
To complete this step, you’ll need to determine the investment criteria and select the property you’d like to invest in. You can choose various features to invest in, so long as the added value thereof is equal to or above the minimum investment amount (€250,000 or more).
Our team can help you find the property that suits your needs.
Step 2: Follow Legal Steps
This step can be completed by obtaining a Greek Non-Resident Tax number and opening a Greek bank account. And as an optional step, you can have the execution of a power of attorney.
Step 3: Acquire the Property
This step consists of executing the ‘Legal Due Diligence’ of the property by a lawyer on your behalf. After which, you’ll need to acquire the promissory sale and purchase agreement and the execution of a public deed.
Step 4: Start Your Application
To get through this step, you’ll need to prepare all the required documents regarding the Golden Visa application. Usually, hiring a lawyer is a smart idea because this might be overwhelming.
Step 5: Visit Greece
Here, you’ll need to submit all the biometric data to the relevant authorities in Greece.
Step 6: Get Your Greek Golden Visa Approval
If the authorities take this step, your Golden visa application will be approved, and then you’ll be issued a Golden Visa Residence Card.
Step 7: Renew Your Golden Visa in Greece
Every five years, you can apply to renew your Golden Visa residence card, making it easy to access permanent residence.
Greece Golden Visa Timeline for Investors
| Timeline | Stage |
|---|---|
| 1-3 weeks | Property Selection & Basic Legal Setup |
| 3-6 weeks | Purchase Completion & Application Preparation |
| After submission | Confirmation of Application Filed |
| 2-4 months | Biometrics Appointment |
| Up to 12 months | Application Review by Authorities |
| After approval | Issuance of 5-Year Residence Permit |
Greece Golden Visa Renewal Process
The Greek government issues the Greece Golden Visa cards valid for a period of five years at a time. Every five years, you are required to renew your residence permit. To renew the permit, you must meet the following conditions:
- The real estate property must remain in your full ownership, you, the main applicant
- The relevant leases/contracts are still valid and satisfactory to the requirements
Greece Golden Visa Renewal Requirements
You will need the following documents to renew your Greek Golden Visa residency permit:
- A filled-in application
- Four recent color passport photos
- A true copy of a valid passport or travel documents recognized by Greece
- A certified copy of the previous permanent residency card
- Certification by an insurance agency for the cost of hospitalization and medical care;
- Insurance contracts that have been signed outside of Greece, provided that they explicitly mention that they cover the interested party for the duration of their stay in Greece.
- Insurance contracts that have been signed in Greece
Sometimes, the authorities may require additional documents to renew the permit.
Greece Golden Visa Cost in 2026
To obtain a Greece residence permit for up to five years as a real estate owner, the application fee is €2,000, while family members pay €150 per person. However, minor children under the age of 18 are exempt from this fee.
Additionally, a fee of €16 is charged per card for issuing the residence permit.
| Fee Type | Frequency | Amount |
|---|---|---|
| Residence Permit Fees | The fee for the issuance of a five-year residence permit | €2,000 for main applicant €150 for family members |
| Renewal Application Fee | At each renewal | €2,000 for the main applicant €150 for family members |
| Legal Fee | Progress payments | Differs between law firms and investment types |
Is it Possible to Get Greek Citizenship by Investment in 2026?
The Greece Golden Visa program is not a citizenship-by-investment program. However, the Greek Golden Visa path to citizenship can be accessible to many if they comply with the naturalization requirements.
Accordingly, a successful applicant can get a Greek passport after complying with Greece citizenship residency requirement (183 days per year for 7 years), provided they meet certain criteria.
Greek Citizenship Requirements for Golden Visa Holders
Below are the requirements to apply for Greek citizenship by investment:
You need to:
- Live in Greece for a minimum of seven years (at least 183 days per year)
- Be a tax resident in Greece during this period
- Enter and pass a Greek Language test (B1 Level)
- Have a genuine interest or connection to Greece and the Greek culture
Greece Golden Visa Changes in 2026
In recent developments, the Greece Golden Visa program has introduced a new investment pathway: a €250,000 Start-Up Investment option. With this path, the government aims to expand opportunities beyond traditional real estate routes.
In 2025, the government also issued a declaration, as explained in our video above by our Greek Golden Visa expert, Idil Hamzadi. Many assumed that it was a new law; however, it is just a clarification of an existing regulation.
However, the program actually underwent major regulatory changes in September 2024. The former €500,000 property investment category was eliminated and replaced with a revised tiered structure. Under the new framework, the minimum investment requirement is €800,000 for high-demand, densely populated regions and €400,000 for less populated areas.
Despite these increases, certain €250,000 investment options remain available. Investors can still qualify for a five-year residence permit by purchasing properties that involve converting commercial real estate into residential units or restoring protected or listed buildings.
Get Golden Visa: Who We Are and What We Do
Get Golden Visa is a full-service investment immigration agency and investment advisory company. We provide end-to-end solutions for residence and citizenship-by-investment programs in numerous countries worldwide.
We have a local office in Athens, Greece, with legal professionals and chartered real estate professionals on our team.
We work with clients from all around the world, interested in obtaining Greek Golden Visas or in making real estate investments in Greece.
Contact us and talk to one of our experienced team members to help you with any and all your questions.
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Greek Taxes for Golden Visa Holders
There is no specific tax regime for Golden Visa holders in Greece. However, if you qualify, you can benefit from a flat tax regime known as Greece’s Non-Domicile Tax regime. Under it, you can pay a flat €100,000 tax on your foreign income each year. Additionally, you can increase it by €20,000 for each additional family member. If you achieve this status, it will last only 15 years. To qualify, you need:
- You should not be a tax resident in Greece for 7 of the last 8 years.
- You must invest at least €500,000 to Greece. It can be property investment, government bonds, or shares of Greek companies.
Note that you still need to pay gift and inheritance taxes in Greece.
There is also a 7% flat tax regime on foreign income for pensioners that you can consider. However, you must be from a country that has a double taxation treaty with Greece. You must also not have been a tax resident in Greece for the past 5 years.
You can rent out your Greece Golden Visa properties as long as they are not short-term rentals. It must be a long-term rental of at least 6 months. However, you must pay taxes on the rental income you earn in Greece around 15%-45%
Below you will see the taxable income rates on real estate in 2026:
Greece Rental Income Taxes for 2026
| Income Tax on Real Estate (2026) | |
|---|---|
| Taxable Income (Euro) | Tax Rate |
| Up to €12,000 | 15% |
| €12,001 - €24,000 | 25% |
| 24.000,01-36.000 | 35% |
| Over 36.000 | 45% |
Latest Greece Golden Visa Statistics
The Greece Residency by Investment program has gathered around 5.54 billion into the country’s real estate market up to 2023, according to the latest data from Greece’s Migration Ministry.
As of December 2025, 27,786 valid Greek Golden Visa residence permits have been issued to main investors under the Permanent Investor Residence Permit scheme (Law 4251/2014).
In terms of new investor demand, initial Golden Visa applications totaled 6,978 in 2025, down from 9,391 in 2024. This slight decrease highlight sustained investor appetite even as application volumes moderated.
|
Category |
Published |
Disposals |
Recalls |
Pendants |
Total |
|---|---|---|---|---|---|
|
INITIAL GRANTS — 2025 |
|||||
2025 |
2.122 |
10 |
- |
4.846 |
6.978 |
|
RENEWALS — 2025 |
|||||
2025 |
408 |
2 |
- |
728 |
1.138 |
General Total 2025 |
2.530 |
12 |
- |
5.574 |
8.116 |
|
Category |
Total |
|---|---|
|
Initial Administration |
20.732 |
|
Renewal / Reissue |
7.054 |
|
Total |
27.786 |
Top 10 Nationalities as of December, 2025
The latest update for 2025 December shows that, according to the Legal Immigration Statistics, the highest number of applicants came from:
- China: 9,926 applicants
- Turkey: 3.291 applicants
- Lebanon: 994 applicants
- United Kingdom of Great Britain: 816 applicants
- Iran: 797 applicants
- United States of America (USA): 636 applicants
- Egypt: 578 applicants
- Israel: 558 applicants
- Russia: 233 applicants
- Armenia: 208
applicants - Other nationalities: 2.695 applicants
- Total: 20.732 applicants
Note: While we provide advisory services based on the legislation and administrative practice in effect at the time of your consultation, we cannot guarantee that future legal or policy changes will not affect eligibility, timing, or requirements for Greek residency.
We act as an independent advisory firm, not a government body, and all applications remain subject to Greek law and the discretion of the relevant authorities.
Frequently Asked Questions on Golden Visa in Greece
Can I buy property in Greece and get residency?
Yes, you can get a residence permit in Greece if you buy a house. However, the house you’re going to buy should be €250,000 or more (depending on the location) to be able to qualify for Greece residency. If the house you’re buying costs less, you’ll not be able to apply for Greece Golden Visa program.
How much does a Golden Visa cost in Greece?
The minimum amount to get a Greece Golden Visa is €250,000.
Are the stated amounts inclusive of Value Added Tax? What should be the value of the investment if both spouses are mentioned in the ownership/sale document?
The minimum investment amounts stated above refer to the price specified in the contract. Taxes are not included in this amount. If the immovable property is jointly owned by the spouses, the right of residence is granted to both spouses.
Is it necessary to hire a lawyer to collect the documentation?
It’s not legally required, but it’s always a good idea to consult a professional.
Are unmarried partners entitled to a residence permit?
Family members do not include unmarried partners.
Can a non-EU investor travel to other EU countries with the Greek Golden Visa?
Yes. The permanent residency and long-term Greece residency permit offer total freedom of movement in the EU.
Can the investment permit in Greece be considered a work permit?
In no case does the permit provide access to any type of employment in the country.
Does the Greek permanent residency give the holder the right to apply for citizenship?
It does not grant direct access to Greek citizenship. However, it allows its holder to become a long-term resident, which is a qualification required for obtaining citizenship.
Is the Greece passport considered strong?
Greece’s passport is considered a highly powerful travel document. Greek passport ranking is 5th globally for 1014, offering passport holders visa-free access to 190 countries.
Is it possible to obtain more than one piece of property if the combined value is equal to or greater than €250,000?
The relevant amount must only be invested in one property. For example, one can apply by buying one property in Athens worth €800,000, but not by buying two Greece Golden Visa properties totaling €800,000 or more.
Can the investor buy commercial property? Or a combination of commercial and residential properties or land?
In the EUR 400,000 and EUR 800,000 minimum investment tiers, it does not distinguish between commercial and residential properties. However, investments of €250,000 must have been converted from commercial to residential real estate.
Can the applicant take out a mortgage on the property to receive a loan?
Applicants are not allowed to take out a mortgage on the property for their Golden Visa application in Greece, considered one of the investment migration countries.
Is it required of the buyer to prove economic capacity?
The applicant must prove their income by documentation that proves their capacity. They must also certify the existence of bank accounts or other transferable securities. Especially shares or bonds.
What happens in cases where someone tarnishes their criminal record?
This leads to the revocation of the permit.
Is it possible to rent the real estate property to third parties?
Investors who own real estate have the right to rent their property.
Do I need to travel to Greece to apply for a Golden Visa, or can I apply remotely?
Thanks to a change made in the Greek Golden Visa program on December 23rd, 2020, you can now make a remote application for Greek Golden Visa program. You need to provide your law firm in Greece with a Power of Attorney (PoA) to be able to do this.
How long do I have to live in Greece?
This program doesn’t require the investor to live there. However, if you wish to apply for citizenship, then you have to live there for seven years.
Can UK Citizens apply for Greece Golden Visa after Brexit?
Yes, as of January 1st, 2021, post-Brexit, British citizens from the UK can now apply for Golden Visa in Greece. For further information, check out our Greece Golden Visa for UK citizens article.
Can Americans apply for a Golden Visa in Greece?
Yes, Americans, just like citizens of every non-EU nation, can apply for a Golden Visa in Greece as long as they meet the eligibility criteria. For further reading, please refer to our Greece Golden Visa for Americans article.
If I obtain the Greek Golden Visa and become a resident, do I have to pay taxes there?
You have to pay taxes only on the income you receive in Greece, thanks to the double taxation treaty. Of course, if you spend most of the year there, you become a tax resident in Greece and must pay taxes. Keep in mind that being a tax resident is a requirement to apply for citizenship.
For further information on the Golden Visa Greece and a complimentary advisory session with our team, contact us.
